2084 Stillwater Pl · Lewisville, TX 75067

$259,900

3 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 61 Days on market

Built 1993 4,182 sqft lot $208/sqft · 23% below area Est $337k · 23% under

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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
• Cash flow +8.0/30.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks in the heart of Lewisville. Located in an established neighborhood with mature trees and convenient access to shopping, dining, and major highways, 2084 Stillwater Place offers incredible potential for the right buyer. This home is ready for a full refresh and is ideal for investors, flippers, or buyers looking to customize a property to their own style and vision. The layout provides a solid foundation with generous living space, and the lot offers great curb appeal possibilities with a little TLC. Whether you are looking for your next project or a chance to create value in a desirable area, this is a rare opportunity to transform a property and make it your own. Priced accordingly and being sold as is.

Key facts

• Convenient access
• Solid foundation
• Mature trees

Tags

• ESTABLISHED NEIGHBORHOOD
• MATURE TREES
• CONVENIENT ACCESS
• SOLID FOUNDATION
• GENEROUS LIVING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-262 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (18.4% below list).
• Recommended offer: $212k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Parkway El (math 30% / reading 32%, grade F, #2,429 of 4,322 statewide, top 57%, 560 students, 64% FRL); Stem Academy At Hedrick Middle (math 40% / reading 40%, grade F, #646 of 1,662 statewide, top 40%, 850 students, 79% FRL); Lewisville H S (math 33% / reading 41%, grade F, #897 of 1,632 statewide, top 57%, 4,240 students, 67% FRL) — zoned schools average 70% FRL vs 26% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 52% district-wide (-16 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 12d 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 32% 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 61 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $104k; list at $260k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,075 (18.4% 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 61 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.82% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.33%
• DSCR: 0.81
• GRM: 10.2

CMA / ARV

• ARV (median comp): $337,312
• List price: $259,900
• Delta: -22.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1124 Settlers Way	0.08mi	3/2.0	1,203 (-4%)	2mo	$290,000	$241	88
2081 Stillwater Pl	0.04mi	3/2.0	1,185 (-5%)	3mo	$275,000	$232	87
1238 Settlers Way	0.42mi	3/2.0	1,293 (+3%)	4mo	$239,500	$185	71
995 Little Den Dr	0.33mi	3/2.0	1,318 (+5%)	8mo	$349,900	$265	68
2082 Stillwater Pl	0.01mi	3/2.5	1,359 (+9%)	18mo	$339,000	$249	68
2086 Montclair Ln	0.58mi	3/2.0	1,372 (+10%)	1mo	$329,000	$240	56
1144 Settlers Way	0.16mi	3/2.0	1,099 (-12%)	22mo	$349,900	$318	54
1156 Settlers Way	0.20mi	3/2.0	1,099 (-12%)	23mo	$330,000	$300	51
920 Plantation Dr	0.71mi	3/2.0	1,358 (+9%)	8mo	$319,000	$235	46
940 Golden Grove Dr	0.72mi	3/2.0	1,348 (+8%)	12mo	$350,000	$260	43
917 Winterstone Dr	0.72mi	3/2.0	1,372 (+10%)	15mo	$343,000	$250	38
932 Silverstone Dr	0.62mi	3/2.0	1,430 (+14%)	24mo	$350,000	$245	27

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: -26.2%
• Equity multiple: 0.13×
• Total profit: $-63,181
• Equity at exit: $38,752

10-year hold

• IRR: -32.9%
• Equity multiple: -0.29×
• Total profit: $-93,630
• Equity at exit: $22,471

Cash invested: $72,772 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,121 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$467 /mo · $5,599/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-262

Break-even live

Break-even rent $2,453

Max offer price $213,542

Occupancy floor —

Sensitivity live

Price	-10% $-115	-5% $-189	+0% $-262	+5% $-336	+10% $-410
Rent	-10% $-430	-5% $-346	+0% $-262	+5% $-179	+10% $-95
Rate	-1.0pp $-132	-0.5pp $-196	base $-262	+0.5pp $-330	+1.0pp $-398

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
979 Mauve Dr Lewisville, TX	3.0	2.0	1570	$2,300	$1.46	1d	1	0.42mi
2400 Ace Ln Lewisville, TX	1.0–2.0	1.0–2.0	806	$2,215	$2.75	6d	84	0.47mi
2436 S Valley Pkwy Lewisville, TX	3.0	2.0	1377	$2,212	$1.61	6d	1	0.47mi
2436 S Valley Pkwy Lewisville, TX	2.0	2.0	1199	$1,855	$1.55	4d	1	0.47mi
2436 S Valley Pkwy Lewisville, TX	3.0	2.0	1394	$2,179	$1.56	45d	1	0.47mi
2436 S Valley Pkwy Lewisville, TX	1.0–3.0	1.0–2.0	1033	$5,362	$5.19	12d	1	0.47mi
2436 S Valley Pkwy Unit 2473 Lewisville, TX	2.0	2.0	1064	$1,982	$1.86	45d	1	0.48mi
2436 S Valley Pkwy Unit 2118 Lewisville, TX	2.0	2.0	1064	$1,999	$1.88	0d	1	0.48mi
2436 S Valley Pkwy Unit 3118 Lewisville, TX	3.0	2.0	1377	$2,177	$1.58	0d	1	0.48mi
2436 S Valley Pkwy Unit 2469 Lewisville, TX	3.0	2.0	1377	$2,753	$2.00	45d	1	0.48mi
2250 S Valley Pkwy Lewisville, TX	3.0	2.0	1394	$2,524	$1.81	6d	1	0.56mi
2250 S Valley Pkwy Unit 2118 Lewisville, TX	2.0	2.0	1066	$1,789	$1.68	0d	1	0.56mi
2250 S Valley Pkwy Unit 2283 Lewisville, TX	3.0	2.0	1394	$2,738	$1.96	45d	1	0.56mi
2250 S Valley Pkwy Lewisville, TX	2.0	2.0	1199	$2,307	$1.92	22d	1	0.56mi
2250 S Valley Pkwy Unit 3118 Lewisville, TX	3.0	2.0	1377	$2,290	$1.66	0d	1	0.56mi
2250 S Valley Pkwy Lewisville, TX	1.0–3.0	1.0–2.0	1033	$5,112	$4.95	12d	1	0.56mi
2250 S Valley Pkwy Unit 2287 Lewisville, TX	2.0	2.0	1199	$1,791	$1.49	45d	1	0.56mi
940 W Round Grove Rd Lewisville, TX	1.0–3.0	1.0–2.0	1020	$2,230	$2.19	0d	51	0.61mi
1334 Cedar Ridge Dr Lewisville, TX	3.0	2.0	1245	$2,245	$1.80	7d	1	0.94mi
807 Burr Oak Dr Lewisville, TX	3.0	2.5	1720	$2,490	$1.45	26d	1	0.96mi
1716 S Edmonds Ln Lewisville, TX	1.0–2.0	1.0–2.0	800	$1,525	$1.91	1d	7	0.99mi
1331 Overlook Dr Lewisville, TX	3.0	2.5	1741	$2,500	$1.44	45d	1	1.01mi
1331 Overlook Dr Lewisville, TX	3.0	2.5	1741	$2,350	$1.35	3d	1	1.01mi
2100 Larkspur St Flower Mound, TX	3.0	2.5	1422	$2,250	$1.58	26d	1	1.03mi
600 Blue Leaf Dr Flower Mound, TX	3.0	2.5	1840	$2,425	$1.32	13d	1	1.05mi
600 Blue Leaf Dr Flower Mound, TX	3.0	2.5	1840	$2,425	$1.32	19d	1	1.05mi
998 Bellaire Blvd Lewisville, TX	3.0	2.0	1038	$1,988	$1.92	6d	1	1.10mi
998 Bellaire Blvd Lewisville, TX	3.0	2.0	1038	$2,076	$2.00	45d	1	1.10mi
998 Bellaire Blvd Lewisville, TX	2.0	2.0	889	$1,520	$1.71	5d	1	1.10mi
998 Bellaire Blvd Unit 3121 Lewisville, TX	3.0	2.0	1038	$2,004	$1.93	0d	1	1.12mi
998 Bellaire Blvd Unit 1035 Lewisville, TX	2.0	2.0	889	$1,519	$1.71	45d	1	1.12mi
998 Bellaire Blvd Unit 2121 Lewisville, TX	2.0	2.0	889	$1,411	$1.59	0d	1	1.12mi
998 Bellaire Blvd Unit 1031 Lewisville, TX	3.0	2.0	1038	$2,074	$2.00	45d	1	1.12mi
1121 Timberlake Ln Lewisville, TX	3.0	2.0	1833	$2,500	$1.36	20d	1	1.13mi
1720 Circle Creek Dr Lewisville, TX	3.0	2.5	1358	$2,250	$1.66	26d	1	1.15mi
2016 Piedmont Dr Lewisville, TX	3.0	2.0	1733	$4,500	$2.60	20d	1	1.17mi
332 W Corporate Dr Lewisville, TX	2.0	2.0	1118	$1,950	$1.74	12d	1	1.22mi
328 Teakwood Ln Lewisville, TX	3.0	2.0	1396	$2,135	$1.53	5d	1	1.26mi
1595 S Old Orchard Ln Lewisville, TX	1.0–2.0	1.0–2.0	845	$1,550	$1.83	1d	18	1.26mi
2479 Deer Run Lewisville, TX	2.0	2.0	1000	$1,650	$1.65	17d	1	1.28mi

Listing history 23 events

1. 2026-06-13
   statusdays on market $259,900 Pending 61 DOM
2. 2026-06-09
   days on market $259,900 Active 60 DOM
3. 2026-06-08
   days on market $259,900 Active 59 DOM
4. 2026-06-07
   days on market $259,900 Active 58 DOM
5. 2026-06-04
   days on market $259,900 Active 55 DOM
6. 2026-06-03
   days on market $259,900 Active 54 DOM
7. 2026-06-02
   days on market $259,900 Active 53 DOM
8. 2026-06-01
   days on market $259,900 Active 52 DOM
9. 2026-05-31
   days on market $259,900 Active 51 DOM
10. 2026-05-06
    price $215,000 732-char remark

    Show marketing remark (732 chars)

    Opportunity knocks in the heart of Lewisville. Located in an established neighborhood with mature trees and convenient access to shopping, dining, and major highways, 2084 Stillwater Place offers incredible potential for the right buyer. This home is ready for a full refresh and is ideal for investors, flippers, or buyers looking to customize a property to their own style and vision. The layout provides a solid foundation with generous living space, and the lot offers great curb appeal possibilities with a little TLC. Whether you are looking for your next project or a chance to create value in a desirable area, this is a rare opportunity to transform a property and make it your own. Priced accordingly and being sold as is.

11. 2026-04-10
    listed $245,000 Active 732-char remark

    Show marketing remark (732 chars)

    Opportunity knocks in the heart of Lewisville. Located in an established neighborhood with mature trees and convenient access to shopping, dining, and major highways, 2084 Stillwater Place offers incredible potential for the right buyer. This home is ready for a full refresh and is ideal for investors, flippers, or buyers looking to customize a property to their own style and vision. The layout provides a solid foundation with generous living space, and the lot offers great curb appeal possibilities with a little TLC. Whether you are looking for your next project or a chance to create value in a desirable area, this is a rare opportunity to transform a property and make it your own. Priced accordingly and being sold as is.

12. 2026-04-10
    listed $259,900 Active 732-char remark

    Show marketing remark (732 chars)

    Opportunity knocks in the heart of Lewisville. Located in an established neighborhood with mature trees and convenient access to shopping, dining, and major highways, 2084 Stillwater Place offers incredible potential for the right buyer. This home is ready for a full refresh and is ideal for investors, flippers, or buyers looking to customize a property to their own style and vision. The layout provides a solid foundation with generous living space, and the lot offers great curb appeal possibilities with a little TLC. Whether you are looking for your next project or a chance to create value in a desirable area, this is a rare opportunity to transform a property and make it your own. Priced accordingly and being sold as is.

13. 2015-06-29
    soldstatus
14. 2015-06-25
    soldstatus Sold
15. 2015-06-09
    status Pending
16. 2015-05-31
    historical Active Option Contract
17. 2015-05-26
    listed $145,000 Active
18. 2012-08-01
    soldstatus
19. 2012-07-31
    soldstatus Closed
20. 2012-07-11
    status Pending
21. 2012-06-25
    historical Active Option Contract
22. 2012-06-22
    listed $123,900 Active
23. 2000-03-03
    soldstatus $104,500

ⓘ 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: $5,599 · $467/mo
• Projected year-2 tax: $5,599 · $467/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,449
• − Mortgage interest: −$14,558
• − Property taxes: −$5,599
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,036
• − Management: −$2,036
• − Depreciation: −$7,561
• Taxable loss: −$7,640
• Est. tax savings @ 24.0%: +$1,834
• After-tax cash flow: $-1,315/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

+105.7% since first listed

14 events — show timeline

• 2026-05-06 Price Changed $215,000 GTAR
• 2026-04-10 Listed $245,000 GTAR
• 2026-04-10 Listed $259,900 NTREIS
• 2015-06-29 Sold (Public Records) — Public Records
• 2015-06-25 Sold (MLS) — NTREIS
• 2015-06-09 Pending — NTREIS
• 2015-05-31 Contingent — NTREIS
• 2015-05-26 Listed $145,000 NTREIS
• 2012-08-01 Sold (Public Records) — Public Records
• 2012-07-31 Sold (MLS) — NTREIS
• 2012-07-11 Pending — NTREIS
• 2012-06-25 Contingent — NTREIS
• 2012-06-22 Listed $123,900 NTREIS
• 2000-03-03 Sold (Public Records) $104,500 Public Records

Property tax history

+4.9%/yr

Latest (2025): $5,599 · -0.0% YoY. Source: county tax records.