7830 Meadow Park Dr #209 · Dallas, TX 75230

$133,100

2 bd · 2.0 ba · 986 sqft · Condo public records · 125 Days on market

Built 1963 $135/sqft · 26% below area Est $219k · 39% under $744/mo HOA · 42% of rent ↓ 25% 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).

• ARV discount +15.0/15.0
• 1% rule +8.3/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Schools +2.8/10.0
• Cash flow +2.5/30.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FULLY Gated Intimate recently renovated complex - HOA INCLUDES ALL UTILITIES, Secured 1 Covered Parking space, unit overlooks pool from a good distance, Quick access to covered parking spot, Balcony off of kitchen to eat al fresco. NEW Kitchen cabinets, NEW 99% fully renovated! Finish off light kitchen and optional bathroom remodel - place tenant asap! Heart of everything Dallas! Less than 10mins to SMU-North Park-Katy trail, Values are promising to hold to resell for profit! Live in unit & remodel at the same time! NEW decorative tile flooring in all wet areas, 2 NEW barn sliding doors, NEW hardware everywhere, NEW kitchen remodel with offering farmhouse sink & floating shelves, NEW paint, NEW Woodlike Luxury Water resistant flooring, NEW light switches, NEW garbage disposal, NEW cabinets, NEW microwave, Unit offers front and back patio! Jack and Jill bathroom w.close door stackable laundry & 2 Separate vanities, Good size Pantry, deep closets, extra storage in bathroom. Prime location minutes from Trader Joes, Presbyterian, Medical City Hospitals, Shopping, Dining, North Park Mall, Entertainment, Mature neighborhoods offering homes in the millions+. NEW COMPLEX UPGRADES include: NEW roof, all NEW windows, NEW exterior painting, NEW electrical panels, NEW guttering and French Doors. New landscaping in courtyard and surrounding areas, 986sf roguhly...

Key facts

• Unit overlooks pool
• New kitchen cabinets
• Farmhouse sink

Tags

• UNIT OVERLOOKS POOL
• BALCONY OFF OF KITCHEN
• NEW KITCHEN CABINETS
• NEW DECORATIVE TILE FLOORING
• 2 NEW BARN SLIDING DOORS
• FARMHOUSE SINK

🏷️ Possibly a rental listed for sale. The $133,100 price doesn't fit this home's estimated sale value (~$218,543) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $133k.

Deal economics

• At list price, monthly cash flow is $-460 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $86k (35.7% below list).
• Meets the 1% rule at list price ($2k rent vs $133k).
• Recommended offer: $86k (35.7% below list) — sets the bar for cash-flow.

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 rising (+2.6%/yr); 288 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $920 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

• It's been on market 125 days — a 12% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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; HOA is 42% 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 $85,626 (35.7% 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. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 36% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 1.33% ✓
• Cap rate: 2.14%
• Cash-on-cash: -14.82%
• DSCR: 0.34
• GRM: 6.3

CMA / ARV

• ARV (median comp): $218,543
• List price: $133,100
• Delta: -39.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -44.9%
• Equity multiple: -0.37×
• Total profit: $-50,980
• Equity at exit: $19,846

10-year hold

• IRR: -82.8%
• Equity multiple: -1.22×
• Total profit: $-82,567
• Equity at exit: $11,508

Cash invested: $37,268 (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 75230

• Rents YoY: 2.6%
• Active inventory: 288
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,765 high
• Mortgage (P&I): −$698
• Tax from tax record: −$357 /mo · $4,281/yr
• Insurance: −$55
• HOA: −$744
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-460

Break-even live

Break-even rent $2,347

Max offer price $85,626

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: $33,275
• Closing costs: $3,993
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10020 Regal Park Ln Unit 1520122P Dallas, TX	2.0	2.0	1076	$3,697	$3.44	6d	1	0.05mi
10216 Regal Oaks Dr Unit C Dallas, TX	1.0	1.0	734	$1,280	$1.74	43d	1	0.05mi
7903 Meadow Park Dr #103 Dallas, TX	1.0	1.0	734	$1,100	$1.50	43d	1	0.07mi
7903 Meadow Park Dr Dallas, TX	1.0	1.0	734	$1,100	$1.50	1d	1	0.07mi
10119 Regal Park Ln #205 Dallas, TX	2.0	2.0	949	$1,800	$1.90	1d	1	0.08mi
7730 Meadow Park Dr #201 Dallas, TX	2.0	2.0	1050	$1,890	$1.80	24d	1	0.08mi
7734 Meadow Rd #221 Dallas, TX	1.0	1.0	638	$1,400	$2.19	6d	1	0.12mi
7770 Meadow Rd #202 Dallas, TX	2.0	2.0	881	$1,600	$1.82	43d	1	0.14mi
10333 N Central Expy Dallas, TX	1.0–2.0	1.0–2.0	600	$1,500	$2.50	15d	20	0.16mi
10406 High Hollows Dr Dallas, TX	1.0	1.5	933	$1,375	$1.47	18d	1	0.18mi
10406 High Hollows Dr #226 Dallas, TX	1.0	1.5	933	$1,375	$1.47	22d	1	0.18mi
7825 Firefall Way Dallas, TX	3.0	1.0–2.5	1442	$10,243	$7.10	1d	48	0.20mi
9845 N Central Expy Unit 1013627P Dallas, TX	1.0	1.0	839	$3,672	$4.38	43d	1	0.21mi
7781 Firefall Way Unit 1624 Dallas, TX	1.0	1.0	881	$2,712	$3.08	43d	1	0.23mi
7777 Manderville Ln Dallas, TX	2.0	1.0–2.0	863	$3,018	$3.50	2d	61	0.34mi
10594 High Hollows Dr #290 Dallas, TX	2.0	1.0	851	$1,495	$1.76	24d	1	0.35mi
8083 Meadow Rd Unit 1233189P Dallas, TX	2.0	2.0	1044	$4,235	$4.06	6d	1	0.36mi
7885 Riverfall Dr Dallas, TX	1.0	1.0	550	$805	$1.46	19d	1	0.37mi
10507 Steppington Dr Dallas, TX	1.0	1.0	558	$1,075	$1.93	43d	1	0.38mi
10570 Stone Canyon Rd Unit 354 Dallas, TX	1.0	1.0	820	$1,122	$1.37	43d	1	0.39mi
10570 Stone Canyon Rd Dallas, TX	1.0–2.0	1.0–2.0	646	$1,464	$2.27	1d	24	0.39mi
7879 Riverfall Dr Dallas, TX	1.0–2.0	1.0–2.0	678	$1,444	$2.13	4d	32	0.39mi
10550 N Central Expy Dallas, TX	2.0	1.0–2.0	885	$2,150	$2.43	1d	12	0.41mi
10501 Steppington Dr Dallas, TX	1.0	1.0	626	$1,158	$1.85	19d	15	0.42mi
8122 Midtown Blvd Unit 1335743P Dallas, TX	1.0	1.0	753	$2,996	$3.98	2d	1	0.43mi
8175 Meadow Rd Dallas, TX	2.0	1.0–2.0	620	$1,400	$2.26	43d	1	0.45mi
10588 Stone Canyon Rd Dallas, TX	2.0	1.0–2.0	783	$1,614	$2.06	1d	45	0.45mi
10658 N Central Expy Dallas, TX	2.0	1.0–2.0	929	$3,053	$3.29	1d	82	0.47mi
10658 N Central Expy Dallas, TX	2.0	1.0–2.0	929	$3,227	$3.47	16d	90	0.47mi
10590 Stone Canyon Rd Dallas, TX	1.0	1.0	558	$1,050	$1.88	43d	1	0.47mi
10590 Stone Canyon Rd Dallas, TX	1.0	1.0	558	$1,050	$1.88	22d	1	0.47mi
10590 Stone Canyon Rd Dallas, TX	2.0	2.0	1111	$1,560	$1.40	24d	1	0.47mi
8107 Manderville Ln Dallas, TX	2.0	1.0–2.5	889	$2,341	$2.63	1d	22	0.47mi
9606 Golf Lakes Trl Dallas, TX	1.0	1.0	712	$1,330	$1.87	43d	1	0.48mi
9606 Golf Lakes Trl Dallas, TX	1.0	1.0	712	$1,330	$1.87	22d	1	0.48mi
9606 Golf Lakes Trl Dallas, TX	2.0	2.0	1012	$1,700	$1.68	24d	1	0.48mi
7557 Rambler Rd Ste 111 Dallas, TX	1.0	1.0	610	$1,182	$1.94	43d	1	0.51mi
7783 Glen America Dr Dallas, TX	1.0	1.0	700	$1,302	$1.86	43d	1	0.52mi
10602 Stone Canyon Rd Dallas, TX	1.0–2.0	1.0–2.0	724	$1,520	$2.10	2d	20	0.52mi
10640 Steppington Dr Dallas, TX	1.0–2.0	1.0–2.0	724	$1,295	$1.79	1d	28	0.52mi

HOA detail condo

• Monthly dues: $744 · $8,928/yr
• Likely covers: watertrashelectriclandscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $133,100 Active 125 DOM
2. 2026-06-17
   days on market $133,100 Active 124 DOM
3. 2026-06-16
   days on market $133,100 Active 123 DOM
4. 2026-06-15
   days on market $133,100 Active 122 DOM
5. 2026-06-13
   days on market $133,100 Active 120 DOM
6. 2026-06-09
   days on market $133,100 Active 116 DOM
7. 2026-06-08
   days on market $133,100 Active 115 DOM
8. 2026-06-07
   days on market $133,100 Active 114 DOM
9. 2026-06-04
   days on market $133,100 Active 111 DOM
10. 2026-06-03
    days on market $133,100 Active 110 DOM
11. 2026-06-02
    days on market $133,100 Active 109 DOM
12. 2026-06-02
    days on market $133,100 Active 108 DOM
13. 2026-05-31
    days on market $133,100 Active 107 DOM
14. 2026-04-04
    price $133,100 1385-char remark

    Show marketing remark (1385 chars)

    FULLY Gated Intimate recently renovated complex - HOA INCLUDES ALL UTILITIES, Secured 1 Covered Parking space, unit overlooks pool from a good distance, Quick access to covered parking spot, Balcony off of kitchen to eat al fresco. NEW Kitchen cabinets, NEW 99% fully renovated! Finish off light kitchen and optional bathroom remodel - place tenant asap! Heart of everything Dallas! Less than 10mins to SMU-North Park-Katy trail, Values are promising to hold to resell for profit! Live in unit & remodel at the same time! NEW decorative tile flooring in all wet areas, 2 NEW barn sliding doors, NEW hardware everywhere, NEW kitchen remodel with offering farmhouse sink & floating shelves, NEW paint, NEW Woodlike Luxury Water resistant flooring, NEW light switches, NEW garbage disposal, NEW cabinets, NEW microwave, Unit offers front and back patio! Jack and Jill bathroom w.close door stackable laundry & 2 Separate vanities, Good size Pantry, deep closets, extra storage in bathroom. Prime location minutes from Trader Joes, Presbyterian, Medical City Hospitals, Shopping, Dining, North Park Mall, Entertainment, Mature neighborhoods offering homes in the millions+. NEW COMPLEX UPGRADES include: NEW roof, all NEW windows, NEW exterior painting, NEW electrical panels, NEW guttering and French Doors. New landscaping in courtyard and surrounding areas, 986sf roguhly...

15. 2026-02-13
    listed $133,200 Active 1385-char remark

    Show marketing remark (1385 chars)

    FULLY Gated Intimate recently renovated complex - HOA INCLUDES ALL UTILITIES, Secured 1 Covered Parking space, unit overlooks pool from a good distance, Quick access to covered parking spot, Balcony off of kitchen to eat al fresco. NEW Kitchen cabinets, NEW 99% fully renovated! Finish off light kitchen and optional bathroom remodel - place tenant asap! Heart of everything Dallas! Less than 10mins to SMU-North Park-Katy trail, Values are promising to hold to resell for profit! Live in unit & remodel at the same time! NEW decorative tile flooring in all wet areas, 2 NEW barn sliding doors, NEW hardware everywhere, NEW kitchen remodel with offering farmhouse sink & floating shelves, NEW paint, NEW Woodlike Luxury Water resistant flooring, NEW light switches, NEW garbage disposal, NEW cabinets, NEW microwave, Unit offers front and back patio! Jack and Jill bathroom w.close door stackable laundry & 2 Separate vanities, Good size Pantry, deep closets, extra storage in bathroom. Prime location minutes from Trader Joes, Presbyterian, Medical City Hospitals, Shopping, Dining, North Park Mall, Entertainment, Mature neighborhoods offering homes in the millions+. NEW COMPLEX UPGRADES include: NEW roof, all NEW windows, NEW exterior painting, NEW electrical panels, NEW guttering and French Doors. New landscaping in courtyard and surrounding areas, 986sf roguhly...

16. 2025-06-03
    listed $178,400 Active
17. 2023-01-30
    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: $4,281 · $357/mo
• Projected year-2 tax: $4,281 · $357/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: $21,176
• − Mortgage interest: −$7,456
• − Property taxes: −$4,281
• − Insurance: −$666
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − HOA: −$8,928
• − Depreciation: −$3,872
• Taxable loss: −$7,414
• Est. tax savings @ 24.0%: +$1,779
• After-tax cash flow: $-3,742/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): 27,763
• Household income: $110,956
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 1333.0

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: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 12% Black 9% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 3% Italian 2% Serbian 2%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 8% Other Indo-European 3% French/Haitian/Cajun 1%

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: ▼ -595.21%
• Current HPI: 329.7118
• Rent YoY: ▲ 2.60%
• 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

-25.4% since first listed

4 events — show timeline

• 2026-04-04 Price Changed $133,100 NTREIS
• 2026-02-13 Listed $133,200 NTREIS
• 2025-06-03 Listed $178,400 NTREIS
• 2023-01-30 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $4,281 · -0.4% YoY. Source: county tax records.