9839 Walnut St #104 · Dallas, TX 75243

$59,900

1 bd · 1.0 ba · 551 sqft · Condo public records · 140 Days on market

Built 1984 $109/sqft · 16% below area Est $71k · 16% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +14.7/30.0
• ARV discount +14.5/15.0
• 1% rule +9.8/10.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own a property. 1st floor with fireplace, W/ D hookups and assigned parking. Great starter home or investment property. Last rented for $1150. Call Ken @972-978-7045 for showing appointment. Quick and easy closing.

Key facts

• 1st floor
• W d hookups
• Assigned parking

Tags

• 1ST FLOOR
• FIREPLACE
• W D HOOKUPS
• ASSIGNED PARKING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $60k.

Deal economics

• At list price, monthly cash flow is $16 ($190/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($886 rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 2.3% in Dallas — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#24 in TX, #1,380 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+; Watch: schools C-, crime F.
• Richardson ISD (urban): math 40% / reading 44% proficiency, ranked #316 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-5.3%/yr); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 23% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.48% ✓
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 5.6

CMA / ARV

• ARV (median comp): $71,010
• List price: $59,900
• Delta: -15.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.34×
• Total profit: $-11,116
• Equity at exit: $8,931

10-year hold

• IRR: -30.5%
• Equity multiple: -0.05×
• Total profit: $-17,687
• Equity at exit: $5,179

Cash invested: $16,772 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 75243

• Rents YoY: -5.3%
• Active inventory: 271
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $886 high
• Mortgage (P&I): −$314
• Tax from tax record: −$137 /mo · $1,642/yr
• Insurance: −$25
• HOA est. from 15 same-building comps: −$208
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $16

Break-even live

Break-even rent $866

Max offer price $59,900

Occupancy floor 93%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9835 Walnut St #102 Dallas, TX	1.0	1.0	662	$895	$1.35	44d	1	0.02mi
9815 Walnut St #102 Dallas, TX	1.0	1.0	662	$1,100	$1.66	2d	1	0.03mi
9839 Walnut St #305 Dallas, TX	1.0	1.0	486	$750	$1.54	44d	1	0.03mi
9839 Walnut St #306 Dallas, TX	1.0	1.0	486	$900	$1.85	1d	1	0.03mi
9839 Walnut St Dallas, TX	1.0	1.0	486	$900	$1.85	44d	1	0.03mi
9813 Walnut St Unit 303 Dallas, TX	1.0	1.0	535	$695	$1.30	24d	1	0.04mi
9813 Walnut St #104 Dallas, TX	1.0	1.0	551	$750	$1.36	44d	1	0.04mi
9823 Walnut St #304 Dallas, TX	1.0	1.0	486	$1,100	$2.26	44d	1	0.09mi
9825 Walnut St Dallas, TX	1.0	1.0	551	$1,000	$1.81	44d	1	0.10mi
9825 Walnut St Unit 308 Dallas, TX	1.0	1.0	423	$695	$1.64	21d	1	0.10mi
9825 Walnut St #306 Dallas, TX	—	1.0	486	$999	$2.06	17d	1	0.10mi
9825 Walnut St Unit M103 Dallas, TX	1.0	1.0	551	$1,000	$1.81	1d	1	0.10mi
9801 Walnut St Unit A305 Dallas, TX	1.0	1.0	486	$795	$1.64	8d	1	0.19mi
9944 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	775	$885	$1.14	2d	40	0.22mi
12920 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	888	$1,016	$1.14	2d	25	0.24mi
9805 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	758	$850	$1.12	17d	2	0.28mi
10000 Walnut St Dallas, TX	2.0	1.0–2.0	717	$1,118	$1.56	2d	23	0.32mi
9855 Shadow Way Dallas, TX	2.0	1.0–2.0	760	$1,104	$1.45	3d	20	0.40mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$799	$0.92	3d	5	0.49mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$750	$0.87	13d	5	0.49mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$725	$0.84	24d	7	0.49mi
12111 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$675	$0.78	2d	42	0.75mi
540 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	964	$1,050	$1.09	2d	34	0.83mi
11991 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	827	$740	$0.89	2d	36	0.85mi
12121 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$700	$0.81	1d	41	0.85mi
530 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	995	$1,240	$1.25	2d	24	0.96mi
9737 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	650	$700	$1.08	17d	30	0.98mi
9920 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	882	$955	$1.08	22d	3	1.00mi
9920 Forest Ln Dallas, TX	1.0	1.0	739	$1,048	$1.42	8d	2	1.00mi
4209 W Walnut St Garland, TX	1.0–2.0	1.0	845	$1,275	$1.51	2d	29	1.02mi
11700 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	830	$944	$1.14	8d	15	1.03mi
9669 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	827	$650	$0.79	3d	36	1.03mi
535 Buckingham Rd Richardson, TX	1.0–2.0	1.0–2.0	828	$908	$1.10	3d	18	1.08mi
11620 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	889	$880	$0.99	2d	12	1.09mi
430 Buckingham Rd Richardson, TX	1.0–2.0	1.0–2.0	917	$1,149	$1.25	2d	14	1.10mi
11606 Audelia Rd Dallas, TX	1.0	1.0	741	$925	$1.25	24d	1	1.13mi
9637 Forest Ln Dallas, TX	1.0–3.0	1.0–2.0	1006	$961	$0.95	2d	14	1.14mi
11600 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	877	$799	$0.91	5d	18	1.16mi
9690 Forest Ln Dallas, TX	3.0	1.0–2.0	838	$1,088	$1.30	2d	31	1.17mi
11515 Leisure Dr Dallas, TX	1.0–2.0	1.0–2.0	781	$675	$0.86	3d	27	1.19mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $59,900 Active 140 DOM
2. 2026-06-17
   days on market $59,900 Active 139 DOM
3. 2026-06-16
   days on market $59,900 Active 138 DOM
4. 2026-06-15
   days on market $59,900 Active 137 DOM
5. 2026-06-13
   days on market $59,900 Active 135 DOM
6. 2026-06-09
   days on market $59,900 Active 131 DOM
7. 2026-06-08
   days on market $59,900 Active 130 DOM
8. 2026-06-07
   days on market $59,900 Active 129 DOM
9. 2026-06-04
   days on market $59,900 Active 126 DOM
10. 2026-06-03
    days on market $59,900 Active 125 DOM
11. 2026-06-02
    days on market $59,900 Active 124 DOM
12. 2026-06-01
    days on market $59,900 Active 123 DOM
13. 2026-05-31
    days on market $59,900 Active 122 DOM
14. 2026-01-28
    listed $59,900 Active 235-char remark

    Show marketing remark (235 chars)

    Great opportunity to own a property. 1st floor with fireplace, W/ D hookups and assigned parking. Great starter home or investment property. Last rented for $1150. Call Ken @972-978-7045 for showing appointment. Quick and easy closing.

15. 2016-12-05
    soldstatus
16. 1991-06-28
    soldstatus
17. 1991-06-27
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,642 · $137/mo
• Projected year-2 tax: $1,642 · $137/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,629
• − Mortgage interest: −$3,355
• − Property taxes: −$1,642
• − Insurance: −$300
• − Repairs & maintenance: −$850
• − Management: −$850
• − HOA: −$2,496
• − Depreciation: −$1,743
• Taxable loss: −$607
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $335/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Richardson ISD
• NCES district ID: 4837020
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $54,609
• Composite: 36.58/100
• National rank: #4633
• State rank: #316 of 826 in TX

Livability — Dallas

• Score: 81/100
• State rank: #24
• US rank: #1380

Category grades

Amenities A+ Commute A+ Cost of living A- Crime F Employment C+ Housing A+ Health & safety A User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallas, TX
• County: Dallas County · 2,612,404 people
• City population: 1,168,437
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 63,481
• Household income: $53,618
• Rent vs Own: 73.4% rent · 26.6% own
• Severe rent burden: 5970.0

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 2,979,839 people
• By 2030: 3,191,823 · +7.1%
• By 2040: 3,619,611 · +21.5%
• By 2050: 4,026,915 · +35.1%
• By 2075: 4,957,073 · +66.4%
• By 2100: 5,508,725 · +84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 43% Hispanic / Latino 23% White 22% Two or more races 10% Asian 7%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Swiss 1% Slovak 1% Lithuanian 1%
• Foreign-born: 34% · Canada, Vietnam, South Korea
• Languages at home: 56% English-only · Spanish 21% Other Indo-European 3% French/Haitian/Cajun 2%

Political lean MEDSL · Dallas

• 2024 margin: Strong D (+22.2) · D 60.2% · R 38.0% · Other 1.8%
• 2008→2024 swing: +6.9pp toward D · 2008: 15.3pp · 2024: 22.2pp
• All cycles: 2024: D+22.2 2020: D+31.6 2016: D+26.2 2012: D+15.4 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -203.08%
• Current HPI: 317.5287
• Rent YoY: ▼ -5.31%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

4 events — show timeline

• 2026-01-28 Listed $59,900 Fizber.com
• 2016-12-05 Sold (Public Records) — Public Records
• 1991-06-28 Sold (Public Records) — Public Records
• 1991-06-27 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,642 · +11.8% YoY. Source: county tax records.