9459 Olde Towne Row · Dallas, TX 75227

$92,000

2 bd · 1.5 ba · 870 sqft · Townhouse public records · 73 Days on market

Built 1983 1,568 sqft lot $106/sqft · 6% below area Est $98k · 6% under $200/mo HOA · 15% 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).

• Cash flow +21.7/30.0
• ARV discount +10.2/15.0
• 1% rule +9.3/10.0
• DSCR +6.9/10.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained townhome nestled in an established Dallas community, offering both comfort and convenience. This spacious residence features a well-designed floor plan with generous living areas, perfect for both everyday living and entertaining. The home showcases a bright and inviting interior with abundant natural light, a functional kitchen with ample cabinetry and counter space, and comfortable bedrooms designed for relaxation. The primary suite provides a private retreat with an en-suite bath and plenty of storage. Step outside to enjoy a private backyard space—ideal for small gatherings, outdoor enjoyment, or simply unwinding. The property also offers convenient parking and easy access to major highways, shopping, dining, and local amenities. Located within Dallas ISD, this home presents a great opportunity for homeowners or investors alike. ? Highlights: Functional and spacious layout Natural light throughout Private outdoor space Convenient Dallas location Easy access to major highways and retail Don’t miss the opportunity to make this property your own—schedule your showing today!

Key facts

• Functional kitchen
• $200 HOA
• Built 1983

Tags

• PRIVATE BACKYARD SPACE
• FUNCTIONAL KITCHEN
• CONVENIENT DALLAS LOCATION
• EASY ACCESS TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $92k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $86k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• 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.
• Market conditions: Rents soft (-0.4%/yr); 179 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $636 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 73 days — a 6% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $86,480 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 5.8

CMA / ARV

• ARV (median comp): $97,976
• List price: $92,000
• Delta: -6.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9455 Olde Towne Row	0.00mi	1/1.5 (-1)	870 (0%)	5mo	$90,000	$103	91
2250 Aspen Dr	0.07mi	2/1.5	915 (+5%)	2mo	$105,000	$115	87
2243 Aspen Dr	0.09mi	2/1.5	915 (+5%)	4mo	$99,000	$108	84
9483 Olde Village Ct	0.05mi	2/1.5	915 (+5%)	18mo	$105,000	$115	74
9442 Olde Village Ct	0.09mi	1/1.5 (-1)	870 (0%)	21mo	$95,000	$109	74

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -10.7%
• Equity multiple: 0.63×
• Total profit: $-9,630
• Equity at exit: $13,717

10-year hold

• IRR: -8.4%
• Equity multiple: 0.57×
• Total profit: $-11,030
• Equity at exit: $7,954

Cash invested: $25,760 (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 75227

• Home prices YoY: -30.9%
• Rents YoY: -0.4%
• Active inventory: 179
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$482
• Tax from tax record: −$179 /mo · $2,148/yr
• Insurance: −$38
• HOA: −$200
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $141

Break-even live

Break-even rent $1,139

Max offer price $92,000

Occupancy floor 84%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9467 Olde Towne Row Dallas, TX	2.0	1.5	1110	$975	$0.88	43d	1	0.02mi
2198 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,300	$1.17	3d	1	0.14mi
2194 Aspen Dr Dallas, TX	2.0	1.5	1110	$1,200	$1.08	7d	1	0.15mi
9415 Bruton Rd Dallas, TX	1.0–3.0	1.0–2.0	885	$924	$1.04	43d	1	0.19mi
9666 Scyene Rd Dallas, TX	1.0–2.0	1.0–2.0	753	$1,286	$1.71	2d	21	0.68mi
2255 Nantucket Village Dr Dallas, TX	3.0	2.0	1037	$1,625	$1.57	43d	1	0.73mi
10320 Nantucket Village Ct Dallas, TX	3.0	2.0	1037	$1,645	$1.59	43d	1	0.82mi
8840 Milverton Dr Dallas, TX	3.0	1.5	1016	$1,599	$1.57	43d	1	0.82mi
10315 Limestone Dr Dallas, TX	2.0	2.0	1068	$1,450	$1.36	43d	1	0.85mi
10328 Chelmsford Dr Dallas, TX	3.0	1.0	1061	$1,300	$1.23	43d	1	0.87mi
2540 Winter Oak St Dallas, TX	3.0	2.0	994	$1,750	$1.76	20d	1	1.03mi
2603 Winter Oak St Dallas, TX	3.0	2.0	1004	$1,921	$1.91	43d	1	1.05mi
8323 Lapanto Ln Unit B Dallas, TX	3.0	1.5	968	$1,375	$1.42	43d	1	1.06mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,650	$1.72	7d	1	1.06mi
10611 Woodleaf Dr Dallas, TX	2.0	2.0	959	$1,695	$1.77	16d	1	1.06mi
2423 Lolita Dr Dallas, TX	3.0	2.0	1040	$1,650	$1.59	2d	1	1.25mi
8128 Barclay St Dallas, TX	1.0–2.0	1.0	587	$1,099	$1.87	1d	6	1.33mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	12d	1	1.43mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	24d	1	1.43mi
303 Ridgefield Cir Mesquite, TX	3.0	1.0	1021	$2,095	$2.05	19d	1	1.43mi

HOA detail

• Monthly dues: $200 · $2,400/yr

Listing history 24 events

1. 2026-05-31
   days on market $92,000 Active 73 DOM
2. 2026-04-13
   price $92,000 1178-char remark

   Show marketing remark (1178 chars)

   Welcome to this beautifully maintained townhome nestled in an established Dallas community, offering both comfort and convenience. This spacious residence features a well-designed floor plan with generous living areas, perfect for both everyday living and entertaining. The home showcases a bright and inviting interior with abundant natural light, a functional kitchen with ample cabinetry and counter space, and comfortable bedrooms designed for relaxation. The primary suite provides a private retreat with an en-suite bath and plenty of storage. Step outside to enjoy a private backyard space—ideal for small gatherings, outdoor enjoyment, or simply unwinding. The property also offers convenient parking and easy access to major highways, shopping, dining, and local amenities. Located within Dallas ISD, this home presents a great opportunity for homeowners or investors alike. ? Highlights: Functional and spacious layout Natural light throughout Private outdoor space Convenient Dallas location Easy access to major highways and retail Don’t miss the opportunity to make this property your own—schedule your showing today!

3. 2026-03-19
   listed $96,000 Active 1178-char remark

   Show marketing remark (1178 chars)

   Welcome to this beautifully maintained townhome nestled in an established Dallas community, offering both comfort and convenience. This spacious residence features a well-designed floor plan with generous living areas, perfect for both everyday living and entertaining. The home showcases a bright and inviting interior with abundant natural light, a functional kitchen with ample cabinetry and counter space, and comfortable bedrooms designed for relaxation. The primary suite provides a private retreat with an en-suite bath and plenty of storage. Step outside to enjoy a private backyard space—ideal for small gatherings, outdoor enjoyment, or simply unwinding. The property also offers convenient parking and easy access to major highways, shopping, dining, and local amenities. Located within Dallas ISD, this home presents a great opportunity for homeowners or investors alike. ? Highlights: Functional and spacious layout Natural light throughout Private outdoor space Convenient Dallas location Easy access to major highways and retail Don’t miss the opportunity to make this property your own—schedule your showing today!

4. 2025-07-23
   historical
5. 2025-07-01
   listed $80,000
6. 2025-06-30
   historical
7. 2025-05-23
   price $89,995
8. 2025-04-04
   price $99,500
9. 2025-03-25
   status Active
10. 2024-12-30
    listed $105,000 Active
11. 2022-06-22
    price $950
12. 2021-02-23
    soldstatus
13. 2021-02-23
    soldstatus
14. 2015-05-20
    soldstatus
15. 2015-05-19
    soldstatus Sold
16. 2015-05-02
    status Pending
17. 2015-04-28
    historical Active Option Contract
18. 2015-04-24
    listed $21,000 Active
19. 2014-02-07
    soldstatus
20. 2008-11-21
    soldstatus
21. 2007-03-19
    soldstatus
22. 2007-02-20
    historical
23. 2007-02-09
    listed $13,000
24. 2007-01-11
    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: $2,148 · $179/mo
• Projected year-2 tax: $2,148 · $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 ≥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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,804
• − Mortgage interest: −$5,153
• − Property taxes: −$2,148
• − Insurance: −$460
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − HOA: −$2,400
• − Depreciation: −$2,676
• Taxable income: $437
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $1,582/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): 58,319
• Household income: $64,008
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 1679.0

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: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% Two or more races 35% Black 28% White 8%
• Hispanic origin (detail): Mexican 56%
• Foreign-born: 27% · Canada, Vietnam
• Languages at home: 44% English-only · Spanish 55%

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: ▼ -148.56%
• Current HPI: 332.3303
• Rent YoY: ▼ -0.36%
• 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

+607.7% since first listed

23 events — show timeline

• 2026-04-13 Price Changed $92,000 NTREIS
• 2026-03-19 Listed $96,000 NTREIS
• 2025-07-23 Listing Removed — NTREIS
• 2025-07-01 Listed $80,000 NTREIS
• 2025-06-30 Listing Removed — NTREIS
• 2025-05-23 Price Changed $89,995 NTREIS
• 2025-04-04 Price Changed $99,500 NTREIS
• 2025-03-25 Relisted — NTREIS
• 2024-12-30 Listed $105,000 NTREIS
• 2022-06-22 Price Changed $950 RENT.
• 2021-02-23 Sold (Public Records) — Public Records
• 2021-02-23 Sold (Public Records) — Public Records
• 2015-05-20 Sold (Public Records) — Public Records
• 2015-05-19 Sold (MLS) — NTREIS
• 2015-05-02 Pending — NTREIS
• 2015-04-28 Contingent — NTREIS
• 2015-04-24 Listed $21,000 NTREIS
• 2014-02-07 Sold (Public Records) — Public Records
• 2008-11-21 Sold (Public Records) — Public Records
• 2007-03-19 Sold (MLS) — NTREIS
• 2007-02-20 Listing Removed — NTREIS
• 2007-02-09 Listed $13,000 NTREIS
• 2007-01-11 Sold (Public Records) — Public Records

Property tax history

+14.1%/yr

Latest (2025): $2,148 · +15.0% YoY. Source: county tax records.