611 Oriole Blvd #1404 · Duncanville, TX 75116

$108,500

2 bd · 1.5 ba · 984 sqft · Condo public records · 214 Days on market

Built 1984 $110/sqft · 35% below area Est $168k · 35% under $230/mo HOA · 16% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• 1% rule +8.4/10.0
• DSCR +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming condo at 611 Oriole Blvd, #1404 in Duncanville, TX, perfect for an investor or a buyer looking to add their own TLC and personal touch. This unit offers great potential and is conveniently located near shopping, dining, parks, and major highways for an easy commute. A wonderful opportunity to create value and make it truly your own. Motivated Sellers !!!

Key facts

• $230 HOA
• 2 parking spots
• Built 1984

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $108k.

Deal economics

• At list price, monthly cash flow is $14 ($167/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.6% in Duncanville — 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 74/100 on livability (#164 in TX, #4,372 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime C-, employment C-, schools D+.
• Duncanville ISD (suburban): math 20% / reading 29% proficiency, ranked #711 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 75 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $750 of loan paydown is wiped out by about $3k 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 214 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $16k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• 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 $95,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.34% ✓
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 6.2

CMA / ARV

• ARV (median comp): $168,043
• List price: $108,500
• Delta: -35.43%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-16,438
• Equity at exit: $16,178

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-12,128
• Equity at exit: $9,381

Cash invested: $30,380 (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 75116

• Active inventory: 75
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,451 high
• Mortgage (P&I): −$569
• Tax from tax record: −$289 /mo · $3,462/yr
• Insurance: −$45
• HOA: −$230
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $14

Break-even live

Break-even rent $1,434

Max offer price $108,500

Occupancy floor 94%

Sensitivity live

Price	-10% $75	-5% $45	+0% $14	+5% $-17	+10% $-48
Rent	-10% $-101	-5% $-43	+0% $14	+5% $71	+10% $129
Rate	-1.0pp $69	-0.5pp $42	base $14	+0.5pp $-14	+1.0pp $-43

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: $27,125
• Closing costs: $3,255
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 N Merrill Ave Duncanville, TX	1.0–3.0	1.0–2.0	819	$1,474	$1.80	45d	28	0.17mi
715 Hustead St Duncanville, TX	1.0–2.0	1.0–2.0	828	$1,472	$1.78	2d	4	0.28mi
314 Shorewood Dr Duncanville, TX	3.0	2.0	1102	$1,875	$1.70	6d	1	0.34mi
417 Duncanville Rd Duncanville, TX	2.0	2.0	1050	$1,160	$1.10	45d	1	0.35mi
417 Duncanville Rd Duncanville, TX	2.0	2.0	1050	$1,160	$1.10	25d	1	0.35mi
605 N Alexander Ave Duncanville, TX	1.0–3.0	1.0–2.0	900	$1,095	$1.22	0d	24	0.47mi
539 Golden Meadows Ln Duncanville, TX	3.0	2.0	1047	$1,775	$1.70	23d	1	0.54mi
718 Skyline Dr Unit 726 Skyline Duncanville, TX	3.0	2.0	1074	$1,995	$1.86	45d	1	0.57mi
726 Skyline Dr Duncanville, TX	3.0	2.0	1074	$1,995	$1.86	45d	1	0.58mi
800 Link Dr Duncanville, TX	1.0–2.0	1.0–2.0	853	$1,570	$1.84	0d	59	0.70mi
7575 S Westmoreland Rd Dallas, TX	1.0–3.0	1.0–2.0	883	$1,299	$1.47	0d	25	0.94mi
333 Fouts Ave Unit 333 Fouts Duncanville, TX	3.0	2.0	980	$1,595	$1.63	45d	1	0.96mi
4060 Preferred Pl Unit 1132 Dallas, TX	2.0	2.0	945	$1,300	$1.38	45d	1	0.97mi
3900 Investor Dr Dallas, TX	1.0–3.0	1.0–2.0	850	$1,402	$1.65	0d	25	1.07mi
3906 Investor Dr Dallas, TX	2.0	2.0	990	$1,419	$1.43	45d	1	1.17mi
3906 Investor Dr Dallas, TX	2.0	2.0	990	$1,419	$1.43	25d	1	1.17mi
3906 Investor Dr Dallas, TX	1.0	1.0	630	$1,040	$1.65	22d	1	1.17mi
603 W Center St Duncanville, TX	1.0–3.0	1.0–3.0	980	$1,600	$1.63	3d	9	1.26mi
919 Southloop Dr Duncanville, TX	3.0	1.5	1113	$1,550	$1.39	45d	1	1.27mi
7202 S Westmoreland Rd Dallas, TX	1.0–3.0	1.0–2.0	926	$1,650	$1.78	3d	11	1.30mi
7905 Marvin D Love Fwy Dallas, TX	1.0–2.0	1.0–2.0	755	$1,375	$1.82	25d	1	1.32mi
1019 S Main St Duncanville, TX	2.0	1.5	885	$1,425	$1.61	45d	1	1.33mi
5110 Ranchero Ln Unit A Dallas, TX	3.0	1.0	1024	$1,900	$1.86	45d	1	1.42mi
907 Fairbanks Cir Duncanville, TX	3.0	2.0	1017	$1,891	$1.86	7d	1	1.45mi

HOA detail condo

• Monthly dues: $230 · $2,760/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-06-21
   days on market $108,500 Active 214 DOM
2. 2026-06-18
   days on market $108,500 Active 211 DOM
3. 2026-06-17
   days on market $108,500 Active 210 DOM
4. 2026-06-16
   days on market $108,500 Active 209 DOM
5. 2026-06-15
   days on market $108,500 Active 208 DOM
6. 2026-06-13
   days on market $108,500 Active 206 DOM
7. 2026-06-13
   days on market $108,500 Active 205 DOM
8. 2026-06-09
   days on market $108,500 Active 202 DOM
9. 2026-06-08
   days on market $108,500 Active 201 DOM
10. 2026-06-07
    days on market $108,500 Active 200 DOM
11. 2026-06-04
    days on market $108,500 Active 197 DOM
12. 2026-06-03
    days on market $108,500 Active 196 DOM
13. 2026-06-02
    days on market $108,500 Active 195 DOM
14. 2026-06-01
    days on market $108,500 Active 194 DOM
15. 2026-05-31
    days on market $108,500 Active 193 DOM
16. 2026-05-18
    price $108,500 365-char remark

    Show marketing remark (365 chars)

    Charming condo at 611 Oriole Blvd, #1404 in Duncanville, TX, perfect for an investor or a buyer looking to add their own TLC and personal touch. This unit offers great potential and is conveniently located near shopping, dining, parks, and major highways for an easy commute. A wonderful opportunity to create value and make it truly your own. Motivated Sellers !!!

17. 2026-04-09
    price $109,000 365-char remark

    Show marketing remark (365 chars)

    Charming condo at 611 Oriole Blvd, #1404 in Duncanville, TX, perfect for an investor or a buyer looking to add their own TLC and personal touch. This unit offers great potential and is conveniently located near shopping, dining, parks, and major highways for an easy commute. A wonderful opportunity to create value and make it truly your own. Motivated Sellers !!!

18. 2026-03-26
    price $109,995 365-char remark

    Show marketing remark (365 chars)

    Charming condo at 611 Oriole Blvd, #1404 in Duncanville, TX, perfect for an investor or a buyer looking to add their own TLC and personal touch. This unit offers great potential and is conveniently located near shopping, dining, parks, and major highways for an easy commute. A wonderful opportunity to create value and make it truly your own. Motivated Sellers !!!

19. 2026-03-13
    price $110,000 365-char remark

    Show marketing remark (365 chars)

    Charming condo at 611 Oriole Blvd, #1404 in Duncanville, TX, perfect for an investor or a buyer looking to add their own TLC and personal touch. This unit offers great potential and is conveniently located near shopping, dining, parks, and major highways for an easy commute. A wonderful opportunity to create value and make it truly your own. Motivated Sellers !!!

20. 2026-02-20
    price $119,995 365-char remark

    Show marketing remark (365 chars)

    Charming condo at 611 Oriole Blvd, #1404 in Duncanville, TX, perfect for an investor or a buyer looking to add their own TLC and personal touch. This unit offers great potential and is conveniently located near shopping, dining, parks, and major highways for an easy commute. A wonderful opportunity to create value and make it truly your own. Motivated Sellers !!!

21. 2026-01-31
    price $120,000 365-char remark

    Show marketing remark (365 chars)

    Charming condo at 611 Oriole Blvd, #1404 in Duncanville, TX, perfect for an investor or a buyer looking to add their own TLC and personal touch. This unit offers great potential and is conveniently located near shopping, dining, parks, and major highways for an easy commute. A wonderful opportunity to create value and make it truly your own. Motivated Sellers !!!

22. 2025-11-19
    listed $125,000 Active 365-char remark

    Show marketing remark (365 chars)

    Charming condo at 611 Oriole Blvd, #1404 in Duncanville, TX, perfect for an investor or a buyer looking to add their own TLC and personal touch. This unit offers great potential and is conveniently located near shopping, dining, parks, and major highways for an easy commute. A wonderful opportunity to create value and make it truly your own. Motivated Sellers !!!

23. 2025-07-21
    historical
24. 2025-06-17
    listed $125,000 Active
25. 2019-11-25
    soldstatus
26. 2019-11-22
    soldstatus Sold
27. 2019-11-03
    status Pending
28. 2019-10-22
    price $93,000
29. 2019-10-22
    price $93,900
30. 2019-08-19
    status Active
31. 2019-08-17
    status Pending
32. 2019-08-08
    historical Active Option Contract
33. 2019-08-05
    price $94,900
34. 2019-06-10
    status Active
35. 2019-06-02
    historical Active Option Contract
36. 2019-05-07
    listed $92,900 Active
37. 2017-08-18
    soldstatus
38. 2017-08-17
    soldstatus Sold
39. 2017-08-10
    status Pending
40. 2017-08-03
    price $59,900
41. 2017-08-03
    status Active
42. 2017-07-03
    status Pending
43. 2017-06-12
    listed $75,500 Active
44. 2000-04-07
    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: $3,462 · $289/mo
• Projected year-2 tax: $3,462 · $289/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 · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,417
• − Mortgage interest: −$6,078
• − Property taxes: −$3,462
• − Insurance: −$542
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − HOA: −$2,760
• − Depreciation: −$3,156
• Taxable loss: −$1,368
• Est. tax savings @ 24.0%: +$328
• After-tax cash flow: $495/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: Duncanville ISD
• NCES district ID: 4817640
• Math proficiency: 20% ▼ -19.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $50,979
• Composite: 21.71/100
• National rank: #8270
• State rank: #711 of 826 in TX

Livability — Duncanville

• Score: 74/100
• State rank: #164
• US rank: #4372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duncanville, TX
• County: Dallas County · 2,612,404 people
• City population: 39,683
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 19,954
• Household income: $67,390
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 780.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 50% Black 24% White 21% Two or more races 15% Asian 2%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 17% · Canada
• Languages at home: 62% English-only · Spanish 36% Other Indo-European 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: ▼ -201.45%
• Current HPI: 358.5426
• Rent YoY: —
• 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

+43.7% since first listed

29 events — show timeline

• 2026-05-18 Price Changed $108,500 NTREIS
• 2026-04-09 Price Changed $109,000 NTREIS
• 2026-03-26 Price Changed $109,995 NTREIS
• 2026-03-13 Price Changed $110,000 NTREIS
• 2026-02-20 Price Changed $119,995 NTREIS
• 2026-01-31 Price Changed $120,000 NTREIS
• 2025-11-19 Listed $125,000 NTREIS
• 2025-07-21 Listing Removed — NTREIS
• 2025-06-17 Listed $125,000 NTREIS
• 2019-11-25 Sold (Public Records) — Public Records
• 2019-11-22 Sold (MLS) — NTREIS
• 2019-11-03 Pending — NTREIS
• 2019-10-22 Price Changed $93,000 NTREIS
• 2019-10-22 Price Changed $93,900 NTREIS
• 2019-08-19 Relisted — NTREIS
• 2019-08-17 Pending — NTREIS
• 2019-08-08 Contingent — NTREIS
• 2019-08-05 Price Changed $94,900 NTREIS
• 2019-06-10 Relisted — NTREIS
• 2019-06-02 Contingent — NTREIS
• 2019-05-07 Listed $92,900 NTREIS
• 2017-08-18 Sold (Public Records) — Public Records
• 2017-08-17 Sold (MLS) — NTREIS
• 2017-08-10 Pending — NTREIS
• 2017-08-03 Price Changed $59,900 NTREIS
• 2017-08-03 Relisted — NTREIS
• 2017-07-03 Pending — NTREIS
• 2017-06-12 Listed $75,500 NTREIS
• 2000-04-07 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,462 · -0.6% YoY. Source: county tax records.