504 Hidden Meadow Ct · DeSoto, TX 75115

$215,000

4 bd · 2.0 ba · 2,136 sqft · SingleFamily public records · 7 Days on market

Built 2006 9,583 sqft lot Est $316k · 32% 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 +14.7/30.0
• 1% rule +5.9/10.0
• DSCR +4.5/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This four-bedroom, two-bathroom, one-story home features an open floor plan that creates a seamless, airy feel throughout the main living spaces. The inviting interior is centered around a cozy fireplace in the main living area, which flows into a thoughtfully updated kitchen boasting granite countertops and sleek black appliances, making it a functional and stylish space for cooking and entertaining. The primary suite offers a private retreat, complete with a large walk-in closet and an attached en-suite bathroom featuring a double-sink vanity. Outside, the property includes a two-car garage and a private, fully fenced backyard that provides a secure space for outdoor entertaining or garde

Key facts

• Black appliances
• Double-sink vanity
• Open floor plan

Tags

• OPEN FLOOR PLAN
• COZY FIREPLACE
• GRANITE COUNTERTOPS
• BLACK APPLIANCES
• LARGE WALK-IN CLOSET
• DOUBLE-SINK VANITY

Property features AI

Finance

• Other: Subdivision: South Meadows 5th Sec; County: Dallas
• Financial info: Listing accepts cash and conventional financing
• HOA & community: Mandatory HOA with monthly fee of $275; HOA fee includes management fees

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Electricity connected; Natural gas available; Sewer available; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 2006; Brick construction; Composition roof; Slab foundation
• Exterior features: Back yard fencing; Lot under 0.5 acre (approx. 0.22 acres) with irregular dimensions

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Primary bedroom on level 1 (approx. 14 x 16); Bedroom on level 1 (approx. 14 x 10); Bedroom on level 1 (approx. 10 x 12); Bedroom on level 1 (approx. 17 x 16)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Walk-in closet(s); Six total rooms; One living area; One dining area; Living room fireplace
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $54 ($645/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Cap rate 6.6% vs local median 3.4% in DeSoto — 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 66/100 on livability (#589 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Desoto ISD (suburban): math 14% / reading 26% proficiency, ranked #754 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Woodridge El (math 11% / reading 21%, grade F, #3,974 of 4,322 statewide, top 92%, 601 students, 78% FRL); Ruby Young Personalized Steam Academy (math 7% / reading 15%, grade F, #1,634 of 1,662 statewide, top 99%, 179 students, 54% FRL); Desoto H S (math 16% / reading 28%, grade F, #1,366 of 1,632 statewide, top 84%, 2,216 students, 60% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents soft (-2.6%/yr); 475 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 34% of the median local income ($83k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,000

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. 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: 1.09% ✓
• Cap rate: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $316,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
629 N Parks Dr	0.28mi	3/2.0 (-1)	2,145 (+0%)	4mo	$279,999	$131	78
628 Heather Knoll Dr	0.33mi	4/2.5	2,286 (+7%)	8mo	$339,000	$148	65
604 The Meadows Pkwy	0.68mi	3/2.0 (-1)	2,142 (+0%)	0mo	$200,000	$93	63
732 Heather Knoll Dr	0.47mi	4/2.5	2,222 (+4%)	9mo	$339,999	$153	62
709 Arbor Creek Dr	0.26mi	3/2.0 (-1)	1,927 (-10%)	10mo	$325,000	$169	59
748 Arbor Creek Dr	0.32mi	3/2.5 (-1)	1,993 (-7%)	11mo	$289,500	$145	58
522 E Lanett Dr	0.15mi	3/2.0 (-1)	1,822 (-15%)	8mo	$265,000	$145	57
840 Robin Meadow Ct	0.55mi	3/2.0 (-1)	2,225 (+4%)	12mo	$339,900	$153	52
326 Lisa Ln	0.75mi	4/2.0	1,968 (-8%)	7mo	$265,000	$135	46
906 Heather Knoll Dr	0.68mi	4/2.0	2,387 (+12%)	8mo	$279,000	$117	42
825 Robin Meadow Dr	0.63mi	3/2.0 (-1)	1,932 (-10%)	11mo	$293,000	$152	41
817 Robin Meadow Dr	0.62mi	3/2.0 (-1)	1,838 (-14%)	13mo	$275,000	$150	32

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: -18.6%
• Equity multiple: 0.37×
• Total profit: $-38,035
• Equity at exit: $32,057

10-year hold

• IRR: -20.6%
• Equity multiple: 0.10×
• Total profit: $-54,257
• Equity at exit: $18,589

Cash invested: $60,200 (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 75115

• Rents YoY: -2.6%
• Active inventory: 475
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,336 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$574 /mo · $6,892/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $54

Break-even live

Break-even rent $2,268

Max offer price $215,000

Occupancy floor 93%

Sensitivity live

Price	-10% $175	-5% $115	+0% $54	+5% $-7	+10% $-68
Rent	-10% $-131	-5% $-38	+0% $54	+5% $146	+10% $238
Rate	-1.0pp $162	-0.5pp $108	base $54	+0.5pp $-2	+1.0pp $-59

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 Arbor Creek Dr Unit 1056421P DeSoto, TX	5.0	2.0	2271	$10,815	$4.76	24d	1	0.14mi
524 E Lanett Dr Desoto, TX	3.0	3.5	1908	$2,320	$1.22	45d	1	0.18mi
522 E Lanett Dr Desoto, TX	3.0	2.0	1822	$2,385	$1.31	45d	1	0.18mi
629 N Parks Dr Desoto, TX	3.0	2.0	2145	$2,500	$1.17	45d	1	0.28mi
616 Havencrest Dr Desoto, TX	3.0	2.5	1855	$2,350	$1.27	24d	1	0.36mi
744 Teresa Dr Desoto, TX	4.0	2.5	2335	$2,420	$1.04	45d	1	0.55mi
115 Brook Hollow Dr Desoto, TX	3.0	2.0	1520	$1,931	$1.27	26d	1	0.65mi
115 Brook Hollow Dr Desoto, TX	3.0	2.0	1520	$1,835	$1.21	22d	1	0.65mi
334 Lisa Ln Unit 1019597P DeSoto, TX	4.0	3.0	2023	$16,361	$8.09	24d	1	0.71mi
334 Lisa Ln Desoto, TX	4.0	3.0	2034	$9,750	$4.79	26d	1	0.71mi
829 Hunters Creek Dr Desoto, TX	3.0	2.0	2187	$2,500	$1.14	45d	1	0.74mi
101 Streamside Dr Unit A1 DeSoto, TX	3.0	2.0	1450	$2,070	$1.43	5d	1	0.78mi
912 Oak Trl Desoto, TX	3.0	2.0	1722	$2,000	$1.16	9d	1	0.82mi
827 Ash Grove Ln Unit 829 DeSoto, TX	3.0	2.5	1700	$1,900	$1.12	6d	1	0.84mi
829 Ash Grove Ln DeSoto, TX	3.0	2.5	1700	$1,900	$1.12	9d	1	0.85mi
831 Ash Grove Ln Desoto, TX	3.0	2.0	1954	$1,975	$1.01	9d	1	0.85mi
1204 Laurie Ave Desoto, TX	4.0	2.0	2104	$2,895	$1.38	16d	1	0.90mi
1231 Springbrook Cir Desoto, TX	5.0	2.0	1863	$8,750	$4.70	24d	1	0.91mi
1231 Springbrook Cir Unit 1262017P DeSoto, TX	5.0	2.0	1862	$16,400	$8.81	24d	1	0.91mi
921 Cedar Ridge Dr Unit 919 DeSoto, TX	3.0	2.0	1700	$2,150	$1.26	4d	1	0.91mi
726 Cottonwood Cir Desoto, TX	3.0	2.0	1900	$2,350	$1.24	45d	1	1.01mi
1012 Cloverdale Ln Desoto, TX	5.0	2.5	2428	$9,950	$4.10	24d	1	1.04mi
1012 Cloverdale Ln Unit 1024494P DeSoto, TX	5.0	2.5	2421	$16,997	$7.02	24d	1	1.04mi
1105 Cedar Ridge Dr Desoto, TX	3.0	2.0	1848	$1,905	$1.03	4d	1	1.09mi
160 N Crestwood Blvd Desoto, TX	3.0	2.0	1934	$1,850	$0.96	9d	1	1.09mi
144 N Crestwood Blvd Desoto, TX	3.0	2.0	1556	$1,900	$1.22	45d	1	1.11mi
816 Woodridge Dr Desoto, TX	4.0	2.0	1922	$2,988	$1.55	45d	1	1.13mi
419 Buckingham Pl Desoto, TX	3.0	2.0	2245	$2,026	$0.90	1d	1	1.16mi
1044 Briarwood Ln Desoto, TX	4.0	3.0	2078	$8,750	$4.21	24d	1	1.20mi
1044 Briarwood Ln Unit 1051607P DeSoto, TX	4.0	3.0	2077	$14,645	$7.05	26d	1	1.20mi
708 Azalea Dr Desoto, TX	5.0	2.5	2380	$8,750	$3.68	45d	1	1.20mi
708 Azalea Dr Unit 1310919P DeSoto, TX	5.0	2.5	2378	$17,002	$7.15	26d	1	1.20mi
111 Evelyn St Desoto, TX	5.0	2.5	2400	$2,395	$1.00	26d	1	1.21mi
1325 Forest Crk Desoto, TX	4.0	3.5	2950	$2,683	$0.91	5d	1	1.21mi
426 Newcastle Dr DeSoto, TX	3.0	2.5	1834	$1,600	$0.87	6d	1	1.23mi
705 Timber Trl Desoto, TX	4.0	2.5	2048	$2,370	$1.16	45d	1	1.23mi
428 Newcastle Dr Desoto, TX	3.0	2.5	1834	$1,200	$0.65	0d	1	1.24mi
120 Shadybrook Dr Desoto, TX	3.0	2.0	1548	$1,975	$1.28	26d	1	1.24mi
216 Wesley Dr Desoto, TX	4.0	2.0	1769	$2,299	$1.30	24d	1	1.24mi
737 Eldorado Dr Desoto, TX	4.0	2.5	2262	$2,345	$1.04	1d	1	1.24mi

Listing history 8 events

1. 2026-06-18
   status $215,000 Pending 7 DOM
2. 2026-06-18
   days on market $215,000 Active 7 DOM
3. 2026-06-17
   days on market $215,000 Active 6 DOM
4. 2026-06-16
   days on market $215,000 Active 5 DOM
5. 2026-06-15
   days on market $215,000 Active 4 DOM
6. 2026-06-13
   days on market $215,000 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $215,000 Active 1 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: $6,892 · $574/mo
• Projected year-2 tax: $6,892 · $574/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 ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,028
• − Mortgage interest: −$12,043
• − Property taxes: −$6,892
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − Depreciation: −$6,255
• Taxable loss: −$2,721
• Est. tax savings @ 24.0%: +$653
• After-tax cash flow: $1,299/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: Desoto ISD
• NCES district ID: 4816860
• Math proficiency: 14% ▼ -19.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $61,556
• Composite: 18.98/100
• National rank: #8851
• State rank: #754 of 826 in TX

Livability — DeSoto

• Score: 66/100
• State rank: #589
• US rank: #11236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeSoto, TX
• County: Dallas County · 2,612,404 people
• City population: 56,211
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 56,211
• Household income: $82,782
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 1867.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 19% Two or more races 11% White 8%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Swedish 1%
• Foreign-born: 9% · Canada, Dominican Republic
• Languages at home: 83% English-only · Spanish 15% French/Haitian/Cajun 1%

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: ▼ -170.49%
• Current HPI: 272.1565
• Rent YoY: ▼ -2.60%
• 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

• 2026-06-11 Listed $215,000 NTREIS
• 2006-10-03 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $6,892 · +7.1% YoY. Source: county tax records.