8110 Skillman St #2048 · Dallas, TX 75231

$79,900

2 bd · 1.0 ba · 723 sqft · Condo public records · 17 Days on market

Built 1980

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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).

• 1% rule +10.0/10.0
• Cash flow +8.9/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Rent growth +3.0/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Investment opportunity! * * This spacious condo is in a gated community and features 2 Bedrooms and 1 bath. Located on the 2nd floor with a balcony off the living room area. Convenient to Highways 635 and 75. Assigned parking. Great location in Richardson ISD!

Key facts

• Built 1980
• Listed 17 days

Property features AI

Finance

• Other: Property is offered For Sale and listed as Active; Possession: Negotiable
• Financial info: Listing terms include Cash and Conventional; Loan type: Treat As Clear; No second mortgage indicated
• HOA & community: No association listed

Exterior

• Parking: No garage, covered, or carport spaces; parking described as Other
• Security: Gated community
• Utilities: Municipal utility district: No; Utilities described as Other
• Home design: Residential condominium; One story; Built in 1980
• Construction: Year built 1980
• Exterior features: Located in a gated condominium community (Windtree Condos); Lot of about 7.875 acres for the development; unit is part of the condo complex; Directions: From Skillman St & Royal Ln head south on Skillman for ~0.3 miles, enter gated community — Building 2 Unit 2048

Interior

• Kitchen: Kitchen (approx. 12 x 12); Appliances listed as Other
• Bedrooms: 2 bedrooms (both on level 1) — primary bedroom approx. 11 x 10, second bedroom approx. 9 x 7
• Bathrooms: 1 full bathroom
• Interior features: One-level layout; Total of 4 rooms; Living area with one living area and one dining area
• Laundry & utility: Utilities listed as Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $-64 ($-771/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 5.3% 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.
• 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.
• Zoned schools: Northlake El (math 33% / reading 35%, grade F, #2,149 of 4,322 statewide, top 50%, 574 students, 72% FRL); Lake Highlands J H (math 37% / reading 51%, grade D, #512 of 1,662 statewide, top 32%, 822 students, 49% FRL); Lake Highlands H S (math 38% / reading 45%, grade F, #767 of 1,632 statewide, top 47%, 2,896 students, 57% FRL).
• Market conditions: Rents rising (+2.0%/yr); 214 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 $552 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 17 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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

• Watch-outs: property tax is 2.7% of price; HOA is 32% 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 $78,701 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.52% ✓
• Cap rate: 5.33%
• Cash-on-cash: -3.45%
• DSCR: 0.85
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.96% rent growth · sell at horizon

5-year hold

• IRR: -23.8%
• Equity multiple: 0.20×
• Total profit: $-17,993
• Equity at exit: $11,913

10-year hold

• IRR: -23.9%
• Equity multiple: -0.11×
• Total profit: $-24,749
• Equity at exit: $6,908

Cash invested: $22,372 (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 75231

• Rents YoY: 2.0%
• Active inventory: 214
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,217 high
• Mortgage (P&I): −$419
• Tax from tax record: −$179 /mo · $2,142/yr
• Insurance: −$33
• HOA est. from 3 same-building comps: −$395
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-64

Break-even live

Break-even rent $1,299

Max offer price $68,543

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-42	+0% $-64	+5% $-87	+10% $-110
Rent	-10% $-160	-5% $-112	+0% $-64	+5% $-16	+10% $32
Rate	-1.0pp $-24	-0.5pp $-44	base $-64	+0.5pp $-85	+1.0pp $-106

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8110 Skillman St Dallas, TX	1.0–2.0	1.0–2.0	600	$1,100	$1.83	1d	4	0.06mi
8309 Skillman St Dallas, TX	1.0	1.0	670	$880	$1.31	22d	1	0.26mi
8309 Skillman St Dallas, TX	1.0	1.0	670	$880	$1.31	15d	1	0.26mi
7660 Skillman St Dallas, TX	1.0–2.0	1.5–2.5	804	$3,200	$3.98	45d	2	0.32mi
7610 Skillman St Dallas, TX	1.0	1.0	612	$799	$1.31	14d	1	0.34mi
7610 Skillman St Unit 1121 Dallas, TX	1.0	1.0	612	$850	$1.39	12d	1	0.34mi
7610 Skillman St Unit 7631 Dallas, TX	1.0	1.0	612	$849	$1.39	12d	1	0.34mi
7610 Skillman St Unit 7631 Dallas, TX	1.0	1.0	612	$819	$1.34	15d	1	0.34mi
9236 Church Rd Dallas, TX	1.0–3.0	1.0–2.0	898	$1,298	$1.44	0d	14	0.40mi
7474 Skillman St Dallas, TX	1.0–2.0	1.0–2.5	902	$1,770	$1.96	0d	10	0.45mi
9600 Royal Ln Dallas, TX	1.0–2.0	1.0	829	$1,495	$1.80	26d	3	0.51mi
8600 Coppertowne Ln Dallas, TX	1.0–2.0	1.0	792	$1,550	$1.96	1d	2	0.58mi
8600 Coppertowne Ln #502 Dallas, TX	1.0	1.0	720	$1,400	$1.94	19d	1	0.58mi
9520 Royal Ln Dallas, TX	1.0–2.0	1.0–2.0	656	$895	$1.36	1d	2	0.58mi
9520 Royal Ln Dallas, TX	1.0–2.0	1.0–2.0	656	$895	$1.36	4d	2	0.58mi
9505 Royal Ln Dallas, TX	1.0–2.0	1.0–2.0	854	$1,449	$1.70	0d	36	0.59mi
7340 Skillman St Dallas, TX	1.0–2.0	1.0	784	$1,595	$2.03	1d	2	0.60mi
7340 Skillman St Dallas, TX	1.0	1.0	713	$1,438	$2.02	26d	1	0.60mi
7324 Skillman St Dallas, TX	1.0–3.0	1.0–2.0	849	$1,285	$1.51	1d	50	0.60mi
9450 Royal Ln Dallas, TX	1.0–3.0	1.0–2.0	777	$1,281	$1.65	0d	23	0.65mi
8856 Fair Oaks Xing Dallas, TX	1.0	1.0	550	$929	$1.69	45d	1	0.65mi
9850 Whitehurst Dr Dallas, TX	2.0	1.0–2.0	781	$1,355	$1.73	1d	23	0.69mi
10028 Royal Ln Dallas, TX	1.0–3.0	1.0–2.5	971	$1,318	$1.36	0d	37	0.78mi
9917 Whitehurst Dr Dallas, TX	1.0	1.0	553	$932	$1.69	26d	1	0.81mi
9911 Whitehurst Dr Dallas, TX	2.0	1.0–2.0	738	$1,350	$1.83	1d	28	0.82mi
9747 Whitehurst Dr #87 Dallas, TX	1.0	1.0	573	$1,000	$1.75	45d	1	0.82mi
9727 Whitehurst Dr Dallas, TX	1.0–2.0	1.0–2.0	791	$1,210	$1.53	1d	2	0.83mi
9857 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	746	$1,240	$1.66	0d	23	0.84mi
10075 Royal Ln Dallas, TX	1.0–2.0	1.0–2.0	868	$1,350	$1.56	6d	3	0.88mi
9633 W Ferris Branch Blvd Dallas, TX	1.0	1.0	663	$1,076	$1.62	3d	22	0.89mi
9769 Audelia Rd Dallas, TX	1.0	1.0	736	$1,129	$1.53	26d	1	0.90mi
10928 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	748	$1,607	$2.15	3d	23	0.91mi
9842 Audelia Rd Dallas, TX	3.0	1.0–2.5	925	$1,627	$1.76	0d	23	0.94mi
7077 Watercrest Pkwy Dallas, TX	3.0	1.0–2.0	1014	$3,004	$2.96	1d	8	1.07mi
7008 Silverberry St Dallas, TX	1.0	1.0	678	$1,295	$1.91	45d	1	1.19mi
7008 Silverberry St Dallas, TX	1.0	1.0	678	$1,295	$1.91	23d	1	1.19mi
9900 Adleta Blvd Dallas, TX	1.0–2.0	1.0–2.0	710	$1,352	$1.90	1d	58	1.22mi
9450 Forest Springs Dr Dallas, TX	1.0–3.0	1.0–2.5	1027	$1,414	$1.38	6d	69	1.23mi
9959 Adleta Blvd Dallas, TX	1.0–2.0	1.0–2.0	765	$1,151	$1.50	0d	24	1.25mi
6910 Skillman St Dallas, TX	1.0–2.0	1.0–2.0	748	$1,889	$2.53	1d	8	1.26mi

HOA detail condo

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

Listing history 10 events

1. 2026-06-21
   days on market $79,900 Active 17 DOM
2. 2026-06-18
   days on market $79,900 Active 14 DOM
3. 2026-06-17
   days on market $79,900 Active 13 DOM
4. 2026-06-16
   days on market $79,900 Active 12 DOM
5. 2026-06-15
   days on market $79,900 Active 11 DOM
6. 2026-06-13
   days on market $79,900 Active 9 DOM
7. 2026-06-09
   days on market $79,900 Active 5 DOM
8. 2026-06-08
   days on market $79,900 Active 4 DOM
9. 2026-06-07
   remarks 12-char remark
10. 2026-06-07
    listed $79,900 Active 3 DOM

ⓘ 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: $2,142 · $179/mo
• Projected year-2 tax: $2,142 · $179/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: $14,606
• − Mortgage interest: −$4,476
• − Property taxes: −$2,142
• − Insurance: −$400
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − HOA: −$4,740
• − Depreciation: −$2,324
• Taxable loss: −$1,813
• Est. tax savings @ 24.0%: +$435
• After-tax cash flow: $-336/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): 38,370
• Household income: $58,540
• Rent vs Own: 81.7% rent · 18.3% own
• Severe rent burden: 3482.0

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 0.74)
• Race & ethnicity: Hispanic / Latino 33% White 29% Black 24% Two or more races 13% Asian 9%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 29% · Canada, Philippines, India
• Languages at home: 57% English-only · Spanish 27% Other Asian/Pacific 4% Other Indo-European 3%

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: ▼ -359.41%
• Current HPI: 249.5841
• Rent YoY: ▲ 1.96%
• 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

-60.1% since first listed

22 events — show timeline

• 2026-06-04 Listed $79,900 NTREIS
• 2021-04-05 Sold (Public Records) — Public Records
• 2021-04-02 Sold (MLS) — NTREIS
• 2021-03-20 Pending — NTREIS
• 2021-03-16 Relisted — NTREIS
• 2021-02-10 Contingent — NTREIS
• 2021-02-03 Price Changed $67,000 NTREIS
• 2021-01-05 Relisted — NTREIS
• 2020-12-29 Listing Removed — NTREIS
• 2020-12-04 Listed $68,000 NTREIS
• 2019-08-05 Sold (Public Records) — Public Records
• 2019-08-01 Sold (MLS) — NTREIS
• 2019-07-29 Pending — NTREIS
• 2019-07-22 Contingent — NTREIS
• 2019-06-25 Listed $62,500 NTREIS
• 2016-10-21 Sold (Public Records) — Public Records
• 2015-05-14 Listing Removed — NTREIS
• 2014-11-13 Listed $200,000 NTREIS
• 2013-09-20 Sold (Public Records) — Public Records
• 2013-07-26 Sold (Public Records) — Public Records
• 2002-04-22 Sold (Public Records) — Public Records
• 1996-03-20 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,142 · +2.0% YoY. Source: county tax records.