9801 Walnut St #108 · Dallas, TX 75243

$83,000

2 bd · 1.0 ba · 794 sqft · Condo public records · 42 Days on market

Built 1981 $105/sqft · 22% below area Est $107k · 22% under $275/mo HOA · 23% of rent

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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 +15.6/30.0
• ARV discount +15.0/15.0
• 1% rule +9.7/10.0
• DSCR +4.8/10.0
• 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

Key facts

• Tile flooring
• $275 HOA
• Built 1981

Tags

• FULLY RENOVATED CONDO
• LUXURY VINYL PLANK FLOORING
• TILE FLOORING
• WASHER DRYER REFRIGERATOR

Property features AI

Finance

• Other: Property listed as residential condominium; Listing is active and offered by Avignon Realty
• HOA & community: Mandatory association with Richland Management; HOA fee $275 monthly; HOA covers front yard maintenance

Exterior

• Parking: Common parking (no private garage or covered/carport spaces)
• Utilities: City water; City sewer; Electricity available; Not in a municipal utility district
• Home design: Condominium (attached); Two-story building; unit located on floor 1; Built in 1981
• Construction: Year built 1981
• Exterior features: Front yard maintenance included in HOA; Located in the Richland Trace condominium complex; Lot roughly 8.8 acres for the overall parcel

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on level 1)
• Bathrooms: 1 full bathroom
• Heating & cooling: No smart home features reported
• Interior features: Granite counters; One living area; One dining area; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $83k.

Deal economics

• At list price, monthly cash flow is $35 ($414/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 18d 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 $574 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 42 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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: property tax is 2.7% of price; HOA is 23% 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 $80,510 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.47% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 5.7

CMA / ARV

• ARV (median comp): $106,948
• List price: $83,000
• Delta: -22.39%
• 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: -18.7%
• Equity multiple: 0.37×
• Total profit: $-14,592
• Equity at exit: $12,376

10-year hold

• IRR: -26.3%
• Equity multiple: 0.02×
• Total profit: $-22,743
• Equity at exit: $7,176

Cash invested: $23,240 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$435
• Tax from tax record: −$186 /mo · $2,228/yr
• Insurance: −$35
• HOA: −$275
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $35

Break-even live

Break-even rent $1,178

Max offer price $83,000

Occupancy floor 92%

Sensitivity live

Price	-10% $82	-5% $58	+0% $35	+5% $11	+10% $-12
Rent	-10% $-62	-5% $-14	+0% $35	+5% $83	+10% $131
Rate	-1.0pp $76	-0.5pp $56	base $35	+0.5pp $13	+1.0pp $-9

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9801 Walnut St #214 Dallas, TX	1.0	1.0	774	$1,300	$1.68	19d	1	0.04mi
12920 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	888	$1,705	$1.92	0d	24	0.06mi
9825 Walnut St #206 Dallas, TX	2.0	2.0	1031	$1,250	$1.21	44d	1	0.10mi
9825 Walnut St Dallas, TX	1.0	1.0	551	$1,000	$1.81	44d	1	0.10mi
9825 Walnut St Unit M103 Dallas, TX	1.0	1.0	551	$1,000	$1.81	2d	1	0.10mi
9831 Walnut St #209 Dallas, TX	2.0	2.0	1031	$1,600	$1.55	44d	1	0.13mi
9831 Walnut St #206 Dallas, TX	2.0	2.0	1031	$1,500	$1.45	44d	1	0.13mi
9944 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	775	$1,380	$1.78	2d	40	0.14mi
9833 Walnut St Dallas, TX	2.0	2.0	894	$1,099	$1.23	2d	1	0.15mi
9815 Walnut St #102 Dallas, TX	1.0	1.0	662	$1,100	$1.66	2d	1	0.17mi
9815 Walnut St #212 Dallas, TX	2.0	2.0	894	$1,450	$1.62	25d	1	0.17mi
9835 Walnut St #202 Dallas, TX	2.0	1.0	774	$1,150	$1.49	25d	1	0.18mi
9835 Walnut St #102 Dallas, TX	1.0	1.0	662	$895	$1.35	44d	1	0.18mi
9839 Walnut St Unit 210 Dallas, TX	2.0	2.0	1055	$1,600	$1.52	44d	1	0.20mi
9837 Walnut St Dallas, TX	2.0	1.0–2.0	919	$1,248	$1.36	8d	2	0.20mi
9837 Walnut St Unit 103 Dallas, TX	2.0	1.0	808	$1,020	$1.26	0d	1	0.20mi
9813 Walnut St #104 Dallas, TX	1.0	1.0	551	$750	$1.36	44d	1	0.20mi
9813 Walnut St Unit 303 Dallas, TX	1.0	1.0	535	$695	$1.30	25d	1	0.20mi
9821 Walnut St Unit K203 Dallas, TX	2.0	2.0	894	$1,200	$1.34	44d	1	0.22mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$1,150	$1.33	14d	5	0.31mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$1,325	$1.53	25d	7	0.31mi
9696 Walnut St Dallas, TX	1.0–2.0	1.0–2.0	866	$1,300	$1.50	0d	4	0.31mi
9601 Walnut St Dallas, TX	1.0	1.0	759	$1,075	$1.42	44d	2	0.32mi
9621 Walnut St Unit 6106 Dallas, TX	1.0	1.0	876	$1,250	$1.43	44d	1	0.34mi
9855 Shadow Way Dallas, TX	2.0	1.0–2.0	760	$1,395	$1.83	4d	20	0.38mi
10000 Walnut St Dallas, TX	2.0	1.0–2.5	866	$1,601	$1.85	0d	25	0.38mi
12111 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$1,275	$1.48	0d	42	0.68mi
12121 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	862	$1,450	$1.68	0d	41	0.76mi
540 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	964	$1,650	$1.71	0d	31	0.76mi
11991 Audelia Rd Dallas, TX	1.0–2.0	1.0–2.0	827	$1,315	$1.59	0d	36	0.77mi
4614 Hanover Dr Garland, TX	3.0	1.0	1062	$1,699	$1.60	25d	1	0.78mi
4614 Hanover Dr Garland, TX	3.0	1.0	1062	$1,699	$1.60	14d	1	0.78mi
530 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	995	$1,872	$1.88	0d	23	0.86mi
9737 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	650	$1,100	$1.69	17d	30	0.91mi
12303 Plano Rd Dallas, TX	2.0–4.0	1.0–2.0	1070	$1,391	$1.30	44d	1	0.92mi
9669 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	827	$1,380	$1.67	4d	36	0.95mi
430 Buckingham Rd Richardson, TX	1.0–2.0	1.0–2.0	917	$1,639	$1.79	2d	14	0.98mi
12484 Abrams Rd #1724 Dallas, TX	2.0	2.0	1006	$1,500	$1.49	44d	1	0.98mi
535 Buckingham Rd Richardson, TX	1.0–2.0	1.0–2.0	828	$1,735	$2.09	0d	18	0.99mi
9920 Forest Ln Dallas, TX	1.0–2.0	1.0–2.0	882	$1,295	$1.47	22d	3	1.00mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $83,000 Active 42 DOM
2. 2026-06-17
   days on market $83,000 Active 41 DOM
3. 2026-06-16
   days on market $83,000 Active 40 DOM
4. 2026-06-15
   days on market $83,000 Active 39 DOM
5. 2026-06-13
   days on market $83,000 Active 37 DOM
6. 2026-06-09
   days on market $83,000 Active 33 DOM
7. 2026-06-08
   days on market $83,000 Active 32 DOM
8. 2026-06-07
   days on market $83,000 Active 31 DOM
9. 2026-06-04
   days on market $83,000 Active 28 DOM
10. 2026-06-03
    days on market $83,000 Active 27 DOM
11. 2026-06-02
    days on market $83,000 Active 26 DOM
12. 2026-06-01
    days on market $83,000 Active 25 DOM
13. 2026-05-31
    days on market $83,000 Active 24 DOM
14. 2026-05-07
    listed $83,000 Active 442-char remark
15. 2025-07-17
    listed $94,999 Active
16. 2017-05-06
    historical
17. 2017-04-27
    price $71,700
18. 2017-04-06
    listed $76,700 Active
19. 2012-11-14
    soldstatus
20. 2005-04-01
    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: $2,228 · $186/mo
• Projected year-2 tax: $2,228 · $186/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: $14,659
• − Mortgage interest: −$4,649
• − Property taxes: −$2,228
• − Insurance: −$415
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − HOA: −$3,300
• − Depreciation: −$2,415
• Taxable loss: −$693
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $581/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

+8.2% since first listed

7 events — show timeline

• 2026-05-07 Listed $83,000 NTREIS
• 2025-07-17 Listed $94,999 NTREIS
• 2017-05-06 Listing Removed — NTREIS
• 2017-04-27 Price Changed $71,700 NTREIS
• 2017-04-06 Listed $76,700 NTREIS
• 2012-11-14 Sold (Public Records) — Public Records
• 2005-04-01 Sold (Public Records) — Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,228 · -0.2% YoY. Source: county tax records.