6108 Abrams Rd #330 · Dallas, TX 75231

$94,900

2 bd · 2.0 ba · 743 sqft · Condo public records · 53 Days on market

Built 1984 $475/mo HOA · 32% of rent ↓ 24% since listing

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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 +9.9/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• DSCR +2.8/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity 2 bedroom, 2 bath condo in Northeast Dallas; features vaulted ceiling, spacious living room with a wood burning fire place. Also, enjoy close proximity to Northwest Highway and 75, as well as a short commute to SMU, White Rock Lake, North park Mall, and plenty shopping stores and restaurants.

Key facts

• Short commute to smu
• Vaulted ceiling
• $475 HOA

Tags

• VAULTED CEILING
• WOOD BURNING FIRE PLACE
• SHORT COMMUTE TO SMU
• CLOSE TO WHITE ROCK LAKE
• CLOSE TO NORTH PARK MALL

Property features AI

Finance

• Other: Property treated as residential condominium; No municipal utility district
• Financial info: Listing terms: Cash or Conventional
• HOA & community: Mandatory association; Monthly association fee ($475) covers front and back yard maintenance, full use of facilities, and management fees; HOA management: Sable Ridge Owners Assoc.

Exterior

• Parking: Assigned parking
• Security: No surveillance devices noted
• Utilities: City water; City sewer; Cable available; Electric service
• Home design: Condominium attached unit; Located on 3rd floor of a 3-story building; Entry level: 3rd floor; Built in 1984; Complex: Sable Ridge Condos
• Construction: Brick and wood construction; Shingle roof; Slab foundation
• Exterior features: Community mailboxes; All-weather road access; Tennis courts in community; Back and front yard maintenance included with association

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bedrooms: Primary bedroom on level 1 (approx. 14 x 14); Second bedroom on level 1 (approx. 10 x 12)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating; Wood-burning fireplace (1)
• Interior features: Cable TV available; One living area; One dining area; Total of 3 rooms
• Laundry & utility: Stacked washer/dryer area; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $-59 ($-713/yr) — negative.
• To cash-flow at today's rent, offer at most $84k (11.1% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (11.1% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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: Solar Preparatory School For Girls At Bonham (math 59% / reading 65%, grade B, #321 of 4,322 statewide, top 8%, 743 students, 49% FRL) — zoned schools average 49% FRL vs 83% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 62% at this address vs 34% district-wide (+28 pts) — the actual schools serving this property are materially stronger than the Dallas ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.0%/yr); 213 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 31% of the median local income ($59k/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 $656 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 53 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 2.9% 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 $84,406 (11.1% 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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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. 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?
9. 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.
10. 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.
11. 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: 1.58% ✓
• Cap rate: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• GRM: 5.3

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: -22.5%
• Equity multiple: 0.23×
• Total profit: $-20,330
• Equity at exit: $14,150

10-year hold

• IRR: -21.3%
• Equity multiple: -0.03×
• Total profit: $-27,255
• Equity at exit: $8,205

Cash invested: $26,572 (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: 213
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$498
• Tax from tax record: −$232 /mo · $2,778/yr
• Insurance: −$40
• HOA: −$475
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-59

Break-even live

Break-even rent $1,574

Max offer price $84,406

Occupancy floor 99%

Sensitivity live

Price	-10% $-6	-5% $-33	+0% $-59	+5% $-86	+10% $-113
Rent	-10% $-178	-5% $-119	+0% $-59	+5% $0	+10% $59
Rate	-1.0pp $-12	-0.5pp $-35	base $-59	+0.5pp $-84	+1.0pp $-109

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6108 Abrams Rd Dallas, TX	1.0–2.0	1.0–2.0	675	$1,600	$2.37	21d	7	0.06mi
6108 Abrams Rd Dallas, TX	1.0–2.0	1.0–2.0	664	$1,600	$2.41	3d	5	0.06mi
6003 Abrams Rd Dallas, TX	2.0	1.0–2.0	675	$1,430	$2.12	0d	34	0.09mi
6603 E Lovers Ln Dallas, TX	2.0	1.0	620	$1,299	$2.09	2d	5	0.31mi
5680 Abrams Rd Dallas, TX	1.0–2.0	1.0–1.5	862	$1,671	$1.94	0d	2	0.43mi
8910 Southwestern Blvd Dallas, TX	1.0–3.0	1.0–2.0	974	$1,992	$2.04	0d	29	0.51mi
6466 Ridgecrest Rd Dallas, TX	1.0	1.0	535	$899	$1.68	3d	8	0.53mi
6211 E Northwest Hwy Unit G224 Dallas, TX	1.0	1.0	721	$1,950	$2.70	25d	1	0.54mi
6211 E Northwest Hwy Unit G417 Dallas, TX	1.0	1.0	397	$2,000	$5.04	19d	1	0.54mi
8616 Southwestern Blvd Dallas, TX	1.0	1.0	733	$1,950	$2.66	19d	1	0.63mi
8616 Southwestern Blvd Dallas, TX	1.0	1.0	733	$1,950	$2.66	44d	1	0.63mi
8612 Southwestern Blvd Unit 8627 Dallas, TX	1.0	1.0	561	$1,437	$2.56	0d	1	0.63mi
8612 Southwestern Blvd Unit 8633 Dallas, TX	1.0	1.0	561	$1,321	$2.35	14d	1	0.63mi
8780 Park Ln Dallas, TX	2.0	1.0–2.0	642	$1,657	$2.58	4d	56	0.63mi
8705 Southwestern Blvd Unit 412 Dallas, TX	1.0	1.0	722	$1,780	$2.47	13d	1	0.65mi
8705 Southwestern Blvd Unit 8720 Dallas, TX	1.0	1.0	722	$1,826	$2.53	0d	1	0.65mi
8705 Southwestern Blvd Unit 8720 Dallas, TX	1.0	1.0	722	$1,992	$2.76	15d	1	0.65mi
6760 Eastridge Dr Unit 102 Dallas, TX	1.0	1.0	725	$1,350	$1.86	19d	1	0.66mi
6311 Melody Ln Dallas, TX	1.0	1.0	653	$915	$1.40	44d	1	0.70mi
8612 Southwestern Blvd Dallas, TX	1.0	1.0	561	$1,316	$2.35	14d	1	0.70mi
6262 Melody Ln Dallas, TX	2.0	1.0–2.0	750	$1,400	$1.87	0d	4	0.73mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	820	$1,225	$1.49	25d	2	0.73mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	865	$1,485	$1.72	12d	3	0.73mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	750	$1,405	$1.87	12d	4	0.73mi
8611 Southwestern Blvd Unit 412 Dallas, TX	1.0	1.0	561	$1,425	$2.54	13d	1	0.74mi
8611 Southwestern Blvd Unit 8626 Dallas, TX	1.0	1.0	636	$1,595	$2.51	15d	1	0.74mi
8611 Southwestern Blvd Unit 8626 Dallas, TX	1.0	1.0	561	$1,471	$2.62	0d	1	0.74mi
6251 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	819	$1,395	$1.70	0d	39	0.76mi
7545 E Northwest Hwy Dallas, TX	2.0	1.0–2.0	938	$2,243	$2.39	0d	28	0.85mi
8601 Park Ln #416 Dallas, TX	1.0	1.0	618	$1,400	$2.27	25d	1	0.86mi
6121 Melody Ln Dallas, TX	1.0	1.0	653	$960	$1.47	25d	1	0.87mi
6050 Ridgecrest Rd Dallas, TX	2.0	1.0–2.0	732	$1,295	$1.77	3d	14	0.89mi
8601 Park Ln Dallas, TX	1.0	1.0	618	$1,350	$2.18	44d	2	0.89mi
6808 Skillman St Dallas, TX	1.0–3.0	1.0–2.0	968	$1,758	$1.82	0d	23	0.91mi
6041 Ridgecrest Rd Dallas, TX	1.0	1.0	587	$1,165	$1.98	18d	4	0.97mi
5605 Village Glen Dr Dallas, TX	1.0–3.0	1.0–2.5	813	$3,348	$4.11	0d	1	1.00mi
6014 Ridgecrest Rd Dallas, TX	1.0	1.0	734	$975	$1.33	44d	1	1.02mi
8510 Park Ln #203 Dallas, TX	1.0	1.0	700	$1,275	$1.82	12d	1	1.02mi
8510 Park Ln #102 Dallas, TX	1.0	1.0	700	$1,195	$1.71	11d	1	1.02mi
8510 Park Ln #201 Dallas, TX	1.0	1.0	625	$1,055	$1.69	8d	1	1.02mi

HOA detail condo

• Monthly dues: $475 · $5,700/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $94,900 Active 53 DOM
2. 2026-06-17
   days on market $94,900 Active 52 DOM
3. 2026-06-16
   days on market $94,900 Active 51 DOM
4. 2026-06-15
   days on market $94,900 Active 50 DOM
5. 2026-06-13
   pricedays on market $94,900 Active 48 DOM
6. 2026-06-09
   days on market $99,000 Active 44 DOM
7. 2026-06-08
   days on market $99,000 Active 43 DOM
8. 2026-06-07
   days on market $99,000 Active 42 DOM
9. 2026-06-04
   days on market $99,000 Active 39 DOM
10. 2026-06-03
    days on market $99,000 Active 38 DOM
11. 2026-06-02
    days on market $99,000 Active 37 DOM
12. 2026-06-01
    days on market $99,000 Active 36 DOM
13. 2026-05-31
    days on market $99,000 Active 35 DOM
14. 2026-04-26
    listed $99,000 Active 322-char remark
15. 2025-12-01
    listed $95,500 Active
16. 2025-11-30
    historical
17. 2025-09-30
    listed $100,000 Active
18. 2025-09-25
    historical
19. 2025-07-15
    price $105,000
20. 2025-06-12
    price $111,000
21. 2025-05-15
    status Active
22. 2025-05-12
    historical
23. 2025-05-07
    price $115,000
24. 2025-03-17
    price $120,000
25. 2025-02-12
    listed $125,000 Active
26. 2001-12-04
    soldstatus
27. 1995-11-13
    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: $2,778 · $232/mo
• Projected year-2 tax: $2,778 · $232/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 2/10 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: $17,990
• − Mortgage interest: −$5,316
• − Property taxes: −$2,778
• − Insurance: −$474
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − HOA: −$5,700
• − Depreciation: −$2,761
• Taxable loss: −$1,918
• Est. tax savings @ 24.0%: +$460
• After-tax cash flow: $-253/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): 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

-24.1% since first listed

15 events — show timeline

• 2026-06-11 Price Changed $94,900 NTREIS
• 2026-04-26 Listed $99,000 NTREIS
• 2025-12-01 Listed $95,500 NTREIS
• 2025-11-30 Listing Removed — NTREIS
• 2025-09-30 Listed $100,000 NTREIS
• 2025-09-25 Listing Removed — NTREIS
• 2025-07-15 Price Changed $105,000 NTREIS
• 2025-06-12 Price Changed $111,000 NTREIS
• 2025-05-15 Relisted — NTREIS
• 2025-05-12 Listing Removed — NTREIS
• 2025-05-07 Price Changed $115,000 NTREIS
• 2025-03-17 Price Changed $120,000 NTREIS
• 2025-02-12 Listed $125,000 NTREIS
• 2001-12-04 Sold (Public Records) — Public Records
• 1995-11-13 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $2,778 · -4.8% YoY. Source: county tax records.