411 Creekmeadow Ln · Lewisville, TX 75067

$99,000

3 bd · 1.0 ba · 1,654 sqft · SingleFamily public records · 10 Days on market

Built 1983 7,492 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * MULTIPLE OFFERS RECEIVED - DEADLINE TO SUBMIT ALL OFFERS IS SUNDAY JANUARY 10th BY NOON * * * * Investor Opportunity * * Come see this 3 Bed and 2 Full Bath's - home in the heart of Lewisville. Very close and easy access to all major highways. Kitchen has unique rustic ceiling and living features vaulted ceiling with a fireplace and wet bar. * * PLEASE ADD 60 DAY CLOSING PERIOD ON ALL OFFERS * *

Key facts

• 7,492 sq ft lot
• 2 garage spots
• Built 1983

Property features AI

Finance

• Financial info: Listing terms: Cash; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Attached garage with 2 covered spaces; Garage described in remarks
• Utilities: City water; City sewer; Electricity available; Sewer available; Other utilities: see remarks; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story
• Construction: Built in 1983; Brick and siding exterior; Shingle roof; Slab foundation
• Exterior features: Covered porch(es); Wood fencing; Easements for utilities; Patio/porch: see remarks

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms (all on main level); Primary bedroom with walk-in closet
• Flooring: Luxury vinyl plank; Other flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning; One fireplace in family/living room
• Interior features: Walk-in closet(s); One-level layout; Six total rooms; One living area; Two dining areas
• Laundry & utility: Laundry: Other (details not specified)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $812 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 16.1% vs local median 3.2% in Lewisville — 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 69/100 on livability (#440 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B+; Watch: commute D+, amenities F, health & safety 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: Southridge El (math 25% / reading 32%, grade F, #2,706 of 4,322 statewide, top 63%, 619 students, 84% FRL) — zoned schools average 84% FRL vs 26% district-wide (58 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 52% district-wide (-23 pts) — the specific schools serving this property underperform the Lewisville ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 223 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).
• This rent runs 33% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 4.3% of price.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 2.21% ✓
• Cap rate: 16.13%
• Cash-on-cash: 35.13%
• DSCR: 2.56
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $372,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2404 Forestmeadow Dr	0.13mi	3/2.0	1,681 (+2%)	2mo	$285,000	$170	86
2431 Deer Run	0.20mi	3/2.0	1,716 (+4%)	2mo	$345,000	$201	78
977 Valley View Dr	0.60mi	3/2.0	1,696 (+2%)	2mo	$385,000	$227	62
2108 Montclair Ln	0.59mi	3/2.5	1,604 (-3%)	1mo	$363,000	$226	61
933 Highgate Dr	0.51mi	3/2.5	1,760 (+6%)	0mo	$399,999	$227	60
960 Cassion Dr	0.68mi	3/2.0	1,614 (-2%)	2mo	$360,000	$223	59
944 Valley View Dr	0.49mi	3/2.5	1,775 (+7%)	2mo	$399,000	$225	58
1808 Water Oak Dr	0.75mi	3/2.0	1,613 (-2%)	2mo	$349,900	$217	56
569 Continental Dr	0.36mi	3/2.5	1,423 (-14%)	2mo	$359,000	$252	52
1944 Hobart Ln	0.59mi	3/2.0	1,490 (-10%)	2mo	$385,000	$258	51
2094 Montclair Ln	0.58mi	3/2.5	1,886 (+14%)	2mo	$369,900	$196	41
980 Downey Dr	0.73mi	3/2.0	1,441 (-13%)	2mo	$320,000	$222	39

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 · 0.86% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 2.13×
• Total profit: $31,207
• Equity at exit: $14,761

10-year hold

• IRR: 34.0%
• Equity multiple: 3.75×
• Total profit: $76,315
• Equity at exit: $8,560

Cash invested: $27,720 (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 75067

• Home prices YoY: -22.7%
• Rents YoY: 0.9%
• Active inventory: 223
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,187 high
• Mortgage (P&I): −$519
• Tax from tax record: −$356 /mo · $4,272/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $812

Break-even live

Break-even rent $1,160

Max offer price $99,000

Occupancy floor 58%

Sensitivity live

Price	-10% $868	-5% $840	+0% $812	+5% $783	+10% $755
Rent	-10% $639	-5% $725	+0% $812	+5% $898	+10% $984
Rate	-1.0pp $861	-0.5pp $837	base $812	+0.5pp $786	+1.0pp $760

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
332 W Corporate Dr Lewisville, TX	2.0	2.0	1118	$1,950	$1.74	11d	1	0.07mi
328 Teakwood Ln Lewisville, TX	3.0	2.0	1396	$2,135	$1.53	4d	1	0.14mi
322 Antler Ct Lewisville, TX	3.0	2.0	2024	$2,395	$1.18	0d	1	0.15mi
2016 Piedmont Dr Lewisville, TX	3.0	2.0	1733	$4,500	$2.60	19d	1	0.18mi
252 Heritage Hill Dr Lewisville, TX	2.0	2.0	1404	$2,100	$1.50	45d	1	0.21mi
2409 Sendero Trl Lewisville, TX	2.0	1.0	1143	$1,575	$1.38	25d	1	0.23mi
2241 S State Highway 121 Lewisville, TX	1.0–3.0	1.0–2.0	1097	$2,144	$1.95	0d	26	0.32mi
554 Valley View Dr Lewisville, TX	3.0	2.0	1998	$2,500	$1.25	45d	1	0.35mi
2247 S State Highway 121 Lewisville, TX	2.0	2.0	1417	$1,740	$1.23	45d	1	0.40mi
350 Continental Dr Lewisville, TX	1.0–3.0	1.0–2.0	1004	$1,888	$1.88	0d	19	0.41mi
195 E Round Grove Rd Unit 3121 Lewisville, TX	3.0	2.0	1362	$2,174	$1.60	0d	1	0.50mi
195 E Round Grove Rd Unit 228 Lewisville, TX	3.0	2.0	1362	$2,225	$1.63	13d	1	0.50mi
165 Forestbrook Dr Lewisville, TX	2.0	2.0	1050	$1,528	$1.46	4d	1	0.55mi
165 Forestbrook Dr Lewisville, TX	3.0	2.0	1231	$2,185	$1.77	18d	1	0.55mi
165 Forestbrook Dr Unit 202 Lewisville, TX	2.0	2.0	1050	$1,457	$1.39	0d	1	0.55mi
165 Forestbrook Dr Unit 198 Lewisville, TX	3.0	2.0	1231	$2,064	$1.68	0d	1	0.55mi
195 E Round Grove Rd Lewisville, TX	2.0	2.0	1079	$1,995	$1.85	25d	1	0.57mi
195 E Round Grove Rd Lewisville, TX	2.0	2.0	1234	$1,817	$1.47	18d	1	0.57mi
195 E Round Grove Rd Lewisville, TX	2.0	2.0	1079	$2,237	$2.07	5d	1	0.57mi
195 E Round Grove Rd Lewisville, TX	3.0	2.0	1362	$2,098	$1.54	45d	1	0.57mi
256 E Corporate Dr Lewisville, TX	1.0–2.0	1.0–2.0	790	$1,595	$2.02	0d	26	0.61mi
2078 Belvedere Dr Lewisville, TX	3.0	2.5	2017	$2,600	$1.29	25d	1	0.61mi
201 E Round Grove Rd Lewisville, TX	1.0–3.0	1.0–2.0	986	$2,289	$2.32	0d	42	0.69mi
265 E Corporate Dr Unit 3121 Lewisville, TX	3.0	2.0	1208	$1,954	$1.62	13d	1	0.72mi
265 E Corporate Dr Unit 298 Lewisville, TX	3.0	2.0	1208	$1,903	$1.58	0d	1	0.72mi
265 E Corporate Dr Unit 3121 Lewisville, TX	3.0	2.0	1208	$1,949	$1.61	0d	1	0.72mi
265 E Corporate Dr Unit 288 Lewisville, TX	2.0	2.0	1108	$1,643	$1.48	0d	1	0.72mi
979 Mauve Dr Lewisville, TX	3.0	2.0	1570	$2,300	$1.46	0d	1	0.75mi
2200 Uecker Dr Lewisville, TX	1.0–2.0	1.0–2.0	932	$1,555	$1.67	0d	31	0.81mi
2190 Uecker Ln Unit 2223 Lewisville, TX	3.0	2.0	1279	$1,863	$1.46	0d	1	0.82mi
807 Burr Oak Dr Lewisville, TX	3.0	2.5	1720	$2,490	$1.45	25d	1	0.82mi
940 W Round Grove Rd Lewisville, TX	1.0–3.0	1.0–2.0	1020	$2,230	$2.19	0d	50	0.91mi
177 McCartt Dr Lewisville, TX	3.0	2.5	2188	$3,000	$1.37	20d	1	0.93mi
2201 Rockbrook Dr Lewisville, TX	1.0–3.0	1.0–2.0	1028	$2,117	$2.06	0d	35	0.95mi
2329 Caroline Ct Lewisville, TX	3.0	2.0	1580	$2,782	$1.76	3d	8	0.97mi
2500 Rockbrook Dr Unit C103 Lewisville, TX	3.0	2.5	1802	$2,350	$1.30	0d	1	1.01mi
105 Hanover Trl Lewisville, TX	3.0	2.0	2201	$2,800	$1.27	25d	1	1.03mi
2250 S Valley Pkwy Unit 2287 Lewisville, TX	2.0	2.0	1199	$1,791	$1.49	45d	1	1.07mi
2250 S Valley Pkwy Lewisville, TX	2.0	2.0	1199	$2,307	$1.92	22d	1	1.07mi
2250 S Valley Pkwy Unit 2118 Lewisville, TX	2.0	2.0	1066	$1,738	$1.63	0d	1	1.07mi

Listing history 8 events

1. 2026-06-16
   status $99,000 Pending 10 DOM
2. 2026-06-15
   days on market $99,000 Active 10 DOM
3. 2026-06-13
   days on market $99,000 Active 8 DOM
4. 2026-06-13
   days on market $99,000 Active 7 DOM
5. 2026-06-09
   days on market $99,000 Active 4 DOM
6. 2026-06-08
   days on market $99,000 Active 3 DOM
7. 2026-06-07
   remarks 454-char remark
8. 2026-06-07
   listed $99,000 Active 2 DOM

ⓘ 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: $4,272 · $356/mo
• Projected year-2 tax: $4,272 · $356/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 3/10 Moderate
• 🌡 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: $26,247
• − Mortgage interest: −$5,546
• − Property taxes: −$4,272
• − Insurance: −$495
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − Depreciation: −$2,880
• Taxable income: $8,855
• Est. tax owed @ 24.0%: −$2,125
• After-tax cash flow: $7,613/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 — Lewisville

• Score: 69/100
• State rank: #440
• US rank: #8991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lewisville, TX
• County: Denton County · 901,654 people
• City population: 84,871
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 66,913
• Household income: $78,752
• Rent vs Own: 60.2% rent · 39.8% own
• Severe rent burden: 3630.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 35% Hispanic / Latino 34% Black 16% Two or more races 16% Asian 11% Native American 1%
• Hispanic origin (detail): Mexican 25% Puerto Rican 2%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 24% · Canada, Philippines, South Korea
• Languages at home: 61% English-only · Spanish 27% Other Asian/Pacific 4% Other Indo-European 2%

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: ▼ -82.21%
• Current HPI: 279.3299
• Rent YoY: ▲ 0.86%
• 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

-0.5% since first listed

37 events — show timeline

• 2026-06-05 Listed $99,000 NTREIS
• 2024-09-16 Rental Removed $2,370 RENT.
• 2024-09-16 Price Changed $2,370 RENT.
• 2024-09-14 Price Changed $2,375 RENT.
• 2024-09-13 Price Changed $2,365 RENT.
• 2024-09-13 Price Changed $2,450 RENT.
• 2024-09-11 Price Changed $2,365 RENT.
• 2024-09-10 Price Changed $2,375 RENT.
• 2024-09-10 Price Changed $2,425 RENT.
• 2024-09-07 Price Changed $2,430 RENT.
• 2024-09-04 Price Changed $2,435 RENT.
• 2024-09-03 Price Changed $2,440 RENT.
• 2024-08-31 Price Changed $2,390 RENT.
• 2024-08-30 Price Changed $2,395 RENT.
• 2024-08-26 Price Changed $2,400 RENT.
• 2024-08-24 Price Changed $2,445 RENT.
• 2024-08-23 Price Changed $2,450 RENT.
• 2024-08-22 Price Changed $2,420 RENT.
• 2024-08-19 Price Changed $2,455 RENT.
• 2024-08-14 Price Changed $2,405 RENT.
• 2024-08-12 Price Changed $2,410 RENT.
• 2024-08-10 Price Changed $2,405 RENT.
• 2024-08-08 Price Changed $2,410 RENT.
• 2024-08-07 Price Changed $2,415 RENT.
• 2024-08-06 Price Changed $2,410 RENT.
• 2024-08-06 Price Changed $2,415 RENT.
• 2024-08-03 Price Changed $2,420 RENT.
• 2024-08-03 Listed for Rent $2,425 RENT.
• 2022-08-28 Price Changed $2,180 RENT.
• 2021-03-24 Sold (Public Records) — Public Records
• 2021-03-10 Sold (MLS) — NTREIS
• 2021-01-22 Pending — NTREIS
• 2021-01-11 Contingent — NTREIS
• 2021-01-02 Listed $220,000 NTREIS
• 2001-07-12 Sold (Public Records) $99,500 Public Records
• 1997-08-15 Sold (Public Records) — Public Records
• 1983-03-02 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $4,272 · -23.0% YoY. Source: county tax records.