8560 Park Ln #74 · Dallas, TX 75231

$149,900

2 bd · 2.5 ba · 1,299 sqft · Condo · 8 Days on market

Built 1974 $478/mo HOA · 27% of rent

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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 +8.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

VERY CLEAN AND WELL PRICED TOWNHOME WITH 2 BEDROOMS AND 2.5 BATHS, ENCLOSED PATIO, CONCRETE FLOORS, VAULTED CEILINGS AND MORE. THIS IS THE BEST OF THE COMPETITION.

Key facts

• $478 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Community pool
• Financial info: Listing is real estate owned; Acceptable listing terms include cash and special funding
• HOA & community: Mandatory association; Monthly association fee (includes full use of facilities, insurance, grounds maintenance, structure maintenance, management fees, sewer, and water); HOA managed by SNL Associates

Exterior

• Parking: Driveway; Covered parking for 2 vehicles; Attached 2-car garage
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Condominium (attached); Two stories; Building F; Built in 1974
• Construction: Brick and stucco construction; Slab foundation; Other roof
• Exterior features: Balcony; Brick fencing; Condominium/townhome lot (complex: Park Lane Place Townhomes); Subdivided

Interior

• Kitchen: Kitchen on level 1 (10 x 5); Appliances: Other
• Bedrooms: Primary bedroom on level 2 with walk-in closet (16 x 13); Second bedroom on level 2 (13 x 11)
• Flooring: Concrete flooring
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Vaulted ceilings; Cable TV available; One living area; One dining area; Total of 4 rooms
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (12.7% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $131k (12.7% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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: Jack Lowe Sr El (math 67% / reading 72%, grade A-, #146 of 4,322 statewide, top 4%, 526 students, 98% FRL).
• Zoned-school proficiency averages 70% at this address vs 34% district-wide (+36 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 at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $4k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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: HOA is 27% of rent.

Recommended offer $130,793 (12.7% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.17% ✓
• Cap rate: 5.24%
• Cash-on-cash: -3.78%
• DSCR: 0.83
• GRM: 7.1

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: -24.1%
• Equity multiple: 0.19×
• Total profit: $-34,192
• Equity at exit: $22,351

10-year hold

• IRR: -23.5%
• Equity multiple: -0.11×
• Total profit: $-46,582
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,749 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$478
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-132

Break-even live

Break-even rent $1,916

Max offer price $130,793

Occupancy floor —

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8560 Park Ln Dallas, TX	3.0	2.0	1310	$1,995	$1.52	44d	1	0.08mi
8560 Park Ln #136 Dallas, TX	2.0	2.0	1100	$1,300	$1.18	24d	1	0.08mi
8560 Park Ln Unit 130 Dallas, TX	3.0	2.0	1310	$1,795	$1.37	44d	1	0.10mi
6050 Ridgecrest Rd Dallas, TX	2.0	1.0–2.0	732	$1,295	$1.77	3d	14	0.19mi
6019 Ridgecrest Rd Unit 202B Dallas, TX	2.0	2.5	1102	$1,895	$1.72	22d	1	0.19mi
6251 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	819	$1,395	$1.70	2d	41	0.25mi
6808 Eastridge Dr Unit D3 Dallas, TX	1.0	1.5	1187	$1,600	$1.35	19d	1	0.26mi
7030 Fair Oaks Ave Unit 108 Dallas, TX	2.0	2.5	983	$1,290	$1.31	44d	1	0.27mi
8750 Park Ln Unit 1546129P Dallas, TX	2.0	2.0	1248	$2,663	$2.13	8d	1	0.31mi
6503 Ridgecrest Rd Apt J Dallas, TX	1.0	1.5	943	$1,250	$1.33	44d	1	0.31mi
6738 Eastridge Dr Dallas, TX	2.0	2.0	1732	$2,100	$1.21	24d	1	0.32mi
6738 Eastridge Dr Dallas, TX	2.0	2.0	1743	$2,050	$1.18	44d	2	0.32mi
6050 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	930	$1,382	$1.49	2d	9	0.36mi
6262 Melody Ln Dallas, TX	2.0	1.0–2.0	750	$1,362	$1.82	3d	4	0.39mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	820	$1,225	$1.49	24d	2	0.39mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	750	$1,405	$1.87	12d	4	0.39mi
6262 Melody Ln Dallas, TX	1.0–2.0	1.0–2.0	865	$1,485	$1.72	12d	3	0.39mi
8780 Park Ln Dallas, TX	2.0	1.0–2.0	642	$1,657	$2.58	4d	56	0.40mi
5829 Phoenix Dr Dallas, TX	2.0	2.0	1493	$1,650	$1.11	24d	1	0.41mi
7474 Fair Oaks Ave Unit 7402 Dallas, TX	2.0	2.0	1229	$1,599	$1.30	24d	1	0.41mi
7474 Fair Oaks Ave #7413 Dallas, TX	2.0	2.0	1100	$1,625	$1.48	44d	1	0.41mi
5827 Blackwell St Dallas, TX	2.0	1.0	669	$840	$1.26	3d	4	0.59mi
7510 Holly Hill Dr #132 Dallas, TX	2.0	2.5	1180	$2,500	$2.12	14d	1	0.60mi
6211 E Northwest Hwy Unit 500 Dallas, TX	2.0	2.0	1129	$3,300	$2.92	2d	1	0.61mi
6211 Northwest Hwy Unit 400 Dallas, TX	2.0	2.0	1132	$3,000	$2.65	19d	1	0.61mi
5759 Pineland Dr Dallas, TX	1.0–2.0	1.0–2.0	747	$1,417	$1.90	2d	27	0.66mi
7522 Holly Hill Dr #1 Dallas, TX	3.0	3.0	1448	$1,800	$1.24	24d	1	0.68mi
7525 Holly Hill Dr #58 Dallas, TX	2.0	2.0	1069	$1,450	$1.36	5d	1	0.70mi
8611 Southwestern Blvd Unit 8634 Dallas, TX	2.0	2.0	899	$1,872	$2.08	3d	1	0.71mi
8611 Southwestern Blvd Unit 8668 Dallas, TX	2.0	2.0	899	$1,609	$1.79	14d	1	0.71mi
8116 Park Ln Dallas, TX	2.0	2.0	1125	$3,682	$3.27	44d	1	0.72mi
8116 Park Ln Dallas, TX	2.0	2.0	1125	$3,682	$3.27	22d	1	0.72mi
8110 Park Ln Dallas, TX	2.0	1.0–2.0	1064	$3,263	$3.07	2d	22	0.77mi
8705 Southwestern Blvd Unit 8738 Dallas, TX	3.0	2.0	1286	$2,911	$2.26	3d	1	0.80mi
8705 Southwestern Blvd Unit 8742 Dallas, TX	2.0	2.0	1045	$2,059	$1.97	3d	1	0.80mi
6003 Abrams Rd Dallas, TX	2.0	1.0–2.0	675	$1,470	$2.18	2d	32	0.81mi
9600 Golf Lakes Trl Dallas, TX	1.0–2.0	1.0–2.0	865	$1,675	$1.94	2d	12	0.86mi
8612 Southwestern Blvd Unit 8649 Dallas, TX	2.0	2.0	899	$1,999	$2.22	3d	1	0.88mi
8616 Southwestern Blvd Dallas, TX	2.0	2.0	1268	$3,380	$2.67	24d	1	0.88mi
7023 Kingsbury Dr Dallas, TX	2.0	2.0	1276	$2,500	$1.96	8d	1	0.89mi

HOA detail condo

• Monthly dues: $478 · $5,736/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $149,900 Active 8 DOM
2. 2026-06-17
   days on market $149,900 Active 7 DOM
3. 2026-06-16
   days on market $149,900 Active 6 DOM
4. 2026-06-15
   days on market $149,900 Active 5 DOM
5. 2026-06-13
   remarks 227-char remark
6. 2026-06-13
   listed $149,900 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,991
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − HOA: −$5,736
• − Depreciation: −$4,361
• Taxable loss: −$3,859
• Est. tax savings @ 24.0%: +$926
• After-tax cash flow: $-658/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

+76.6% since first listed

7 events — show timeline

• 2026-06-10 Listed $149,900 NTREIS
• 2009-02-26 Sold (MLS) — NTREIS
• 2009-02-16 Listing Removed — NTREIS
• 2008-12-01 Listed $41,900 NTREIS
• 2004-08-02 Sold (MLS) — NTREIS
• 2004-07-11 Listing Removed — NTREIS
• 2004-05-19 Listed $84,900 NTREIS