9747 Whitehurst Dr #94 · Dallas, TX 75243

$78,000

1 bd · 1.0 ba · 573 sqft · Townhouse public records · 36 Days on market

Built 1982 4.24 ac lot $136/sqft · 21% below area Est $98k · 21% under $245/mo HOA · 26% 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).

• ARV discount +15.0/15.0
• Cash flow +7.0/30.0
• 1% rule +6.9/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This second floor condo is just perfect for a small family and if you work from home this is perfect for you with open kitchen and dining and fireplace with a nice small balcony it is a great space to work from home the high ceilings make it feel bigger than the just under 600 SF and the neighborhood has a pool and covered parking so call for a showing it is priced right for the right buyer and seller will offer allowance if needed

Key facts

• Covered parking
• Small balcony
• High ceilings

Tags

• OPEN KITCHEN
• SMALL BALCONY
• HIGH CEILINGS
• NEIGHBORHOOD POOL
• COVERED PARKING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $78k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $58k (26.0% below list).
• Meets the 1% rule at list price ($927 rent vs $78k).
• Recommended offer: $58k (26.0% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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.
• 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.
• Zoned schools: Math/Science/Tech Magnet (math 60% / reading 55%, grade C+, #492 of 4,322 statewide, top 12%, 601 students, 51% FRL); Lake Highlands J H (math 37% / reading 51%, grade D, #512 of 1,662 statewide, top 32%, 822 students, 49% FRL); Lake Highlands H S (math 38% / reading 45%, grade F, #767 of 1,632 statewide, top 47%, 2,896 students, 57% FRL) — zoned schools at 52% FRL track the district average.
• 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 $539 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 36 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 26% 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 $57,748 (26.0% 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 36 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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 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: 1.19% ✓
• Cap rate: 4.53%
• Cash-on-cash: -6.30%
• DSCR: 0.72
• GRM: 7.0

CMA / ARV

• ARV (median comp): $98,278
• List price: $78,000
• Delta: -20.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9747 Whitehurst Dr #123	0.00mi	1/1.0	573 (0%)	6mo	$92,149	$161	95
9747 Whitehurst Ln #85	0.00mi	1/1.0	573 (0%)	10mo	$79,500	$139	92

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: -32.7%
• Equity multiple: -0.03×
• Total profit: $-22,454
• Equity at exit: $11,630

10-year hold

• IRR: -80.3%
• Equity multiple: -0.77×
• Total profit: $-38,629
• Equity at exit: $6,744

Cash invested: $21,840 (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: 7.0×

Monthly cashflow live

• Estimated rent: $927 high
• Mortgage (P&I): −$409
• Tax from tax record: −$160 /mo · $1,926/yr
• Insurance: −$32
• HOA: −$245
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $-115

Break-even live

Break-even rent $1,072

Max offer price $57,748

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-93	+0% $-115	+5% $-137	+10% $-159
Rent	-10% $-188	-5% $-151	+0% $-115	+5% $-78	+10% $-41
Rate	-1.0pp $-75	-0.5pp $-95	base $-115	+0.5pp $-135	+1.0pp $-155

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9747 Whitehurst Dr #87 Dallas, TX	1.0	1.0	573	$1,000	$1.75	45d	1	0.03mi
9911 Whitehurst Dr Dallas, TX	2.0	1.0–2.0	738	$974	$1.32	1d	28	0.03mi
9917 Whitehurst Dr Dallas, TX	1.0	1.0	553	$932	$1.69	26d	1	0.09mi
9850 Whitehurst Dr Dallas, TX	2.0	1.0–2.0	781	$1,024	$1.31	1d	23	0.12mi
9727 Whitehurst Dr Dallas, TX	1.0–2.0	1.0–2.0	791	$715	$0.90	1d	2	0.19mi
8856 Fair Oaks Xing Dallas, TX	1.0	1.0	550	$929	$1.69	45d	1	0.19mi
9633 W Ferris Branch Blvd Dallas, TX	1.0	1.0	663	$1,076	$1.62	4d	22	0.22mi
8600 Coppertowne Ln #502 Dallas, TX	1.0	1.0	720	$1,400	$1.94	19d	1	0.23mi
8600 Coppertowne Ln Dallas, TX	1.0–2.0	1.0	792	$1,300	$1.64	1d	2	0.23mi
9690 Forest Ln Dallas, TX	3.0	1.0–2.0	838	$1,088	$1.30	1d	33	0.49mi
10928 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	748	$849	$1.14	3d	23	0.51mi
11606 Audelia Rd Dallas, TX	1.0	1.0	741	$925	$1.25	26d	1	0.56mi
8309 Skillman St Dallas, TX	1.0	1.0	670	$880	$1.31	16d	1	0.56mi
8309 Skillman St Dallas, TX	1.0	1.0	670	$880	$1.31	22d	1	0.56mi
11600 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	877	$799	$0.91	7d	18	0.59mi
10075 Royal Ln Dallas, TX	1.0–2.0	1.0–2.0	868	$1,000	$1.15	6d	3	0.60mi
11620 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	889	$880	$0.99	4d	12	0.63mi
9669 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	827	$650	$0.79	5d	36	0.64mi
9900 Adleta Blvd Dallas, TX	1.0–2.0	1.0–2.0	710	$849	$1.20	0d	56	0.65mi
9601 Forest Ln #516 Dallas, TX	1.0	1.0	675	$800	$1.19	17d	1	0.66mi
11700 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	830	$944	$1.14	9d	15	0.67mi
11515 Leisure Dr Dallas, TX	1.0–2.0	1.0–2.0	781	$665	$0.85	1d	28	0.67mi
9737 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	650	$700	$1.08	19d	30	0.68mi
10028 Royal Ln Dallas, TX	1.0–3.0	1.0–2.5	971	$760	$0.78	0d	34	0.69mi
9450 Forest Springs Dr Dallas, TX	1.0–3.0	1.0–2.5	1027	$849	$0.83	7d	69	0.73mi
9637 Forest Ln Dallas, TX	1.0–3.0	1.0–2.0	1006	$961	$0.95	1d	12	0.73mi
9959 Adleta Blvd Dallas, TX	1.0–2.0	1.0–2.0	765	$616	$0.80	0d	24	0.74mi
9920 Forest Ln Dallas, TX	1.0	1.0	739	$1,048	$1.42	9d	2	0.74mi
9920 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	882	$955	$1.08	24d	3	0.74mi
9350 Skillman St Dallas, TX	1.0–2.0	1.0–2.0	772	$742	$0.96	0d	209	0.75mi
11991 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	827	$740	$0.89	0d	36	0.82mi
8110 Skillman St Dallas, TX	1.0–2.0	1.0–2.0	600	$850	$1.42	1d	4	0.85mi
12121 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$865	$1.00	0d	41	0.86mi
12111 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$675	$0.78	0d	42	0.90mi
9505 Royal Ln Dallas, TX	1.0–2.0	1.0–2.0	854	$711	$0.83	0d	36	0.92mi
9600 Royal Ln Dallas, TX	1.0–2.0	1.0	829	$995	$1.20	26d	3	0.98mi
9302 Forest Ln Dallas, TX	1.0	1.0	570	$1,019	$1.79	14d	1	1.04mi
9520 Royal Ln Dallas, TX	1.0–2.0	1.0–2.0	656	$850	$1.30	5d	2	1.04mi
9520 Royal Ln Dallas, TX	1.0–2.0	1.0–2.0	656	$850	$1.30	1d	2	1.04mi
9302 Forest Ln Unit 9376 Dallas, TX	1.0	1.0	570	$1,070	$1.88	0d	1	1.04mi

HOA detail

• Monthly dues: $245 · $2,940/yr
• Likely covers: pool

Listing history 8 events

1. 2026-04-22
   price $78,000 435-char remark

   Show marketing remark (435 chars)

   This second floor condo is just perfect for a small family and if you work from home this is perfect for you with open kitchen and dining and fireplace with a nice small balcony it is a great space to work from home the high ceilings make it feel bigger than the just under 600 SF and the neighborhood has a pool and covered parking so call for a showing it is priced right for the right buyer and seller will offer allowance if needed

2. 2026-04-08
   listed $82,500 Active 435-char remark

   Show marketing remark (435 chars)

   This second floor condo is just perfect for a small family and if you work from home this is perfect for you with open kitchen and dining and fireplace with a nice small balcony it is a great space to work from home the high ceilings make it feel bigger than the just under 600 SF and the neighborhood has a pool and covered parking so call for a showing it is priced right for the right buyer and seller will offer allowance if needed

3. 2007-09-17
   soldstatus
4. 2007-09-13
   soldstatus 148-char remark

   Show marketing remark (148 chars)

   Gated with pool Great views! Beautiful 1 Bedroom, 1 Bath condo with a great view off the balcony! Backs up to new school Must see! Quiet neighbors.

5. 2007-08-24
   historical 148-char remark

   Show marketing remark (148 chars)

   Gated with pool Great views! Beautiful 1 Bedroom, 1 Bath condo with a great view off the balcony! Backs up to new school Must see! Quiet neighbors.

6. 2007-07-29
   listed $24,500 148-char remark

   Show marketing remark (148 chars)

   Gated with pool Great views! Beautiful 1 Bedroom, 1 Bath condo with a great view off the balcony! Backs up to new school Must see! Quiet neighbors.

7. 1996-07-08
   soldstatus $69,426
8. 1982-12-01
   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: $1,926 · $160/mo
• Projected year-2 tax: $1,926 · $160/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: $11,125
• − Mortgage interest: −$4,369
• − Property taxes: −$1,926
• − Insurance: −$390
• − Repairs & maintenance: −$890
• − Management: −$890
• − HOA: −$2,940
• − Depreciation: −$2,269
• Taxable loss: −$2,549
• Est. tax savings @ 24.0%: +$612
• After-tax cash flow: $-764/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

+12.3% since first listed

8 events — show timeline

• 2026-04-22 Price Changed $78,000 NTREIS
• 2026-04-08 Listed $82,500 NTREIS
• 2007-09-17 Sold (Public Records) — Public Records
• 2007-09-13 Sold (MLS) — NTREIS
• 2007-08-24 Listing Removed — NTREIS
• 2007-07-29 Listed $24,500 NTREIS
• 1996-07-08 Sold (Public Records) $69,426 Public Records
• 1982-12-01 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,926 · +8.0% YoY. Source: county tax records.