610 Northside Ave · Lewisville, TX 75057

$249,000

3 bd · 1.0 ba · 1,593 sqft · SingleFamily public records · 113 Days on market

Built 1960 10,019 sqft lot $156/sqft · 18% below area Est $302k · 18% 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 +14.1/30.0
• Schools +4.7/10.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled home in the heart of Old Town Lewisville! This residence has been thoughtfully updated over the last few years, featuring a modern kitchen with updated appliances, fresh interior and exterior paint, and recently installed carpeting Nov. 2025. Both bathrooms have been fully renovated, complemented by updated window coverings and a freshly replaced back door. The property boasts an immense backyard, perfect for outdoor entertaining and animals. Roof replaced January 2026! Please ensure all lights that are currently on remain on after your tour.

Key facts

• Updated appliances
• Immense backyard
• Modern kitchen

Tags

• MODERN KITCHEN
• UPDATED APPLIANCES
• FULLY RENOVATED BATHROOMS
• IMMENSE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $37 ($440/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (7.7% below list).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.1% 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+, schools D-, amenities 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.
• Market conditions: Rents falling (-3.3%/yr); 37 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 ($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 $2k of loan paydown is wiped out by about $7k 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 113 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $106k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $226,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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: 0.92% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 9.0

CMA / ARV

• ARV (median comp): $302,103
• List price: $249,000
• Delta: -17.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
535 Beasley Dr	0.46mi	3/2.0	1,534 (-4%)	11mo	$365,000	$238	59
818 Mullins	0.63mi	3/2.0	1,405 (-12%)	15mo	$299,900	$213	35

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: -18.8%
• Equity multiple: 0.36×
• Total profit: $-44,677
• Equity at exit: $37,127

10-year hold

• IRR: -19.3%
• Equity multiple: 0.12×
• Total profit: $-61,631
• Equity at exit: $21,529

Cash invested: $69,720 (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 75057

• Home prices YoY: -19.8%
• Rents YoY: -3.3%
• Active inventory: 37
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,297 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$368 /mo · $4,422/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $37

Break-even live

Break-even rent $2,251

Max offer price $249,000

Occupancy floor 93%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1317 Lakecrest Ln Lewisville, TX	3.0	2.5	1634	$2,195	$1.34	24d	1	0.22mi
1312 Lakecrest Ln Lewisville, TX	3.0	2.5	1634	$2,195	$1.34	43d	1	0.23mi
1000 Grandys Ln Lewisville, TX	2.0	2.0	1228	$2,049	$1.67	24d	1	0.54mi
1000 Grandys Ln Lewisville, TX	2.0	2.0	1368	$2,405	$1.76	15d	1	0.54mi
528 Lester St Lewisville, TX	4.0	2.0	2117	$2,800	$1.32	16d	1	0.55mi
290 W Lake Park Rd Lewisville, TX	1.0–3.0	1.0–2.0	954	$1,961	$2.06	2d	17	0.62mi
1801 Summit Ave Lewisville, TX	1.0–3.0	1.0–2.0	991	$2,465	$2.49	1d	41	0.69mi
1701 Interstate 35E Lewisville, TX	2.0	2.0	1371	$2,465	$1.80	24d	1	0.69mi
215 Lake Park Rd Lewisville, TX	2.0	2.5	1588	$2,000	$1.26	43d	1	0.71mi
1000 Valley Ridge Blvd Lewisville, TX	2.0–3.0	1.0–2.0	984	$1,612	$1.64	2d	12	0.81mi
518 Harn Dr Lewisville, TX	3.0	2.0	2121	$2,295	$1.08	43d	1	0.83mi
436 Degan Ave Lewisville, TX	3.0	2.0	1500	$2,800	$1.87	18d	1	0.87mi
828 Pinnacle Cir Lewisville, TX	3.0	2.0	1730	$2,435	$1.41	5d	1	0.89mi
1600 Summit Ave Lewisville, TX	1.0–2.0	1.0–2.0	943	$2,160	$2.29	43d	14	0.95mi
620 Hutchinson Ln Lewisville, TX	3.0	2.5	1903	$2,699	$1.42	43d	1	1.03mi
1278 Lamar Dr Lewisville, TX	4.0	2.5	2097	$2,950	$1.41	1d	1	1.08mi
525 Hutchinson Ln Lewisville, TX	3.0	3.0	1951	$2,675	$1.37	24d	1	1.08mi
528 Hutchinson Ln Lewisville, TX	3.0	2.5	1950	$3,000	$1.54	18d	1	1.10mi
622 Ava Trl Lewisville, TX	3.0	2.5	1528	$2,726	$1.78	4d	1	1.16mi
613 Ava Trl Lewisville, TX	4.0	2.5	2056	$2,386	$1.16	20d	1	1.16mi
607 Ava Trl Lewisville, TX	4.0	2.5	2056	$2,346	$1.14	24d	1	1.18mi
400 W Main St Lewisville, TX	1.0–3.0	1.0–2.0	1000	$2,695	$2.69	2d	39	1.21mi
324 Nima Ln Lewisville, TX	4.0	2.5	2056	$2,756	$1.34	43d	1	1.22mi
324 Nima Ln Lewisville, TX	4.0	2.5	2056	$2,370	$1.15	20d	1	1.22mi
1307 Jasmine Dr Lewisville, TX	3.0	2.0	1262	$2,220	$1.76	5d	1	1.23mi
323 Aveen Path Lewisville, TX	4.0	2.5	2056	$2,376	$1.16	15d	1	1.23mi
319 Niki Dr Lewisville, TX	4.0	2.5	2056	$2,536	$1.23	7d	1	1.24mi
323 Niki Dr Lewisville, TX	4.0	2.5	2056	$2,486	$1.21	16d	1	1.24mi
325 Niki Dr Lewisville, TX	4.0	2.5	2056	$2,495	$1.21	2d	1	1.24mi
325 Niki Dr Lewisville, TX	4.0	2.5	2056	$2,561	$1.25	7d	1	1.24mi
310 Niki Dr Lewisville, TX	4.0	2.5	2056	$2,445	$1.19	7d	1	1.25mi
310 Niki Dr Lewisville, TX	4.0	2.5	2056	$2,536	$1.23	13d	1	1.25mi
328 Niki Dr Lewisville, TX	4.0	2.5	2058	$2,415	$1.17	24d	1	1.26mi
332 Niki Dr Lewisville, TX	4.0	2.0	2058	$2,420	$1.18	13d	1	1.26mi
332 Niki Dr Lewisville, TX	4.0	2.0	2056	$2,566	$1.25	20d	1	1.26mi
340 Niki Dr Lewisville, TX	3.0	2.0	1528	$2,236	$1.46	20d	1	1.27mi
1959 Rivendell Ln Lewisville, TX	2.0–4.0	1.5–3.5	1563	$2,349	$1.50	1d	78	1.27mi
1217 Hershey Ln Lewisville, TX	4.0	2.0	2069	$2,995	$1.45	43d	1	1.28mi
502 Harvest Hill St Lewisville, TX	2.0	1.0	1143	$1,895	$1.66	7d	1	1.33mi
513 Hunters Glen St Lewisville, TX	2.0	2.0	1314	$1,950	$1.48	43d	1	1.36mi

Listing history 22 events

1. 2026-06-10
   status $249,000 Pending 113 DOM
2. 2026-06-09
   days on market $249,000 Active 113 DOM
3. 2026-06-08
   days on market $249,000 Active 112 DOM
4. 2026-06-07
   days on market $249,000 Active 111 DOM
5. 2026-06-04
   days on market $249,000 Active 108 DOM
6. 2026-06-03
   days on market $249,000 Active 107 DOM
7. 2026-06-02
   days on market $249,000 Active 106 DOM
8. 2026-06-01
   days on market $249,000 Active 105 DOM
9. 2026-05-31
   days on market $249,000 Active 104 DOM
10. 2026-05-11
    status Active 570-char remark

    Show marketing remark (570 chars)

    Beautifully remodeled home in the heart of Old Town Lewisville! This residence has been thoughtfully updated over the last few years, featuring a modern kitchen with updated appliances, fresh interior and exterior paint, and recently installed carpeting Nov. 2025. Both bathrooms have been fully renovated, complemented by updated window coverings and a freshly replaced back door. The property boasts an immense backyard, perfect for outdoor entertaining and animals. Roof replaced January 2026! Please ensure all lights that are currently on remain on after your tour.

11. 2026-04-30
    status Pending 570-char remark

    Show marketing remark (570 chars)

    Beautifully remodeled home in the heart of Old Town Lewisville! This residence has been thoughtfully updated over the last few years, featuring a modern kitchen with updated appliances, fresh interior and exterior paint, and recently installed carpeting Nov. 2025. Both bathrooms have been fully renovated, complemented by updated window coverings and a freshly replaced back door. The property boasts an immense backyard, perfect for outdoor entertaining and animals. Roof replaced January 2026! Please ensure all lights that are currently on remain on after your tour.

12. 2026-04-23
    historical Active Option Contract 570-char remark

    Show marketing remark (570 chars)

    Beautifully remodeled home in the heart of Old Town Lewisville! This residence has been thoughtfully updated over the last few years, featuring a modern kitchen with updated appliances, fresh interior and exterior paint, and recently installed carpeting Nov. 2025. Both bathrooms have been fully renovated, complemented by updated window coverings and a freshly replaced back door. The property boasts an immense backyard, perfect for outdoor entertaining and animals. Roof replaced January 2026! Please ensure all lights that are currently on remain on after your tour.

13. 2026-04-15
    price $249,000 570-char remark

    Show marketing remark (570 chars)

    Beautifully remodeled home in the heart of Old Town Lewisville! This residence has been thoughtfully updated over the last few years, featuring a modern kitchen with updated appliances, fresh interior and exterior paint, and recently installed carpeting Nov. 2025. Both bathrooms have been fully renovated, complemented by updated window coverings and a freshly replaced back door. The property boasts an immense backyard, perfect for outdoor entertaining and animals. Roof replaced January 2026! Please ensure all lights that are currently on remain on after your tour.

14. 2026-03-27
    price $274,000 570-char remark

    Show marketing remark (570 chars)

    Beautifully remodeled home in the heart of Old Town Lewisville! This residence has been thoughtfully updated over the last few years, featuring a modern kitchen with updated appliances, fresh interior and exterior paint, and recently installed carpeting Nov. 2025. Both bathrooms have been fully renovated, complemented by updated window coverings and a freshly replaced back door. The property boasts an immense backyard, perfect for outdoor entertaining and animals. Roof replaced January 2026! Please ensure all lights that are currently on remain on after your tour.

15. 2026-03-12
    price $298,000 570-char remark

    Show marketing remark (570 chars)

    Beautifully remodeled home in the heart of Old Town Lewisville! This residence has been thoughtfully updated over the last few years, featuring a modern kitchen with updated appliances, fresh interior and exterior paint, and recently installed carpeting Nov. 2025. Both bathrooms have been fully renovated, complemented by updated window coverings and a freshly replaced back door. The property boasts an immense backyard, perfect for outdoor entertaining and animals. Roof replaced January 2026! Please ensure all lights that are currently on remain on after your tour.

16. 2026-03-07
    price $315,000 570-char remark

    Show marketing remark (570 chars)

    Beautifully remodeled home in the heart of Old Town Lewisville! This residence has been thoughtfully updated over the last few years, featuring a modern kitchen with updated appliances, fresh interior and exterior paint, and recently installed carpeting Nov. 2025. Both bathrooms have been fully renovated, complemented by updated window coverings and a freshly replaced back door. The property boasts an immense backyard, perfect for outdoor entertaining and animals. Roof replaced January 2026! Please ensure all lights that are currently on remain on after your tour.

17. 2026-02-26
    price $335,000 570-char remark

    Show marketing remark (570 chars)

    Beautifully remodeled home in the heart of Old Town Lewisville! This residence has been thoughtfully updated over the last few years, featuring a modern kitchen with updated appliances, fresh interior and exterior paint, and recently installed carpeting Nov. 2025. Both bathrooms have been fully renovated, complemented by updated window coverings and a freshly replaced back door. The property boasts an immense backyard, perfect for outdoor entertaining and animals. Roof replaced January 2026! Please ensure all lights that are currently on remain on after your tour.

18. 2026-02-05
    listed $355,000 Active 570-char remark

    Show marketing remark (570 chars)

    Beautifully remodeled home in the heart of Old Town Lewisville! This residence has been thoughtfully updated over the last few years, featuring a modern kitchen with updated appliances, fresh interior and exterior paint, and recently installed carpeting Nov. 2025. Both bathrooms have been fully renovated, complemented by updated window coverings and a freshly replaced back door. The property boasts an immense backyard, perfect for outdoor entertaining and animals. Roof replaced January 2026! Please ensure all lights that are currently on remain on after your tour.

19. 2024-08-03
    historical $2,000
20. 2024-02-29
    listed $2,000
21. 2024-02-29
    historical $2,050
22. 2023-09-22
    listed $2,050

ⓘ 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: $4,422 · $368/mo
• Projected year-2 tax: $4,557 · $380/mo
• Expected delta: +$135/yr (+$11/mo · 3.0%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,565
• − Mortgage interest: −$13,948
• − Property taxes: −$4,422
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,205
• − Management: −$2,205
• − Depreciation: −$7,244
• Taxable loss: −$3,704
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $1,329/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): 17,958
• Household income: $82,803
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 975.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 42% White 39% Two or more races 23% Black 11% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Swedish 1% Slovak 1% Serbian 1%
• Foreign-born: 17% · Canada, South Korea, Vietnam
• Languages at home: 62% English-only · Spanish 32% Korean 1% Other Asian/Pacific 1%

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: ▼ -76.22%
• Current HPI: 308.1135
• Rent YoY: ▼ -3.28%
• 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

+12046.3% since first listed

13 events — show timeline

• 2026-05-11 Relisted — NTREIS
• 2026-04-30 Pending — NTREIS
• 2026-04-23 Contingent — NTREIS
• 2026-04-15 Price Changed $249,000 NTREIS
• 2026-03-27 Price Changed $274,000 NTREIS
• 2026-03-12 Price Changed $298,000 NTREIS
• 2026-03-07 Price Changed $315,000 NTREIS
• 2026-02-26 Price Changed $335,000 NTREIS
• 2026-02-05 Listed $355,000 NTREIS
• 2024-08-03 Rental Removed $2,000 NTREIS
• 2024-02-29 Listed for Rent $2,000 NTREIS
• 2024-02-29 Rental Removed $2,050 NTREIS
• 2023-09-22 Listed for Rent $2,050 NTREIS

Property tax history

+4.5%/yr

Latest (2025): $4,422 · -8.3% YoY. Source: county tax records.