5308 Summerfields Dr · Flower Mound, TX 75028

$649,000

4 bd · 2.5 ba · 3,363 sqft · SingleFamily public records · 29 Days on market

Built 1989 8,538 sqft lot Est $730k · 11% under

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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 +12.5/15.0
• Cash flow +5.4/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come home to a place where you can put your feet up and relax after a long day. Splash in the wonderful outdoor pool, and enjoy the lush landscaped setting. This home is ready for new owners with updates galore: resurfaced pool decking, new flooring throughout, painted in '07, new windows and screens, newer AC units, newer water heater and so much more.

Key facts

• New floorings
• New ceiling fans
• Freshly painted

Tags

• FRESHLY PAINTED
• NEW FLOORINGS
• NEW CEILING FANS
• NEW KITCHEN COUNTERTOP
• NEW BATHROOM COUNTERTOP
• PRIVATE BACKYARD OASIS

Property features AI

Finance

• Other: No known deed restrictions; Property listed for sale; possession at closing/funding
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA; Second mortgage: none
• HOA & community: No homeowners association; Community features include curbs, jogging/bike path and sidewalks

Exterior

• Parking: Attached 2-car garage with two covered spaces (garage faces front, 2-car single door); Covered parking for 2 vehicles
• Security: Security system; Smoke detectors; Carbon monoxide detectors
• Utilities: City water; City sewer; Sidewalk access; Not in a municipal utility district
• Home design: Single family residence; Two levels; Residential property; Interior lot
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1989
• Exterior features: Back yard fencing; Deck; Front porch; In-ground gunite pool with pool sweep

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas range; Microwave; Corian-type countertops; Breakfast bar; Pantry; Kitchen island; Eat-in kitchen
• Bedrooms: 4 bedrooms total (primary suite on second level with ensuite bath, garden tub and separate shower); Additional bedrooms located on second level
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air (electric); Ceiling fans; Gas water heater
• Interior features: Open floorplan with vaulted ceilings; Built-in features; Cable TV available; Chandelier; Eat-in kitchen; Granite counters; Kitchen island; High speed internet available; Walk-in closets; Window coverings
• Laundry & utility: Full-size washer/dryer area; Electric dryer hookup; Utility sink in laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $649k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $399k (38.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $377k (41.9% below list).
• Recommended offer: $377k (41.9% below list) — sets the bar for 1% rule.
• Cap rate 3.7% vs local median 2.5% in Flower Mound — 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 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: Flower Mound El (math 64% / reading 65%, grade B, #257 of 4,322 statewide, top 6%, 584 students, 20% FRL).
• Zoned-school proficiency averages 64% at this address vs 52% district-wide (+13 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 (-0.2%/yr); 270 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).
• This rent runs 30% of the median local income ($149k/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 $4k of loan paydown is wiped out by about $19k 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 29 days — a 2% lower offer ($639k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $377,332 (41.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.58% ✗
• Cap rate: 3.68%
• Cash-on-cash: -9.35%
• DSCR: 0.58
• GRM: 14.3

CMA / ARV

• ARV (on-the-fly): $729,771
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5308 Timber Park Dr	0.20mi	4/2.5	3,168 (-6%)	11mo	$595,000	$188	72
2108 Welch Ct	0.31mi	4/3.0	3,292 (-2%)	10mo	$640,000	$194	72
5220 Water Oak Dr	0.34mi	5/3.5 (+1)	3,380 (+0%)	14mo	$649,900	$192	63
5916 Lavon Dr	0.54mi	4/3.5	3,362 (-0%)	12mo	$725,000	$216	61
2132 Hardy Ln	0.45mi	4/3.5	3,133 (-7%)	4mo	$705,000	$225	60
6002 Valleywood Dr	0.65mi	4/3.5	3,229 (-4%)	3mo	$700,000	$217	56
5517 Sweet Roxie Ln	0.34mi	4/4.5	3,727 (+11%)	2mo	$1,449,000	$389	56
2413 Bachman Dr	0.33mi	4/3.0	2,865 (-15%)	11mo	$650,000	$227	49
4940 Campbeltown Dr	0.71mi	4/3.5	3,284 (-2%)	12mo	$869,900	$265	49
6004 Windridge Ln	0.68mi	5/4.0 (+1)	3,524 (+5%)	1mo	$785,000	$223	48
6000 Windridge Ln	0.67mi	4/3.5	3,724 (+11%)	2mo	$765,000	$205	45
2001 Longfellow Ln	0.73mi	4/4.0	3,711 (+10%)	11mo	$642,000	$173	33

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: -36.2%
• Equity multiple: -0.14×
• Total profit: $-206,396
• Equity at exit: $96,768

10-year hold

• IRR: -72.3%
• Equity multiple: -0.86×
• Total profit: $-338,565
• Equity at exit: $56,114

Cash invested: $181,720 (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 75028

• Home prices YoY: -27.9%
• Rents YoY: -0.2%
• Active inventory: 270
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $3,773 high
• Mortgage (P&I): −$3,403
• Tax from tax record: −$723 /mo · $8,675/yr
• Insurance: −$270
• HOA: −$0
• Vacancy / Maint / Mgmt: −$792
• Net cashflow: $-1,416

Break-even live

Break-even rent $5,566

Max offer price $398,888

Occupancy floor —

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: $162,250
• Closing costs: $19,470
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 Glenbrook St Flower Mound, TX	5.0	2.5	2806	$9,750	$3.47	44d	1	0.22mi
2200 Glenbrook St Unit 1019560P Flower Mound, TX	5.0	2.5	2798	$10,877	$3.89	44d	1	0.22mi
2509 Cross Haven Dr Flower Mound, TX	4.0	2.0	2608	$3,200	$1.23	24d	1	0.85mi
2216 6th Ave Flower Mound, TX	4.0	3.5	2937	$4,500	$1.53	5d	1	0.87mi
6205 Prairie Hill Ln Flower Mound, TX	4.0	3.0	3600	$4,250	$1.18	3d	1	0.88mi
6008 Rock Ridge Dr Flower Mound, TX	4.0	2.5	2502	$3,290	$1.31	7d	1	0.88mi
1905 Devereux Ct Flower Mound, TX	4.0	3.5	3640	$4,225	$1.16	2d	1	0.88mi
1101 Homestead St Unit 1514794P Flower Mound, TX	4.0	2.5	2346	$9,000	$3.84	22d	1	1.26mi
3316 Camden Dr Flower Mound, TX	4.0	3.5	2946	$3,295	$1.12	24d	1	1.31mi
3332 Heather Glen Dr Flower Mound, TX	4.0	2.0	2410	$4,995	$2.07	44d	1	1.43mi

Listing history 27 events

1. 2026-06-18
   days on market $649,000 Active 29 DOM
2. 2026-06-17
   days on market $649,000 Active 28 DOM
3. 2026-06-16
   days on market $649,000 Active 27 DOM
4. 2026-06-15
   days on market $649,000 Active 26 DOM
5. 2026-06-13
   days on market $649,000 Active 24 DOM
6. 2026-06-13
   days on market $649,000 Active 23 DOM
7. 2026-06-09
   days on market $649,000 Active 20 DOM
8. 2026-06-08
   days on market $649,000 Active 19 DOM
9. 2026-06-07
   days on market $649,000 Active 18 DOM
10. 2026-06-04
    days on market $649,000 Active 15 DOM
11. 2026-06-03
    days on market $649,000 Active 14 DOM
12. 2026-06-02
    days on market $649,000 Active 13 DOM
13. 2026-06-01
    days on market $649,000 Active 12 DOM
14. 2026-05-31
    days on market $649,000 Active 11 DOM
15. 2026-05-20
    listed $649,000 Active
16. 2026-03-20
    historical
17. 2026-03-18
    status Active
18. 2026-03-12
    historical Active Option Contract
19. 2026-02-05
    price $597,000
20. 2025-11-28
    price $598,000
21. 2025-11-03
    price $625,000
22. 2025-10-15
    listed $650,000 Active
23. 2007-09-18
    soldstatus
24. 2007-08-31
    soldstatus 355-char remark

    Show marketing remark (355 chars)

    Come home to a place where you can put your feet up and relax after a long day. Splash in the wonderful outdoor pool, and enjoy the lush landscaped setting. This home is ready for new owners with updates galore: resurfaced pool decking, new flooring throughout, painted in '07, new windows and screens, newer AC units, newer water heater and so much more.

25. 2007-08-11
    historical 355-char remark

    Show marketing remark (355 chars)

    Come home to a place where you can put your feet up and relax after a long day. Splash in the wonderful outdoor pool, and enjoy the lush landscaped setting. This home is ready for new owners with updates galore: resurfaced pool decking, new flooring throughout, painted in '07, new windows and screens, newer AC units, newer water heater and so much more.

26. 2007-06-12
    listed $259,900 355-char remark

    Show marketing remark (355 chars)

    Come home to a place where you can put your feet up and relax after a long day. Splash in the wonderful outdoor pool, and enjoy the lush landscaped setting. This home is ready for new owners with updates galore: resurfaced pool decking, new flooring throughout, painted in '07, new windows and screens, newer AC units, newer water heater and so much more.

27. 1990-11-02
    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: $8,675 · $723/mo
• Projected year-2 tax: $11,877 · $990/mo
• Expected delta: +$3,202/yr (+$267/mo · 36.9%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,280
• − Mortgage interest: −$36,354
• − Property taxes: −$8,675
• − Insurance: −$3,245
• − Repairs & maintenance: −$3,622
• − Management: −$3,622
• − Depreciation: −$18,880
• Taxable loss: −$29,119
• Est. tax savings @ 24.0%: +$6,989
• After-tax cash flow: $-10,001/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): 49,094
• Household income: $149,436
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 779.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Asian 12% Two or more races 10% Black 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 3% Slovak 3% Serbian 3%
• Foreign-born: 14% · Canada, South Korea, China
• Languages at home: 81% English-only · Spanish 7% Other Asian/Pacific 4% Other Indo-European 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: ▼ -107.51%
• Current HPI: 277.7883
• Rent YoY: ▼ -0.25%
• 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

+149.7% since first listed

13 events — show timeline

• 2026-05-20 Listed $649,000 NTREIS
• 2026-03-20 Listing Removed — NTREIS
• 2026-03-18 Relisted — NTREIS
• 2026-03-12 Contingent — NTREIS
• 2026-02-05 Price Changed $597,000 NTREIS
• 2025-11-28 Price Changed $598,000 NTREIS
• 2025-11-03 Price Changed $625,000 NTREIS
• 2025-10-15 Listed $650,000 NTREIS
• 2007-09-18 Sold (Public Records) — Public Records
• 2007-08-31 Sold (MLS) — NTREIS
• 2007-08-11 Listing Removed — NTREIS
• 2007-06-12 Listed $259,900 NTREIS
• 1990-11-02 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $8,675 · -9.3% YoY. Source: county tax records.