9813 Walnut St #302 · Dallas, TX 75243

$54,900

1 bd · 1.0 ba · 535 sqft · Condo public records · 145 Days on market

Built 1981 $103/sqft · 21% below area Est $70k · 21% under $250/mo HOA · 28% of rent ↓ 22% since listing

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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 +16.1/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH ONLY.....Welcome to 9813 Walnut Street in the highly desirable Richland Trace community! This meticulously maintained home offers an ideal blend of comfort, style, and modern updates in a great location. Featuring a light-filled open floor plan, spacious living areas, and well-appointed bedrooms, this property is perfect for both everyday living and entertaining. Amazing third-floor condo in a prime location! Recently painted with an updated bathroom, New kitchen counters, painted Cabinets, brand-new AC system, new dishwasher, and updated electrical switches and outlets throughout. Water included with HOA! Features an open living and dining area, washer and dryer in-unit, and great closet space for storage.

Key facts

• Open floor plan
• Brand-new ac system
• Painted cabinets

Tags

• RICHLAND TRACE COMMUNITY
• OPEN FLOOR PLAN
• UPDATED BATHROOM
• NEW KITCHEN COUNTERS
• PAINTED CABINETS
• BRAND-NEW AC SYSTEM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $55k.

Deal economics

• At list price, monthly cash flow is $28 ($341/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($884 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: schools C-, 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.
• Market conditions: Rents falling (-5.3%/yr); 278 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $380 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 145 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask is 6034% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: HOA is 28% 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 $48,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.61% ✓
• Cap rate: 6.91%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 5.2

CMA / ARV

• ARV (median comp): $69,661
• List price: $54,900
• Delta: -21.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.4%
• Equity multiple: 0.38×
• Total profit: $-9,484
• Equity at exit: $8,186

10-year hold

• IRR: -28.0%
• Equity multiple: 0.01×
• Total profit: $-15,162
• Equity at exit: $4,747

Cash invested: $15,372 (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 75243

• Rents YoY: -5.3%
• Active inventory: 278
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $884 high
• Mortgage (P&I): −$288
• Tax from tax record: −$109 /mo · $1,314/yr
• Insurance: −$23
• HOA: −$250
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $28

Break-even live

Break-even rent $848

Max offer price $54,900

Occupancy floor 92%

Sensitivity live

Price	-10% $60	-5% $44	+0% $28	+5% $13	+10% $-3
Rent	-10% $-41	-5% $-6	+0% $28	+5% $63	+10% $98
Rate	-1.0pp $56	-0.5pp $42	base $28	+0.5pp $14	+1.0pp $0

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9835 Walnut St #102 Dallas, TX	1.0	1.0	662	$895	$1.35	45d	1	0.02mi
9815 Walnut St #102 Dallas, TX	1.0	1.0	662	$1,100	$1.66	3d	1	0.03mi
9839 Walnut St #305 Dallas, TX	1.0	1.0	486	$750	$1.54	45d	1	0.03mi
9839 Walnut St #306 Dallas, TX	1.0	1.0	486	$900	$1.85	2d	1	0.03mi
9839 Walnut St Dallas, TX	1.0	1.0	486	$900	$1.85	45d	1	0.03mi
9813 Walnut St #104 Dallas, TX	1.0	1.0	551	$750	$1.36	45d	1	0.04mi
9813 Walnut St Unit 303 Dallas, TX	1.0	1.0	535	$695	$1.30	25d	1	0.04mi
9823 Walnut St #304 Dallas, TX	1.0	1.0	486	$1,100	$2.26	45d	1	0.09mi
9825 Walnut St Unit 308 Dallas, TX	1.0	1.0	423	$695	$1.64	22d	1	0.10mi
9825 Walnut St #306 Dallas, TX	—	1.0	486	$999	$2.06	18d	1	0.10mi
9825 Walnut St Dallas, TX	1.0	1.0	551	$1,000	$1.81	45d	1	0.10mi
9825 Walnut St Unit M103 Dallas, TX	1.0	1.0	551	$1,000	$1.81	2d	1	0.10mi
9801 Walnut St Unit A305 Dallas, TX	1.0	1.0	486	$795	$1.64	9d	1	0.19mi
9944 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	775	$885	$1.14	0d	39	0.22mi
12920 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	888	$974	$1.10	0d	23	0.24mi
9805 Walnut St Dallas, TX	1.0–2.0	1.0	486	$850	$1.75	0d	2	0.28mi
10000 Walnut St Dallas, TX	2.0	1.0–2.5	866	$1,206	$1.39	0d	24	0.32mi
9855 Shadow Way Dallas, TX	2.0	1.0–2.0	760	$1,104	$1.45	4d	20	0.40mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$725	$0.84	25d	7	0.49mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$750	$0.87	14d	5	0.49mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$799	$0.92	0d	4	0.49mi
12111 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$675	$0.78	0d	42	0.75mi
540 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	964	$1,050	$1.09	0d	31	0.83mi
11991 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	827	$750	$0.91	0d	36	0.85mi
12121 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$700	$0.81	0d	41	0.85mi
530 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	995	$1,191	$1.20	0d	23	0.96mi
9737 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	650	$700	$1.08	18d	30	0.98mi
9920 Forest Ln Dallas, TX	1.0	1.0	739	$1,048	$1.42	9d	2	1.00mi
9920 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	882	$955	$1.08	23d	3	1.00mi
4209 W Walnut St Garland, TX	1.0–2.0	1.0	845	$1,275	$1.51	3d	29	1.02mi
11700 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	830	$944	$1.14	9d	15	1.03mi
9669 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	827	$650	$0.79	5d	36	1.03mi
535 Buckingham Rd Richardson, TX	1.0–2.0	1.0–2.0	828	$908	$1.10	0d	18	1.08mi
11620 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	889	$880	$0.99	4d	12	1.09mi
430 Buckingham Rd Richardson, TX	1.0–2.0	1.0–2.0	917	$1,149	$1.25	3d	14	1.10mi
11606 Audelia Rd Dallas, TX	1.0	1.0	741	$925	$1.25	25d	1	1.13mi
9637 Forest Ln Dallas, TX	1.0–3.0	1.0–2.0	1006	$961	$0.95	0d	12	1.14mi
11600 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	877	$799	$0.91	6d	18	1.16mi
9690 Forest Ln Dallas, TX	3.0	1.0–2.0	838	$1,088	$1.30	0d	33	1.17mi
11515 Leisure Dr Dallas, TX	1.0–2.0	1.0–2.0	781	$665	$0.85	0d	28	1.19mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-21
   days on market $54,900 Active 145 DOM
2. 2026-06-18
   days on market $54,900 Active 142 DOM
3. 2026-06-17
   days on market $54,900 Active 141 DOM
4. 2026-06-16
   days on market $54,900 Active 140 DOM
5. 2026-06-15
   days on market $54,900 Active 139 DOM
6. 2026-06-13
   days on market $54,900 Active 137 DOM
7. 2026-06-09
   days on market $54,900 Active 133 DOM
8. 2026-06-08
   days on market $54,900 Active 132 DOM
9. 2026-06-07
   days on market $54,900 Active 131 DOM
10. 2026-06-04
    days on market $54,900 Active 128 DOM
11. 2026-06-03
    days on market $54,900 Active 127 DOM
12. 2026-06-02
    days on market $54,900 Active 126 DOM
13. 2026-06-01
    days on market $54,900 Active 125 DOM
14. 2026-05-31
    days on market $54,900 Active 124 DOM
15. 2026-05-13
    price $54,900 721-char remark

    Show marketing remark (721 chars)

    CASH ONLY.....Welcome to 9813 Walnut Street in the highly desirable Richland Trace community! This meticulously maintained home offers an ideal blend of comfort, style, and modern updates in a great location. Featuring a light-filled open floor plan, spacious living areas, and well-appointed bedrooms, this property is perfect for both everyday living and entertaining. Amazing third-floor condo in a prime location! Recently painted with an updated bathroom, New kitchen counters, painted Cabinets, brand-new AC system, new dishwasher, and updated electrical switches and outlets throughout. Water included with HOA! Features an open living and dining area, washer and dryer in-unit, and great closet space for storage.

16. 2026-05-09
    price $825
17. 2026-05-08
    price $57,500 721-char remark

    Show marketing remark (721 chars)

    CASH ONLY.....Welcome to 9813 Walnut Street in the highly desirable Richland Trace community! This meticulously maintained home offers an ideal blend of comfort, style, and modern updates in a great location. Featuring a light-filled open floor plan, spacious living areas, and well-appointed bedrooms, this property is perfect for both everyday living and entertaining. Amazing third-floor condo in a prime location! Recently painted with an updated bathroom, New kitchen counters, painted Cabinets, brand-new AC system, new dishwasher, and updated electrical switches and outlets throughout. Water included with HOA! Features an open living and dining area, washer and dryer in-unit, and great closet space for storage.

18. 2026-04-07
    price $59,900 721-char remark

    Show marketing remark (721 chars)

    CASH ONLY.....Welcome to 9813 Walnut Street in the highly desirable Richland Trace community! This meticulously maintained home offers an ideal blend of comfort, style, and modern updates in a great location. Featuring a light-filled open floor plan, spacious living areas, and well-appointed bedrooms, this property is perfect for both everyday living and entertaining. Amazing third-floor condo in a prime location! Recently painted with an updated bathroom, New kitchen counters, painted Cabinets, brand-new AC system, new dishwasher, and updated electrical switches and outlets throughout. Water included with HOA! Features an open living and dining area, washer and dryer in-unit, and great closet space for storage.

19. 2026-04-03
    listed $895
20. 2026-04-01
    historical $895
21. 2026-03-26
    price $63,000 721-char remark

    Show marketing remark (721 chars)

    CASH ONLY.....Welcome to 9813 Walnut Street in the highly desirable Richland Trace community! This meticulously maintained home offers an ideal blend of comfort, style, and modern updates in a great location. Featuring a light-filled open floor plan, spacious living areas, and well-appointed bedrooms, this property is perfect for both everyday living and entertaining. Amazing third-floor condo in a prime location! Recently painted with an updated bathroom, New kitchen counters, painted Cabinets, brand-new AC system, new dishwasher, and updated electrical switches and outlets throughout. Water included with HOA! Features an open living and dining area, washer and dryer in-unit, and great closet space for storage.

22. 2026-02-23
    listed $895
23. 2026-02-05
    price $64,900 721-char remark

    Show marketing remark (721 chars)

    CASH ONLY.....Welcome to 9813 Walnut Street in the highly desirable Richland Trace community! This meticulously maintained home offers an ideal blend of comfort, style, and modern updates in a great location. Featuring a light-filled open floor plan, spacious living areas, and well-appointed bedrooms, this property is perfect for both everyday living and entertaining. Amazing third-floor condo in a prime location! Recently painted with an updated bathroom, New kitchen counters, painted Cabinets, brand-new AC system, new dishwasher, and updated electrical switches and outlets throughout. Water included with HOA! Features an open living and dining area, washer and dryer in-unit, and great closet space for storage.

24. 2026-01-27
    listed $69,000 Active 721-char remark

    Show marketing remark (721 chars)

    CASH ONLY.....Welcome to 9813 Walnut Street in the highly desirable Richland Trace community! This meticulously maintained home offers an ideal blend of comfort, style, and modern updates in a great location. Featuring a light-filled open floor plan, spacious living areas, and well-appointed bedrooms, this property is perfect for both everyday living and entertaining. Amazing third-floor condo in a prime location! Recently painted with an updated bathroom, New kitchen counters, painted Cabinets, brand-new AC system, new dishwasher, and updated electrical switches and outlets throughout. Water included with HOA! Features an open living and dining area, washer and dryer in-unit, and great closet space for storage.

25. 2026-01-26
    historical $795
26. 2026-01-26
    historical
27. 2025-12-11
    price $65,000
28. 2025-12-04
    price $795
29. 2025-11-24
    listed $845
30. 2025-11-23
    listed $70,000 Active
31. 2025-11-21
    historical $895
32. 2025-09-16
    price $895
33. 2025-07-10
    price $945
34. 2025-06-20
    listed $995
35. 2016-09-21
    soldstatus
36. 2004-09-09
    soldstatus
37. 1997-06-26
    soldstatus
38. 1997-01-14
    soldstatus
39. 1997-01-07
    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: $1,314 · $109/mo
• Projected year-2 tax: $1,314 · $109/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: $10,613
• − Mortgage interest: −$3,075
• − Property taxes: −$1,314
• − Insurance: −$274
• − Repairs & maintenance: −$849
• − Management: −$849
• − HOA: −$3,000
• − Depreciation: −$1,597
• Taxable loss: −$346
• Est. tax savings @ 24.0%: +$83
• After-tax cash flow: $424/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): 63,481
• Household income: $53,618
• Rent vs Own: 73.4% rent · 26.6% own
• Severe rent burden: 5970.0

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 0.71)
• Race & ethnicity: Black 43% Hispanic / Latino 23% White 22% Two or more races 10% Asian 7%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Swiss 1% Slovak 1% Lithuanian 1%
• Foreign-born: 34% · Canada, Vietnam, South Korea
• Languages at home: 56% English-only · Spanish 21% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -203.08%
• Current HPI: 317.5287
• Rent YoY: ▼ -5.31%
• 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

-21.6% since first listed

25 events — show timeline

• 2026-05-13 Price Changed $54,900 NTREIS
• 2026-05-09 Price Changed $825 NTREIS
• 2026-05-08 Price Changed $57,500 NTREIS
• 2026-04-07 Price Changed $59,900 NTREIS
• 2026-04-03 Listed for Rent $895 NTREIS
• 2026-04-01 Rental Removed $895 NTREIS
• 2026-03-26 Price Changed $63,000 NTREIS
• 2026-02-23 Listed for Rent $895 NTREIS
• 2026-02-05 Price Changed $64,900 NTREIS
• 2026-01-27 Listed $69,000 NTREIS
• 2026-01-26 Rental Removed $795 NTREIS
• 2026-01-26 Listing Removed — NTREIS
• 2025-12-11 Price Changed $65,000 NTREIS
• 2025-12-04 Price Changed $795 NTREIS
• 2025-11-24 Listed for Rent $845 NTREIS
• 2025-11-23 Listed $70,000 NTREIS
• 2025-11-21 Rental Removed $895 NTREIS
• 2025-09-16 Price Changed $895 NTREIS
• 2025-07-10 Price Changed $945 NTREIS
• 2025-06-20 Listed for Rent $995 NTREIS
• 2016-09-21 Sold (Public Records) — Public Records
• 2004-09-09 Sold (Public Records) — Public Records
• 1997-06-26 Sold (Public Records) — Public Records
• 1997-01-14 Sold (Public Records) — Public Records
• 1997-01-07 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,314 · -0.2% YoY. Source: county tax records.