848 Salem Trl · Lewisville, TX 75067

$200,000

3 bd · 2.0 ba · 1,748 sqft · SingleFamily public records · 151 Days on market

Built 1973 7,536 sqft lot Est $348k · 43% under

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Why this score? — see what drove the C 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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.7/10.0
• 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

COZY HOME SITUATED UNDER A CANOPY OF MATURE SHADE TREES! MANY FEATURES INCLUDE CERAMIC TILE IN THE KITCHEN, 1 BATH AND THE FOYER; FAMILY ROOM WITH A FIREPLACE, UPSTAIRS GAME ROOM WITH WALL OF BUILT-INS, VAULTED CEILINGS, CEILING FANS, UPDATED THERMO PANE WINDOWS, GARAGE DOOR OPENER, DISHWASHER, AND HVAC, WOOD FENCING WITH STEEL POSTS, COVERED PATIO. GARAGE IS AN OVERSIZE ONE CAR.

Key facts

• 7,536 sq ft lot
• 2 garage spots
• Built 1973

Property features AI

Finance

• Other: Property treated as clear for loan purposes; Possession at closing/funding or negotiable
• Financial info: Listing is a short sale; Acceptable financing: Cash or Conventional
• HOA & community: No association

Exterior

• Parking: 2 covered garage spaces (garage faces front); 2-car garage approximately 20' x 20'
• Utilities: City water; City sewer; Electric service
• Home design: Single-family residence; Two levels; Residential property; Subdivision: Serendipity Village 2
• Construction: Built in 1973; Block and board & batten siding; Composition roof; Slab foundation
• Exterior features: Front porch; Rear porch; Wood fencing; Corner lot with few trees; All-weather road access; Curbs and sidewalk; City water and city sewer

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Kitchen island; Eat-in kitchen; Pantry
• Bedrooms: 4 bedrooms (primary bedroom on level 2 with walk-in closet; other bedrooms on levels 1 and 2)
• Flooring: Carpet
• Bathrooms: 3 bathrooms (2 full, 1 half)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Cathedral and vaulted ceilings; Decorative lighting; Eat-in kitchen; Kitchen island; Pantry; Two living areas; Dining room
• Laundry & utility: Full-size washer/dryer area; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Lakeland El (math 20% / reading 21%, grade F, #3,515 of 4,322 statewide, top 82%, 620 students, 89% FRL) — zoned schools average 89% FRL vs 26% district-wide (63 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 52% district-wide (-31 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 at typical pace (median 19d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $6k 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 151 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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.
• Current owner paid $130k; list at $200k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.07% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.36%
• DSCR: 1.19
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $347,852
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
532 Kent Dr	0.04mi	4/2.5 (+1)	1,724 (-1%)	0mo	$280,000	$162	88
810 Foxwood Pl	0.22mi	3/2.0	1,754 (+0%)	3mo	$490,000	$279	87
1705 Redbird Cir	0.47mi	3/2.0	1,756 (+0%)	3mo	$349,900	$199	75
562 Kent Dr	0.08mi	3/2.0	1,500 (-14%)	0mo	$324,900	$217	72
1326 Kingston Dr	0.52mi	4/2.0 (+1)	1,728 (-1%)	0mo	$245,000	$142	69
158 Centennial Dr	0.47mi	3/2.0	1,816 (+4%)	5mo	$335,000	$184	68
1004 Timber Creek Dr	0.70mi	3/2.0	1,756 (+0%)	3mo	$549,000	$313	64
405 Sweetbriar Dr	0.65mi	3/2.0	1,731 (-1%)	6mo	$284,600	$164	63
136 Village Dr	0.30mi	3/2.0	1,512 (-14%)	6mo	$325,000	$215	58
412 Cody Ln	0.46mi	3/2.0	1,931 (+10%)	4mo	$425,000	$220	58
705 Walnut Dr	0.51mi	4/2.0 (+1)	1,953 (+12%)	0mo	$359,999	$184	52
829 Blue Oak Dr	0.62mi	4/2.0 (+1)	1,883 (+8%)	8mo	$350,000	$186	47

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-23,868
• Equity at exit: $29,821

10-year hold

• IRR: -6.6%
• Equity multiple: 0.62×
• Total profit: $-21,424
• Equity at exit: $17,292

Cash invested: $56,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,135 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$351 /mo · $4,216/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $203

Break-even live

Break-even rent $1,878

Max offer price $200,000

Occupancy floor 85%

Sensitivity live

Price	-10% $317	-5% $260	+0% $203	+5% $147	+10% $90
Rent	-10% $35	-5% $119	+0% $203	+5% $288	+10% $372
Rate	-1.0pp $304	-0.5pp $254	base $203	+0.5pp $151	+1.0pp $99

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1313 Monaco Dr Lewisville, TX	3.0	2.0	1180	$2,195	$1.86	44d	1	0.47mi
324 N Shore Pl Lewisville, TX	3.0	1.5	1160	$2,150	$1.85	21d	1	0.48mi
1531 S State Highway 121 Lewisville, TX	1.0–3.0	1.0–2.0	928	$2,024	$2.18	0d	82	0.52mi
1420 Palisades Dr Lewisville, TX	3.0	2.0	1229	$1,924	$1.57	21d	1	0.53mi
220 S Shore Pl Lewisville, TX	3.0	2.0	1291	$1,925	$1.49	44d	1	0.57mi
843 Harbor Dr Lewisville, TX	3.0	1.0	1210	$2,000	$1.65	44d	1	0.61mi
1531 S State Highway 121 Unit 2118 Lewisville, TX	2.0	2.0	1082	$1,363	$1.26	0d	1	0.64mi
1531 S State Highway 121 Apt 3121 Lewisville, TX	3.0	2.0	1278	$1,736	$1.36	0d	1	0.64mi
760 S Edmonds Ln Lewisville, TX	2.0	1.0	753	$1,459	$1.94	6d	1	0.67mi
807 Burr Oak Dr Lewisville, TX	3.0	2.5	1720	$2,490	$1.45	25d	1	0.73mi
712 Ridgecrest Dr Lewisville, TX	3.0	2.0	1128	$1,850	$1.64	45d	1	0.73mi
177 McCartt Dr Lewisville, TX	3.0	2.5	2188	$3,000	$1.37	19d	1	0.81mi
415 Crockett Lewisville, TX	4.0	2.5	1634	$2,500	$1.53	8d	1	0.81mi
701 Idlewilde Dr Lewisville, TX	3.0	2.0	1224	$2,100	$1.72	5d	1	0.82mi
617 Harvest Hill St Lewisville, TX	2.0	2.0	1112	$1,950	$1.75	0d	1	0.86mi
1121 Timberlake Ln Lewisville, TX	3.0	2.0	1833	$2,500	$1.36	19d	1	0.87mi
450 S Edna Ave Lewisville, TX	3.0	2.5	1371	$5,000	$3.65	4d	1	0.88mi
602 Prairie Dell St Lewisville, TX	2.0	2.0	1112	$2,265	$2.04	15d	1	0.89mi
601 Harvest Hill St Lewisville, TX	2.0	2.0	1314	$1,950	$1.48	44d	1	0.89mi
557 Hunters Glen St Lewisville, TX	2.0	2.0	1314	$1,800	$1.37	18d	1	0.96mi
1025 Kingston Dr Lewisville, TX	3.0	2.0	1283	$2,300	$1.79	21d	1	0.97mi
541 Hunters Glen St Lewisville, TX	2.0	1.0	1050	$1,675	$1.60	44d	1	0.99mi
513 Hunters Glen St Lewisville, TX	2.0	2.0	1314	$1,950	$1.48	44d	1	1.04mi
506 S Charles St Lewisville, TX	3.0	2.0	2163	$3,000	$1.39	44d	1	1.04mi
502 Harvest Hill St Lewisville, TX	2.0	1.0	1143	$1,895	$1.66	8d	1	1.04mi
535 S Mill St Lewisville, TX	2.0	1.0–2.0	827	$2,401	$2.90	3d	25	1.11mi
1112 Kathy Ln Lewisville, TX	2.0	1.5	1116	$1,800	$1.61	16d	1	1.12mi
1118 Kathy Ln Lewisville, TX	2.0	1.5	1280	$1,800	$1.41	44d	1	1.13mi
400 W Main St Lewisville, TX	1.0–3.0	1.0–2.0	1000	$2,695	$2.69	0d	40	1.14mi
1124 Kathy Ln Lewisville, TX	2.0	1.5	1149	$1,700	$1.48	18d	1	1.14mi
1124 Kathy Ln Lewisville, TX	2.0	1.5	1149	$1,740	$1.51	44d	1	1.14mi
350 Continental Dr Lewisville, TX	1.0–3.0	1.0–2.0	1004	$1,888	$1.88	0d	18	1.14mi
554 Valley View Dr Lewisville, TX	3.0	2.0	1998	$2,500	$1.25	44d	1	1.17mi
213 Lily Ln Lewisville, TX	3.0	3.5	1859	$2,295	$1.23	13d	1	1.27mi
120 Main St Lewisville, TX	1.0–3.0	1.0–2.0	1542	$3,464	$2.25	0d	13	1.29mi
940 S Old Orchard Ln Lewisville, TX	3.0	2.0	1492	$2,100	$1.41	18d	1	1.29mi
100 E Main St Lewisville, TX	1.0–2.0	1.0–2.0	1071	$2,620	$2.45	2d	17	1.30mi
2016 Piedmont Dr Lewisville, TX	3.0	2.0	1733	$4,500	$2.60	19d	1	1.31mi
2078 Belvedere Dr Lewisville, TX	3.0	2.5	2017	$2,600	$1.29	25d	1	1.35mi
940 Sylvan Creek Dr Lewisville, TX	3.0	2.0	1506	$2,200	$1.46	16d	1	1.36mi

Listing history 20 events

1. 2026-06-21
   days on market $200,000 Active 151 DOM
2. 2026-06-18
   days on market $200,000 Active 148 DOM
3. 2026-06-17
   days on market $200,000 Active 147 DOM
4. 2026-06-16
   days on market $200,000 Active 146 DOM
5. 2026-06-15
   days on market $200,000 Active 145 DOM
6. 2026-06-13
   days on market $200,000 Active 143 DOM
7. 2026-06-13
   days on market $200,000 Active 142 DOM
8. 2026-06-09
   days on market $200,000 Active 139 DOM
9. 2026-06-08
   days on market $200,000 Active 138 DOM
10. 2026-06-07
    days on market $200,000 Active 137 DOM
11. 2026-06-04
    statusdays on market $200,000 Active 134 DOM
12. 2026-05-18
    status Pending
13. 2026-01-20
    historical Active Contingent
14. 2025-10-30
    status Pending
15. 2025-10-17
    historical Active Option Contract
16. 2025-10-15
    listed $200,000 Active
17. 2006-11-13
    soldstatus $129,900
18. 2006-11-07
    soldstatus 382-char remark

    Show marketing remark (382 chars)

    COZY HOME SITUATED UNDER A CANOPY OF MATURE SHADE TREES! MANY FEATURES INCLUDE CERAMIC TILE IN THE KITCHEN, 1 BATH AND THE FOYER; FAMILY ROOM WITH A FIREPLACE, UPSTAIRS GAME ROOM WITH WALL OF BUILT-INS, VAULTED CEILINGS, CEILING FANS, UPDATED THERMO PANE WINDOWS, GARAGE DOOR OPENER, DISHWASHER, AND HVAC, WOOD FENCING WITH STEEL POSTS, COVERED PATIO. GARAGE IS AN OVERSIZE ONE CAR.

19. 2006-10-14
    historical 382-char remark

    Show marketing remark (382 chars)

    COZY HOME SITUATED UNDER A CANOPY OF MATURE SHADE TREES! MANY FEATURES INCLUDE CERAMIC TILE IN THE KITCHEN, 1 BATH AND THE FOYER; FAMILY ROOM WITH A FIREPLACE, UPSTAIRS GAME ROOM WITH WALL OF BUILT-INS, VAULTED CEILINGS, CEILING FANS, UPDATED THERMO PANE WINDOWS, GARAGE DOOR OPENER, DISHWASHER, AND HVAC, WOOD FENCING WITH STEEL POSTS, COVERED PATIO. GARAGE IS AN OVERSIZE ONE CAR.

20. 2006-09-12
    listed $129,900 382-char remark

    Show marketing remark (382 chars)

    COZY HOME SITUATED UNDER A CANOPY OF MATURE SHADE TREES! MANY FEATURES INCLUDE CERAMIC TILE IN THE KITCHEN, 1 BATH AND THE FOYER; FAMILY ROOM WITH A FIREPLACE, UPSTAIRS GAME ROOM WITH WALL OF BUILT-INS, VAULTED CEILINGS, CEILING FANS, UPDATED THERMO PANE WINDOWS, GARAGE DOOR OPENER, DISHWASHER, AND HVAC, WOOD FENCING WITH STEEL POSTS, COVERED PATIO. GARAGE IS AN OVERSIZE ONE CAR.

ⓘ 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: $4,216 · $351/mo
• Projected year-2 tax: $4,216 · $351/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 ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $25,622
• − Mortgage interest: −$11,203
• − Property taxes: −$4,216
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$5,818
• Taxable loss: −$715
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $2,611/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

+54.0% since first listed

9 events — show timeline

• 2026-05-18 Pending — NTREIS
• 2026-01-20 Contingent — NTREIS
• 2025-10-30 Pending — NTREIS
• 2025-10-17 Contingent — NTREIS
• 2025-10-15 Listed $200,000 NTREIS
• 2006-11-13 Sold (Public Records) $129,900 Public Records
• 2006-11-07 Sold (MLS) — NTREIS
• 2006-10-14 Listing Removed — NTREIS
• 2006-09-12 Listed $129,900 NTREIS

Property tax history

+3.0%/yr

Latest (2025): $4,216 · -6.2% YoY. Source: county tax records.