9829 Walnut St Unit O106 · Dallas, TX 75243

$69,000

2 bd · 1.0 ba · 808 sqft · Condo · 37 Days on market

Built 1983 Good condition $85/sqft · 27% below area Est $94k · 27% under $336/mo HOA · 28% of rent

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Why this score? — see what drove the B- 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 +23.2/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.4/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks

FULLY RENOVATED WITH BRAND NEW KITCHEN (GRANITE COUNTERTOPS, CABINETS, SINKS, STOVES, REFRIGERATOR, DISHWASHER, MICROWAVER), BRAND NEW FLOOR! NO CARPET! RENOVATED BATHROOM! NEW PAINT! NEW TILE FIREPLACE! 2 beds and 1 bath on the 1st floor! Water and trash is included in HOA. Designated parking spot. A great opportunity for first-time homebuyers or investors looking for rental income potential!

Key facts

• Renovated bathroom
• Brand new kitchen
• New tile fireplace

Tags

• BRAND NEW KITCHEN
• RENOVATED BATHROOM
• NEW TILE FIREPLACE
• DESIGNATED PARKING SPOT

Property features AI

Finance

• HOA & community: Mandatory HOA (Richland Trace HOA); HOA fee $336 monthly — includes water and sewer

Exterior

• Parking: Assigned parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Residential condominium; Attached unit; Single-story; Floor location: 1
• Construction: Built in 1983; Building: O
• Exterior features: Condominium lot setting; Complex: Richland Trace; Subdivision: Richland Trace Condos

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on level 1)
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood-burning fireplace (1)
• Interior features: Pantry; One living area; One dining area; 3 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $69k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Richland El (math 26% / reading 27%, grade F, #2,927 of 4,322 statewide, top 68%, 644 students, 76% FRL) — zoned schools average 76% FRL vs 54% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Richardson ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-5.3%/yr); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $477 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 37 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

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 $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
7. 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.
8. 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: 1.72% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.73%
• DSCR: 1.34
• GRM: 4.8

CMA / ARV

• ARV (median comp): $94,196
• List price: $69,000
• Delta: -26.75%
• 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: -9.7%
• Equity multiple: 0.66×
• Total profit: $-6,505
• Equity at exit: $10,288

10-year hold

• IRR: -8.4%
• Equity multiple: 0.59×
• Total profit: $-7,982
• Equity at exit: $5,966

Cash invested: $19,320 (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: 271
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,186 high
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$336
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $124

Break-even live

Break-even rent $1,029

Max offer price $69,000

Occupancy floor 85%

Sensitivity live

Price	-10% $172	-5% $148	+0% $124	+5% $101	+10% $77
Rent	-10% $31	-5% $78	+0% $124	+5% $171	+10% $218
Rate	-1.0pp $159	-0.5pp $142	base $124	+0.5pp $107	+1.0pp $88

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9833 Walnut St Dallas, TX	2.0	2.0	894	$1,099	$1.23	2d	1	0.04mi
9825 Walnut St #206 Dallas, TX	2.0	2.0	1031	$1,250	$1.21	44d	1	0.05mi
9825 Walnut St Dallas, TX	1.0	1.0	551	$1,000	$1.81	44d	1	0.05mi
9825 Walnut St Unit M103 Dallas, TX	1.0	1.0	551	$1,000	$1.81	2d	1	0.05mi
9831 Walnut St #206 Dallas, TX	2.0	2.0	1031	$1,500	$1.45	44d	1	0.05mi
9831 Walnut St #209 Dallas, TX	2.0	2.0	1031	$1,600	$1.55	44d	1	0.05mi
9815 Walnut St #102 Dallas, TX	1.0	1.0	662	$1,100	$1.66	2d	1	0.06mi
9815 Walnut St #212 Dallas, TX	2.0	2.0	894	$1,450	$1.62	25d	1	0.06mi
9835 Walnut St #102 Dallas, TX	1.0	1.0	662	$895	$1.35	44d	1	0.06mi
9835 Walnut St #202 Dallas, TX	2.0	1.0	774	$1,150	$1.49	25d	1	0.06mi
9839 Walnut St Unit 210 Dallas, TX	2.0	2.0	1055	$1,600	$1.52	44d	1	0.08mi
9837 Walnut St Dallas, TX	2.0	1.0–2.0	919	$1,248	$1.36	8d	2	0.08mi
9837 Walnut St Unit 103 Dallas, TX	2.0	1.0	808	$1,020	$1.26	0d	1	0.09mi
9813 Walnut St #104 Dallas, TX	1.0	1.0	551	$750	$1.36	44d	1	0.09mi
9813 Walnut St Unit 303 Dallas, TX	1.0	1.0	535	$695	$1.30	25d	1	0.09mi
9821 Walnut St Unit K203 Dallas, TX	2.0	2.0	894	$1,200	$1.34	44d	1	0.11mi
9801 Walnut St #214 Dallas, TX	1.0	1.0	774	$1,300	$1.68	19d	1	0.14mi
12920 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	888	$1,705	$1.92	0d	24	0.18mi
9944 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	775	$1,380	$1.78	2d	40	0.18mi
10000 Walnut St Dallas, TX	2.0	1.0–2.5	866	$1,601	$1.85	0d	25	0.33mi
9855 Shadow Way Dallas, TX	2.0	1.0–2.0	760	$1,395	$1.83	4d	20	0.38mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$1,150	$1.33	14d	5	0.43mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$1,325	$1.53	25d	7	0.43mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$1,300	$1.50	0d	4	0.43mi
9601 Walnut St Dallas, TX	1.0	1.0	759	$1,075	$1.42	44d	2	0.43mi
9621 Walnut St Unit 6106 Dallas, TX	1.0	1.0	876	$1,250	$1.43	44d	1	0.45mi
4614 Hanover Dr Garland, TX	3.0	1.0	1062	$1,699	$1.60	25d	1	0.66mi
4614 Hanover Dr Garland, TX	3.0	1.0	1062	$1,699	$1.60	14d	1	0.66mi
12111 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$1,275	$1.48	0d	42	0.72mi
540 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	964	$1,650	$1.71	0d	31	0.80mi
12121 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$1,450	$1.68	0d	41	0.82mi
11991 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	827	$1,315	$1.59	0d	36	0.82mi
12303 Plano Rd Dallas, TX	2.0–4.0	1.0–2.0	1070	$1,391	$1.30	44d	1	0.83mi
530 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	995	$1,872	$1.88	0d	23	0.92mi
9737 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	650	$1,100	$1.69	17d	30	0.95mi
9920 Forest Ln Dallas, TX	1.0	1.0	739	$1,048	$1.42	8d	2	1.00mi
9920 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	882	$1,295	$1.47	22d	3	1.00mi
9920 Forest Ln Dallas, TX	1.0	1.0	777	$1,145	$1.47	16d	1	1.00mi
9669 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	827	$1,380	$1.67	4d	36	1.00mi
11700 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	830	$1,485	$1.79	8d	15	1.02mi

HOA detail condo

• Monthly dues: $336 · $4,032/yr
• Likely covers: watertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-18
   days on market $69,000 Active 37 DOM
2. 2026-06-17
   days on market $69,000 Active 36 DOM
3. 2026-06-16
   days on market $69,000 Active 35 DOM
4. 2026-06-15
   days on market $69,000 Active 34 DOM
5. 2026-06-13
   days on market $69,000 Active 32 DOM
6. 2026-06-09
   days on market $69,000 Active 28 DOM
7. 2026-06-08
   days on market $69,000 Active 27 DOM
8. 2026-06-07
   days on market $69,000 Active 26 DOM
9. 2026-06-04
   days on market $69,000 Active 23 DOM
10. 2026-06-03
    days on market $69,000 Active 22 DOM
11. 2026-06-02
    days on market $69,000 Active 21 DOM
12. 2026-06-01
    days on market $69,000 Active 20 DOM
13. 2026-05-31
    days on market $69,000 Active 19 DOM
14. 2026-05-12
    listed $69,000 Active 396-char remark

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

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: $14,238
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − HOA: −$4,032
• − Depreciation: −$2,007
• Taxable income: $675
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $1,332/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.

Condition & rehab AI · 21 photos

Good 80/100 Cosmetic rehab

This fully renovated townhouse is in excellent condition with a brand new kitchen and bathroom, new flooring, and fresh paint. It's move-in ready and offers a great opportunity for first-time homebuyers or investors looking for rental income potential.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters
• Both Painting exterior walls — Fresh paint can make the home look more appealing and increase its value
• Both Upgrading window treatments — Modern window treatments can improve the home's curb appeal and energy efficiency
• Both Adding a smart home system — Can increase the home's value and attract tech-savvy buyers or renters

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters ↑
• Both Painting exterior walls — Fresh paint can make the home look more appealing and increase its value ↑
• Both Upgrading window treatments — Modern window treatments can improve the home's curb appeal and energy efficiency ↑
• Both Adding a smart home system — Can increase the home's value and attract tech-savvy buyers or renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-12 Listed $69,000 NTREIS