3694 Green Meadow Ln · Flower Mound, TX 75022

$769,900

4 bd · 2.0 ba · 2,214 sqft · SingleFamily public records · 11 Days on market

Built 1968 1.98 ac lot Est $768k · at est.

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Why this score? — see what drove the F 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 +7.4/15.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Cash flow +3.5/30.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

CANCELLED OPEN HOUSE FOR SUNDAY MAY 31ST. .. Tucked beneath a canopy of mature trees on nearly 2 private acres in one of Flower Mound’s most coveted settings, this rare corner-lot property delivers the kind of privacy, character, and lifestyle that buyers search for but rarely find. With a winding U-shaped driveway, towering trees, expansive green space, and an 8' deep sparkling pool, 3694 Green Meadow Lane feels like a private retreat just minutes from Grapevine Lake, shopping, dining, parks, and major commuter routes throughout DFW. This spacious one-story home offers over 2,800 square feet with a flexible layout designed to fit a variety of lifestyles. Featuring either 3 bedrooms p

Key facts

• Private acres
• Flexible layout
• Mature landscaping

Tags

• PRIVATE ACRES
• WINDING U-SHAPED DRIVEWAY
• FLEXIBLE LAYOUT
• EXTRAORDINARY OUTDOOR SPACE
• SEPARATE WORKSHOP SPACE
• MATURE LANDSCAPING

Property features AI

Finance

• Other: No municipal utility district
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage; 3 covered/garage parking spaces; Driveway and circular driveway; Garage faces side
• Security: Smoke detectors installed; Audio and video surveillance present
• Utilities: City water; Electricity connected; Septic system
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1968 (preowned); Brick, concrete, and wood construction; Slab foundation; Shingle/composition roof
• Exterior features: Covered patio/porch; Fenced pool area; In-ground pool; Back yard fencing (metal, partial, wrought iron); Landscaped grounds with many trees; Corner lot; Cleared and partially wooded vegetation

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Water line to refrigerator
• Bedrooms: 4 bedrooms (all on one level); Primary bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Fireplace(s) provide supplemental heat; Central air conditioning; Ceiling fans
• Interior features: Built-in features throughout; Eat-in kitchen with breakfast bar; Kitchen island; Pantry; Tile counters; High-speed internet available; Paneling; Window coverings
• Laundry & utility: Laundry on main level; Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $770k.

Deal economics

• At list price, monthly cash flow is $-2k ($-28k/yr) — negative.
• To cash-flow at today's rent, offer at most $359k (53.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $342k (55.5% below list).
• Recommended offer: $342k (55.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#317 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Lewisville ISD (suburban): math 49% / reading 54% proficiency, ranked #109 of 826 in TX (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Liberty El (math 75% / reading 76%, grade A, #73 of 4,322 statewide, top 2%, 593 students, 7% FRL); Mckamy Middle (math 73% / reading 75%, grade A, #41 of 1,662 statewide, top 3%, 805 students, 5% FRL); Flower Mound H S (math 82% / reading 86%, grade A, #19 of 1,632 statewide, top 1%, 3,542 students, 7% FRL) — zoned schools average 6% FRL vs 26% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 78% at this address vs 52% district-wide (+26 pts) — the actual schools serving this property are materially stronger than the Lewisville ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.2%/yr); 217 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $23k of value loss. Plan a longer hold.
• Denton County population projected at +66% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $342,480 (55.5% 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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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 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: 0.44% ✗
• Cap rate: 2.67%
• Cash-on-cash: -12.95%
• DSCR: 0.42
• GRM: 18.7

CMA / ARV

• ARV (on-the-fly): $768,258
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3213 Indian Trl	0.44mi	3/2.0 (-1)	2,250 (+2%)	4mo	$800,000	$356	68
3412 Shady Oaks Dr	0.23mi	3/2.0 (-1)	1,989 (-10%)	1mo	$691,000	$347	67
3625 High Rd	0.13mi	4/2.0	2,425 (+10%)	23mo	$545,000	$225	59

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: -43.4%
• Equity multiple: -0.31×
• Total profit: $-283,125
• Equity at exit: $114,795

10-year hold

• IRR: -95.0%
• Equity multiple: -1.21×
• Total profit: $-476,676
• Equity at exit: $66,567

Cash invested: $215,572 (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 75022

• Home prices YoY: -18.4%
• Rents YoY: -1.2%
• Active inventory: 217
• Price-to-rent: 18.7×

Monthly cashflow live

• Estimated rent: $3,425 medium
• Mortgage (P&I): −$4,037
• Tax from tax record: −$674 /mo · $8,092/yr
• Insurance: −$321
• HOA: −$0
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $-2,327

Break-even live

Break-even rent $6,370

Max offer price $358,831

Occupancy floor —

Sensitivity live

Price	-10% $-1,891	-5% $-2,109	+0% $-2,327	+5% $-2,545	+10% $-2,763
Rent	-10% $-2,598	-5% $-2,462	+0% $-2,327	+5% $-2,192	+10% $-2,056
Rate	-1.0pp $-1,939	-0.5pp $-2,131	base $-2,327	+0.5pp $-2,526	+1.0pp $-2,729

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: $192,475
• Closing costs: $23,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3901 High Rd Flower Mound, TX	4.0	4.0	3000	$4,100	$1.37	24d	1	0.30mi

Listing history 5 events

1. 2026-06-03
   status $769,900 Pending 11 DOM
2. 2026-06-02
   days on market $769,900 Active 11 DOM
3. 2026-06-01
   days on market $769,900 Active 10 DOM
4. 2026-05-31
   days on market $769,900 Active 9 DOM
5. 2026-05-22
   listed $769,900 Active

ⓘ 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: $8,092 · $674/mo
• Projected year-2 tax: $14,089 · $1,174/mo
• Expected delta: +$5,997/yr (+$500/mo · 74.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,098
• − Mortgage interest: −$43,126
• − Property taxes: −$8,092
• − Insurance: −$3,850
• − Repairs & maintenance: −$3,288
• − Management: −$3,288
• − Depreciation: −$22,397
• Taxable loss: −$42,943
• Est. tax savings @ 24.0%: +$10,306
• After-tax cash flow: $-17,617/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: Lewisville ISD
• NCES district ID: 4827300
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $82,351
• Composite: 47.1/100
• National rank: #2333
• State rank: #109 of 826 in TX

Livability — Flower Mound

• Score: 71/100
• State rank: #317
• US rank: #7074

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety D- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flower Mound, TX
• County: Denton County · 901,654 people
• City population: 75,184
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 26,090
• Household income: $177,357
• Rent vs Own: 15.3% rent · 84.7% own
• Severe rent burden: 329.0

Population outlook (Denton County) Hauer SSP2

• Today (2025): 1,053,010 people
• By 2030: 1,192,269 · +13.2%
• By 2040: 1,472,920 · +39.9%
• By 2050: 1,746,506 · +65.9%
• By 2075: 2,358,497 · +124.0%
• By 2100: 2,779,183 · +163.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 63% Asian 16% Hispanic / Latino 15% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 18% · Canada, South Korea, China
• Languages at home: 75% English-only · Spanish 10% Other Indo-European 5% Korean 3%

Political lean MEDSL · Denton

• 2024 margin: R (+13.2) · D 42.7% · R 55.8% · Other 1.5%
• 2008→2024 swing: +11.0pp toward D · 2008: -24.2pp · 2024: -13.2pp
• All cycles: 2024: R+13.2 2020: R+8.1 2016: R+20.2 2012: R+31.7 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.94%
• Current HPI: 275.2094
• Rent YoY: ▼ -1.24%
• 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

2 events — show timeline

• 2026-06-02 Pending — NTREIS
• 2026-05-22 Listed $769,900 NTREIS

Property tax history

+3.2%/yr

Latest (2025): $8,092 · +7.0% YoY. Source: county tax records.