10500 Lake June Rd Unit I03 · Dallas, TX 75217

$125,000

2 bd · 2.5 ba · 1,132 sqft · Condo public records · 34 Days on market

Built 1984 $110/sqft · 23% above area Est $102k · 23% over $300/mo HOA · 19% of rent

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Why this score? — see what drove the D- 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 +15.4/30.0
• 1% rule +7.6/10.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to own a beautiful townhomes in Dallas! Tenant occupied and currently renting for $1500. Completely updated, this beautiful two-story townhome offers a highly rentable floor plan and one of the best locations in the community. The main level features granite countertops, an eat-in kitchen, living area with fireplace, and a convenient half bath. Step outside to a private, south-facing enclosed patio—perfect for low-maintenance outdoor enjoyment. Upstairs, two spacious primary suites each include a full bathroom, making this layout ideal for long-term tenants. Full-size washer and dryer and refrigerator included. Classified as a single-family townhome with mandatory HO

Key facts

• Eat-in kitchen
• Granite countertops
• $300 HOA

Tags

• UPDATED TWO-STORY TOWNHOME
• GRANITE COUNTERTOPS
• EAT-IN KITCHEN
• LIVING AREA WITH FIREPLACE
• TWO SPACIOUS PRIMARY SUITES
• FULL-SIZE WASHER AND DRYER

Property features AI

Finance

• Other: Property is residential townhouse; Possession subject to lease outstanding; Listing accepts cash and conventional financing
• HOA & community: Mandatory association; Monthly HOA fee of $300; HOA covers full use of facilities, insurance, grounds maintenance, sewer and water; HOA management: PMI Nortex Properties

Exterior

• Parking: Parking lot available; No garage or covered/carport spaces
• Utilities: City water; City sewer; Electricity available; Cable available
• Home design: Attached townhouse; Two levels; Built in 1984; Composition roof; Slab foundation
• Construction: Composition roof; Slab foundation; Built in 1984
• Exterior features: Curbs and concrete; Maintenance of grounds included in association; Subdivision: Canterbury Xing Ph 1-V111

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Eat-in kitchen with granite counters
• Bedrooms: Two bedrooms (both on the second level)
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: Two full bathrooms and one half bathroom (3 total)
• Heating & cooling: Central air conditioning (electric); Electric heating
• Interior features: Cable TV available; Eat-in kitchen; Granite counters; High speed internet available; One living area; One dining area; Total room count: 4; Brick wood-burning fireplace
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $48 ($581/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: crime F.
• Dallas ISD (urban): math 31% / reading 36% proficiency, ranked #559 of 826 in TX (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John W Runyon El (math 37% / reading 32%, grade F, #1,995 of 4,322 statewide, top 50%, 434 students, 93% FRL).
• Market conditions: Rents rising (+1.0%/yr); 198 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 34% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 34 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 6.6

CMA / ARV

• ARV (median comp): $101,522
• List price: $125,000
• Delta: 23.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.02% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.43×
• Total profit: $-20,016
• Equity at exit: $18,638

10-year hold

• IRR: -13.7%
• Equity multiple: 0.30×
• Total profit: $-24,651
• Equity at exit: $10,808

Cash invested: $35,000 (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 75217

• Home prices YoY: -4.3%
• Rents YoY: 1.0%
• Active inventory: 198
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,572 high
• Mortgage (P&I): −$656
• Tax from tax record: −$186 /mo · $2,232/yr
• Insurance: −$52
• HOA: −$300
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $48

Break-even live

Break-even rent $1,511

Max offer price $125,000

Occupancy floor 92%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10500 Lake June Rd Unit E07 Dallas, TX	2.0	1.5	1141	$1,195	$1.05	7d	1	0.03mi
10500 Lake June Rd Dallas, TX	2.0	1.5	1141	$1,172	$1.03	6d	2	0.03mi
10410 Cymbal Dr Dallas, TX	2.0	1.5	1128	$1,400	$1.24	15d	1	0.28mi
1415 Amity Ln Dallas, TX	3.0	2.0	1364	$1,780	$1.30	44d	1	0.31mi
912 Carom Way Dallas, TX	3.0	2.0	1156	$1,765	$1.53	7d	1	0.45mi
10121 Muskogee Dr Dallas, TX	3.0	2.0	1381	$1,900	$1.38	24d	1	0.49mi
2812 Cottonwood Ln Balch Springs, TX	3.0	2.0	1260	$1,450	$1.15	44d	1	0.59mi
810 Pleasant Hills Dr Dallas, TX	3.0	2.0	1305	$1,799	$1.38	44d	1	0.62mi
1705 Allentown Dr Dallas, TX	3.0	2.0	1195	$1,725	$1.44	24d	1	0.62mi
10206 Shayna Dr Dallas, TX	3.0	2.0	1253	$1,850	$1.48	14d	1	0.74mi
9807 Tamalpais Dr Dallas, TX	3.0	2.0	1493	$1,985	$1.33	44d	1	0.75mi
10503 Leroy Ct Dallas, TX	3.0	2.0	1253	$1,941	$1.55	7d	1	0.79mi
10315 Limestone Dr Dallas, TX	2.0	2.0	1068	$1,450	$1.36	44d	1	0.84mi
9605 Kittyhawk Ln Dallas, TX	3.0	2.0	1019	$2,200	$2.16	19d	1	0.86mi
10328 Chelmsford Dr Dallas, TX	3.0	1.0	1061	$1,300	$1.23	44d	1	0.89mi
1939 Naira Dr Dallas, TX	3.0	2.0	1415	$1,850	$1.31	44d	1	1.00mi
2041 New Haven Dr Dallas, TX	3.0	1.5	1362	$1,720	$1.26	17d	1	1.03mi
9645 Limestone Dr Dallas, TX	3.0	2.0	1178	$2,000	$1.70	44d	1	1.06mi
9921 Cedar Mountain Cir Dallas, TX	3.0	2.0	1202	$1,895	$1.58	44d	1	1.07mi
1937 Red Cloud Dr Dallas, TX	3.0	2.0	1196	$1,695	$1.42	44d	1	1.09mi
11405 S Blossom Cir Balch Springs, TX	2.0	1.0	920	$1,500	$1.63	2d	1	1.09mi
10320 Nantucket Village Ct Dallas, TX	3.0	2.0	1037	$1,645	$1.59	44d	1	1.14mi
11802 James Dr Balch Springs, TX	2.0	2.0	1194	$1,700	$1.42	22d	1	1.22mi
2255 Nantucket Village Dr Dallas, TX	3.0	2.0	1037	$1,625	$1.57	44d	1	1.25mi
2315 Summit Ln Dallas, TX	3.0	2.0	1200	$1,800	$1.50	7d	1	1.30mi
2255 W Bruton Rd Mesquite, TX	1.0–3.0	1.0–2.0	957	$1,568	$1.64	44d	12	1.30mi
10216 Blackjack Oaks Dr Dallas, TX	3.0	2.0	1453	$1,865	$1.28	24d	1	1.40mi
9415 Bruton Rd Dallas, TX	1.0–3.0	1.0–2.0	885	$924	$1.04	44d	1	1.41mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-18
   days on market $125,000 Active 34 DOM
2. 2026-06-17
   days on market $125,000 Active 33 DOM
3. 2026-06-16
   days on market $125,000 Active 32 DOM
4. 2026-06-15
   days on market $125,000 Active 31 DOM
5. 2026-06-13
   days on market $125,000 Active 29 DOM
6. 2026-06-09
   days on market $125,000 Active 25 DOM
7. 2026-06-08
   days on market $125,000 Active 24 DOM
8. 2026-06-07
   days on market $125,000 Active 23 DOM
9. 2026-06-04
   days on market $125,000 Active 20 DOM
10. 2026-06-03
    days on market $125,000 Active 19 DOM
11. 2026-06-02
    days on market $125,000 Active 18 DOM
12. 2026-06-01
    days on market $125,000 Active 17 DOM
13. 2026-05-31
    days on market $125,000 Active 16 DOM
14. 2026-05-15
    listed $125,000 Active 792-char remark
15. 2026-04-30
    historical
16. 2026-01-06
    listed $125,000 Active
17. 2024-10-21
    historical
18. 2024-10-16
    historical $1,200
19. 2024-09-02
    listed $110,000 Active
20. 2024-07-26
    price $1,200
21. 2024-07-03
    listed $1,300
22. 2024-07-03
    historical $1,300
23. 2024-06-28
    price $1,300
24. 2024-06-13
    listed $1,400
25. 2022-12-06
    soldstatus
26. 2022-11-30
    soldstatus Closed
27. 2022-11-08
    status Pending
28. 2022-11-01
    listed $99,000 Active
29. 2022-10-31
    historical
30. 2022-10-26
    price $99,000
31. 2022-10-11
    price $112,000
32. 2022-09-29
    status Active
33. 2022-09-04
    status Pending
34. 2022-09-02
    historical Active Option Contract
35. 2022-08-29
    status Active
36. 2022-08-29
    status Pending
37. 2022-08-23
    listed $115,000 Active
38. 2013-01-25
    soldstatus
39. 1994-02-01
    soldstatus
40. 1994-01-27
    soldstatus
41. 1986-06-20
    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: $2,232 · $186/mo
• Projected year-2 tax: $2,288 · $191/mo
• Expected delta: +$56/yr (+$5/mo · 2.5%)

ⓘ 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 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,866
• − Mortgage interest: −$7,002
• − Property taxes: −$2,232
• − Insurance: −$625
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − HOA: −$3,600
• − Depreciation: −$3,636
• Taxable loss: −$1,248
• Est. tax savings @ 24.0%: +$299
• After-tax cash flow: $881/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: Dallas ISD
• NCES district ID: 4816230
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 36% ▼ -4.00%
• Median HH income: $42,881
• Composite: 28.41/100
• National rank: #6763
• State rank: #559 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): 85,028
• Household income: $55,723
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 2649.0

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: Predominantly Hispanic (73%)
• Race & ethnicity: Hispanic / Latino 73% Two or more races 34% Black 20% White 6%
• Hispanic origin (detail): Mexican 68%
• Foreign-born: 30% · Canada, Philippines
• Languages at home: 34% English-only · Spanish 65% Other Asian/Pacific 1%

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: ▼ -17.04%
• Current HPI: 382.5527
• Rent YoY: ▲ 1.02%
• 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

+8.7% since first listed

28 events — show timeline

• 2026-05-15 Listed $125,000 NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2026-01-06 Listed $125,000 NTREIS
• 2024-10-21 Listing Removed — NTREIS
• 2024-10-16 Rental Removed $1,200 NTREIS
• 2024-09-02 Listed $110,000 NTREIS
• 2024-07-26 Price Changed $1,200 NTREIS
• 2024-07-03 Listed for Rent $1,300 NTREIS
• 2024-07-03 Rental Removed $1,300 NTREIS
• 2024-06-28 Price Changed $1,300 NTREIS
• 2024-06-13 Listed for Rent $1,400 NTREIS
• 2022-12-06 Sold (Public Records) — Public Records
• 2022-11-30 Sold (MLS) — NTREIS
• 2022-11-08 Pending — NTREIS
• 2022-11-01 Listed $99,000 NTREIS
• 2022-10-31 Listing Removed — NTREIS
• 2022-10-26 Price Changed $99,000 NTREIS
• 2022-10-11 Price Changed $112,000 NTREIS
• 2022-09-29 Relisted — NTREIS
• 2022-09-04 Pending — NTREIS
• 2022-09-02 Contingent — NTREIS
• 2022-08-29 Relisted — NTREIS
• 2022-08-29 Pending — NTREIS
• 2022-08-23 Listed $115,000 NTREIS
• 2013-01-25 Sold (Public Records) — Public Records
• 1994-02-01 Sold (Public Records) — Public Records
• 1994-01-27 Sold (Public Records) — Public Records
• 1986-06-20 Sold (Public Records) — Public Records

Property tax history

+8.3%/yr

Latest (2025): $2,232 · -5.3% YoY. Source: county tax records.