5322 Fleetwood Oaks Ave #142 · Dallas, TX 75235

$105,000

1 bd · 1.0 ba · 710 sqft · Condo public records · 47 Days on market

Built 1963 $265/mo HOA · 19% of rent ↓ 22% 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).

• Cash flow +11.3/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this 1-bedroom, 1-bath condo in the heart of the highly desirable Oak Lawn area. This ground-floor unit offers a spacious, open layout with easy access and a private entry. Laminate flooring runs through the main living and dining areas, creating a clean foundation ready for updates and personalization. The functional floor plan provides a great opportunity to refresh and design the space to match your style. Step outside to enjoy your private patio, perfect for morning coffee or evening relaxation. The community pool adds another place to unwind, while an assigned parking space provides everyday convenience. Located just minutes from popular shopping, dining, and entertainment, th

Key facts

• Laminate flooring
• Community pool
• Private patio

Tags

• PRIVATE ENTRY
• LAMINATE FLOORING
• PRIVATE PATIO
• COMMUNITY POOL
• ASSIGNED PARKING SPACE
• MINUTES FROM SHOPPING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $-38 ($-457/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (6.4% below list).
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $98k (6.4% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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: Maple Lawn El (math 28% / reading 29%, grade F, #2,706 of 4,322 statewide, top 63%, 502 students, 97% FRL); Thomas J Rusk Middle (math 20% / reading 21%, grade F, #1,407 of 1,662 statewide, top 86%, 443 students, 95% FRL); North Dallas H S (math 30% / reading 31%, grade F, #1,085 of 1,632 statewide, top 67%, 1,261 students, 82% FRL).
• Market conditions: Rents soft (-0.7%/yr); 85 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $726 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 47 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 3.2% of price.
• 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 $98,278 (6.4% 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 47 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.32% ✓
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -24.1%
• Equity multiple: 0.21×
• Total profit: $-23,239
• Equity at exit: $15,656

10-year hold

• IRR: -44.8%
• Equity multiple: -0.29×
• Total profit: $-37,991
• Equity at exit: $9,078

Cash invested: $29,400 (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 75235

• Home prices YoY: -25.5%
• Rents YoY: -0.7%
• Active inventory: 85
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,390 high
• Mortgage (P&I): −$551
• Tax from tax record: −$277 /mo · $3,323/yr
• Insurance: −$44
• HOA: −$265
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-38

Break-even live

Break-even rent $1,438

Max offer price $98,278

Occupancy floor 98%

Sensitivity live

Price	-10% $21	-5% $-8	+0% $-38	+5% $-68	+10% $-97
Rent	-10% $-148	-5% $-93	+0% $-38	+5% $17	+10% $72
Rate	-1.0pp $15	-0.5pp $-11	base $-38	+0.5pp $-65	+1.0pp $-93

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5322 Fleetwood Oaks Ave #242 Dallas, TX	1.0	1.0	710	$1,200	$1.69	45d	1	0.02mi
5310 Fleetwood Oaks Ave Unit 136 Dallas, TX	1.0	1.0	710	$1,299	$1.83	9d	1	0.03mi
5315 Fleetwood Oaks Ave Unit 161 Dallas, TX	1.0	1.0	695	$1,400	$2.01	9d	1	0.04mi
5315 Fleetwood Oaks Ave Dallas, TX	1.0	1.0	695	$1,400	$2.01	45d	1	0.04mi
5234 Fleetwood Oaks Ave #219 Dallas, TX	1.0	1.0	698	$1,500	$2.15	45d	1	0.06mi
5490 Denton Dr Cut Unit 5505 Dallas, TX	1.0	1.0	750	$1,699	$2.27	0d	1	0.07mi
5490 Denton Dr Cut Unit 5532 Dallas, TX	1.0	1.0	590	$1,300	$2.20	45d	1	0.07mi
5490 Denton Dr Cut Unit 5505 Dallas, TX	1.0	1.0	724	$1,485	$2.05	16d	1	0.07mi
5490 Denton Dr Cut Unit 312 Dallas, TX	1.0	1.0	590	$1,279	$2.17	0d	1	0.07mi
5490 Denton Dr Dallas, TX	2.0	1.0–2.5	1078	$2,102	$1.95	1d	59	0.08mi
5490 Denton Dr Cut Unit 412 Dallas, TX	1.0	1.0	724	$1,480	$2.04	15d	1	0.09mi
5212 Fleetwood Oaks Ave #102 Dallas, TX	1.0	1.0	698	$1,250	$1.79	22d	1	0.14mi
5502 Denton Dr Cut Unit 5544 Dallas, TX	1.0	1.0	590	$1,379	$2.34	0d	1	0.15mi
5502 Denton Dr Cut Unit 5517 Dallas, TX	1.0	1.0	662	$1,469	$2.22	0d	1	0.15mi
5502 Denton Dr Cut Unit 412 Dallas, TX	1.0	1.0	662	$1,469	$2.22	14d	1	0.15mi
5502 Denton Dr Cut Unit 5517 Dallas, TX	1.0	1.0	662	$1,515	$2.29	16d	1	0.15mi
5219 Maple Ave Dallas, TX	1.0–2.0	1.0–2.0	890	$1,199	$1.35	1d	28	0.15mi
5225 Maple Ave Dallas, TX	1.0–2.0	1.0–2.0	889	$1,157	$1.30	3d	17	0.16mi
5496 Maple Ave Unit 5496A Dallas, TX	1.0	1.0	608	$1,586	$2.61	1d	1	0.17mi
5415 Maple Ave Dallas, TX	2.0	1.0–2.5	1224	$2,188	$1.79	0d	25	0.19mi
5521 Denton Dr Dallas, TX	1.0	1.0	590	$1,569	$2.66	19d	1	0.19mi
5521 Denton Dr Dallas, TX	1.0	1.0	590	$1,569	$2.66	45d	1	0.19mi
5522 Maple Ave Dallas, TX	2.0	1.0–2.0	889	$1,587	$1.78	1d	20	0.22mi
2517 Amelia St Dallas, TX	1.0	1.0	698	$1,250	$1.79	45d	1	0.25mi
2727 Inwood Rd Dallas, TX	2.0	1.0–2.0	894	$1,652	$1.85	0d	37	0.36mi
4730 Fairmount St Dallas, TX	1.0–2.0	1.0–2.5	971	$1,309	$1.35	0d	37	0.37mi
3136 Hudnall St Dallas, TX	3.0	2.5	919	$1,050	$1.14	0d	76	0.41mi
2222 Medical District Dallas, TX	2.0	1.0–2.0	839	$1,568	$1.87	0d	23	0.43mi
5753 Sadler Cir Dallas, TX	1.0	1.0	687	$1,500	$2.18	22d	1	0.44mi
5151 Vandelia St Unit 211-2 Dallas, TX	—	1.0	469	$999	$2.13	45d	1	0.46mi
5151 Vandelia St Dallas, TX	2.0	1.0–2.0	655	$1,150	$1.75	8d	6	0.46mi
2929 Inwood Rd Dallas, TX	1.0	1.0	648	$1,039	$1.60	45d	1	0.46mi
5143 Vandelia St Dallas, TX	1.0	1.0	642	$1,300	$2.02	45d	1	0.47mi
5143 Vandelia St Dallas, TX	1.0	1.0	642	$1,300	$2.02	9d	1	0.47mi
5156 Vandelia St Dallas, TX	1.0	1.0	652	$1,275	$1.96	1d	1	0.48mi
3152 Hudnall St Dallas, TX	1.0	1.0	602	$1,050	$1.74	23d	1	0.48mi
4859 Cedar Springs Rd Dallas, TX	1.0	1.0	665	$1,250	$1.88	45d	2	0.50mi
3280 Cedarplaza Ln Dallas, TX	1.0–2.0	1.0–2.0	774	$1,099	$1.42	8d	4	0.51mi
2140 Medical District Dr Dallas, TX	2.0	1.0–2.0	1071	$1,948	$1.82	1d	29	0.53mi
4633 Fairmount St Dallas, TX	1.0	1.0	555	$1,200	$2.16	21d	1	0.53mi

HOA detail condo

• Monthly dues: $265 · $3,180/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-04-14
   status Pending
2. 2026-02-26
   listed $105,000 Active
3. 2024-02-02
   historical
4. 2024-01-30
   listed $135,000 Active
5. 1988-03-18
   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: $3,323 · $277/mo
• Projected year-2 tax: $3,323 · $277/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 · 23 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: $16,682
• − Mortgage interest: −$5,882
• − Property taxes: −$3,323
• − Insurance: −$525
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − HOA: −$3,180
• − Depreciation: −$3,055
• Taxable loss: −$1,951
• Est. tax savings @ 24.0%: +$468
• After-tax cash flow: $12/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): 19,637
• Household income: $63,393
• Rent vs Own: 75.5% rent · 24.5% own
• Severe rent burden: 1427.0

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 0.68)
• Race & ethnicity: Hispanic / Latino 48% White 24% Black 15% Two or more races 13% Asian 10% Native American 2%
• Hispanic origin (detail): Mexican 41% Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1% Iranian 1%
• Foreign-born: 28% · Canada, China, South Korea
• Languages at home: 52% English-only · Spanish 39% Chinese 3% Tagalog/Filipino 2%

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: ▼ -106.47%
• Current HPI: 310.5719
• Rent YoY: ▼ -0.73%
• 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

-22.2% since first listed

5 events — show timeline

• 2026-04-14 Pending — NTREIS
• 2026-02-26 Listed $105,000 NTREIS
• 2024-02-02 Listing Removed — NTREIS
• 2024-01-30 Listed $135,000 NTREIS
• 1988-03-18 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $3,323 · -0.4% YoY. Source: county tax records.