2311 Still Point Ln · Colleyville, TX 76034

$889,000

4 bd · 3.0 ba · 3,578 sqft · SingleFamily public records · 18 Days on market

Built 1996 0.31 ac lot Est $930k · at est.

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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 +9.5/15.0
• Cash flow +8.4/30.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 5-bedroom, 3 car garage home w pool on corner lot in Ross Downs is beautiful inside and out! High ceilings, hardwood floors, bay windows in formal living and a formal dining lead to a dream kitchen -- Includes large cook-top island, granite counters, tons of custom cabinets, built-in wine cooler, desk and brkfst area w window seat. Main living is open to kitchen, overlooking pool. Master suite is down and has access to bkyd. Master bath includes custom dual sinks and cabinetry w granite, a jetted tub and 2-head shower, not to mention enormous walk-in closet. Large game room, 4 bedrms w walk-ins and 2 full baths up. Backyard is a place to relax w diving pool-spa and pergola! APRIL 2018 NEW ROOF!

Key facts

• Two-headed shower
• Large cooktop island
• Jetted bathtub

Tags

• CORNER LOT
• LARGE COOKTOP ISLAND
• BUILT-IN WINE COOLER
• CUSTOM DUAL SINKS
• JETTED BATHTUB
• TWO-HEADED SHOWER

Property features AI

Finance

• Other: Survey available
• HOA & community: No homeowners association; Community features include curbs, park, and sidewalks

Exterior

• Parking: Attached 3-car garage with rear-facing garage door and garage door opener; 3 covered parking spaces; Concrete driveway
• Security: Burglar alarm; Leased security system; Fire alarm; Smoke detectors
• Utilities: City water; City sewer; Asphalt roads; Curbs; Sidewalks; All weather road
• Home design: Single family residence; Two levels; Residential property; Built in 1996; Composition roof; Brick construction
• Construction: Brick exterior; Slab foundation; Composition roof
• Exterior features: Covered porch(es); Covered patio/porch; Gutters; Outdoor lighting; Pergola; Landscaped yard; Sprinkler system; Corner lot; Few trees; Interior lot

Interior

• Kitchen: Kitchen island; Natural stone/granite countertops; Breakfast bar; Built-in cabinets; Eat-in kitchen with pantry; Dishwasher; Disposal; Electric cooktop; Electric oven; Convection oven; Microwave; Refrigerator; Plumbed for gas in kitchen; Vented exhaust fan
• Bedrooms: 5 bedrooms total; Primary bedroom on main level with walk-in closet; Four additional upstairs bedrooms each with walk-in closets
• Flooring: Wood flooring; Carpet; Ceramic tile; Slate
• Bathrooms: 4 bathrooms total (3 full, 1 half)
• Heating & cooling: Central heating (natural gas); Central air; Electric; Ceiling fans
• Interior features: Vaulted ceilings; Decorative lighting; Cable TV available; High speed internet available; Bay windows
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $889k.

Deal economics

• At list price, monthly cash flow is $-797 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $748k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $678k (23.7% below list).
• Recommended offer: $678k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.1% in Colleyville — 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 78/100 on livability (#68 in TX, #2,466 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities D+, commute F, cost of living F.
• Grapevine-Colleyville ISD (suburban): math 52% / reading 61% proficiency, ranked #59 of 826 in TX (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Glenhope El (math 73% / reading 84%, grade A, #48 of 4,322 statewide, top 1%, 503 students, 10% FRL).
• Zoned-school proficiency averages 78% at this address vs 56% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Grapevine-Colleyville ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 181 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k of value loss. Plan a longer hold.
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($876k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $678,146 (23.7% 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: 0.76% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.84%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $930,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2313 Danielle Dr	0.07mi	4/4.0	3,465 (-3%)	3mo	$875,000	$253	85
2216 Collins Path	0.28mi	4/4.0	3,538 (-1%)	1mo	$1,400,000	$396	80
2212 Danielle Dr	0.11mi	4/3.5	3,202 (-10%)	1mo	$870,000	$272	74
2411 Wilkes Dr	0.21mi	4/3.5	3,259 (-9%)	1mo	$819,000	$251	73
2506 Twelve Oaks Ln	0.33mi	4/3.5	3,330 (-7%)	1mo	$850,000	$255	70
2304 Woodmoor Ln	0.51mi	4/4.0	3,553 (-1%)	3mo	$1,075,000	$303	69
2406 Wilkes Dr	0.16mi	4/3.0	3,117 (-13%)	6mo	$865,000	$278	66
2008 Kyle Ct	0.59mi	4/3.0	3,631 (+2%)	6mo	$1,025,000	$282	64
3589 Boxwood Dr	0.55mi	4/3.5	3,360 (-6%)	6mo	$875,000	$260	57
3205 Bridle Ln	0.50mi	5/4.0 (+1)	3,288 (-8%)	3mo	$845,000	$257	52
3036 Creekview Dr	0.54mi	4/3.5	3,078 (-14%)	0mo	$799,000	$260	49
3044 Old Mill Run	0.56mi	4/3.5	3,136 (-12%)	6mo	$635,000	$202	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.22×
• Total profit: $-194,719
• Equity at exit: $132,553

10-year hold

• IRR: -17.1%
• Equity multiple: 0.06×
• Total profit: $-234,492
• Equity at exit: $76,864

Cash invested: $248,920 (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 76034

• Active inventory: 181
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $6,781 high
• Mortgage (P&I): −$4,662
• Tax from tax record: −$1,122 /mo · $13,465/yr
• Insurance: −$370
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,424
• Net cashflow: $-797

Break-even live

Break-even rent $7,791

Max offer price $748,177

Occupancy floor —

Sensitivity live

Price	-10% $-294	-5% $-546	+0% $-797	+5% $-1,049	+10% $-1,300
Rent	-10% $-1,333	-5% $-1,065	+0% $-797	+5% $-529	+10% $-261
Rate	-1.0pp $-349	-0.5pp $-571	base $-797	+0.5pp $-1,028	+1.0pp $-1,262

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: $222,250
• Closing costs: $26,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1433 Montgomery Ln Southlake, TX	5.0	4.0	5242	$9,339	$1.78	12d	1	0.87mi
703 Verdun Ct Southlake, TX	5.0	4.5	4192	$8,000	$1.91	9d	1	1.36mi
1112 Longford Cir Southlake, TX	4.0	3.5	3731	$6,200	$1.66	1d	1	1.40mi
1902 Bentwood Ct Grapevine, TX	4.0	3.5	2616	$4,500	$1.72	0d	1	1.45mi
2736 Harmon Dr Grapevine, TX	5.0	3.5	2846	$4,499	$1.58	0d	1	1.48mi

Listing history 11 events

1. 2026-05-17
   status Pending
2. 2026-05-02
   historical Active Option Contract
3. 2026-04-29
   listed $889,000 Active
4. 2018-06-15
   soldstatus
5. 2018-06-14
   soldstatus Sold 711-char remark

   Show marketing remark (711 chars)

   This 5-bedroom, 3 car garage home w pool on corner lot in Ross Downs is beautiful inside and out! High ceilings, hardwood floors, bay windows in formal living and a formal dining lead to a dream kitchen -- Includes large cook-top island, granite counters, tons of custom cabinets, built-in wine cooler, desk and brkfst area w window seat. Main living is open to kitchen, overlooking pool. Master suite is down and has access to bkyd. Master bath includes custom dual sinks and cabinetry w granite, a jetted tub and 2-head shower, not to mention enormous walk-in closet. Large game room, 4 bedrms w walk-ins and 2 full baths up. Backyard is a place to relax w diving pool-spa and pergola! APRIL 2018 NEW ROOF!

6. 2018-05-22
   status Pending 711-char remark

   Show marketing remark (711 chars)

   This 5-bedroom, 3 car garage home w pool on corner lot in Ross Downs is beautiful inside and out! High ceilings, hardwood floors, bay windows in formal living and a formal dining lead to a dream kitchen -- Includes large cook-top island, granite counters, tons of custom cabinets, built-in wine cooler, desk and brkfst area w window seat. Main living is open to kitchen, overlooking pool. Master suite is down and has access to bkyd. Master bath includes custom dual sinks and cabinetry w granite, a jetted tub and 2-head shower, not to mention enormous walk-in closet. Large game room, 4 bedrms w walk-ins and 2 full baths up. Backyard is a place to relax w diving pool-spa and pergola! APRIL 2018 NEW ROOF!

7. 2018-05-13
   historical Active Option Contract 711-char remark

   Show marketing remark (711 chars)

   This 5-bedroom, 3 car garage home w pool on corner lot in Ross Downs is beautiful inside and out! High ceilings, hardwood floors, bay windows in formal living and a formal dining lead to a dream kitchen -- Includes large cook-top island, granite counters, tons of custom cabinets, built-in wine cooler, desk and brkfst area w window seat. Main living is open to kitchen, overlooking pool. Master suite is down and has access to bkyd. Master bath includes custom dual sinks and cabinetry w granite, a jetted tub and 2-head shower, not to mention enormous walk-in closet. Large game room, 4 bedrms w walk-ins and 2 full baths up. Backyard is a place to relax w diving pool-spa and pergola! APRIL 2018 NEW ROOF!

8. 2018-05-10
   status Active 711-char remark

   Show marketing remark (711 chars)

   This 5-bedroom, 3 car garage home w pool on corner lot in Ross Downs is beautiful inside and out! High ceilings, hardwood floors, bay windows in formal living and a formal dining lead to a dream kitchen -- Includes large cook-top island, granite counters, tons of custom cabinets, built-in wine cooler, desk and brkfst area w window seat. Main living is open to kitchen, overlooking pool. Master suite is down and has access to bkyd. Master bath includes custom dual sinks and cabinetry w granite, a jetted tub and 2-head shower, not to mention enormous walk-in closet. Large game room, 4 bedrms w walk-ins and 2 full baths up. Backyard is a place to relax w diving pool-spa and pergola! APRIL 2018 NEW ROOF!

9. 2018-05-10
   historical Active Option Contract 711-char remark

   Show marketing remark (711 chars)

   This 5-bedroom, 3 car garage home w pool on corner lot in Ross Downs is beautiful inside and out! High ceilings, hardwood floors, bay windows in formal living and a formal dining lead to a dream kitchen -- Includes large cook-top island, granite counters, tons of custom cabinets, built-in wine cooler, desk and brkfst area w window seat. Main living is open to kitchen, overlooking pool. Master suite is down and has access to bkyd. Master bath includes custom dual sinks and cabinetry w granite, a jetted tub and 2-head shower, not to mention enormous walk-in closet. Large game room, 4 bedrms w walk-ins and 2 full baths up. Backyard is a place to relax w diving pool-spa and pergola! APRIL 2018 NEW ROOF!

10. 2018-04-24
    price $540,000 711-char remark

    Show marketing remark (711 chars)

    This 5-bedroom, 3 car garage home w pool on corner lot in Ross Downs is beautiful inside and out! High ceilings, hardwood floors, bay windows in formal living and a formal dining lead to a dream kitchen -- Includes large cook-top island, granite counters, tons of custom cabinets, built-in wine cooler, desk and brkfst area w window seat. Main living is open to kitchen, overlooking pool. Master suite is down and has access to bkyd. Master bath includes custom dual sinks and cabinetry w granite, a jetted tub and 2-head shower, not to mention enormous walk-in closet. Large game room, 4 bedrms w walk-ins and 2 full baths up. Backyard is a place to relax w diving pool-spa and pergola! APRIL 2018 NEW ROOF!

11. 2018-04-11
    listed $550,000 Active 711-char remark

    Show marketing remark (711 chars)

    This 5-bedroom, 3 car garage home w pool on corner lot in Ross Downs is beautiful inside and out! High ceilings, hardwood floors, bay windows in formal living and a formal dining lead to a dream kitchen -- Includes large cook-top island, granite counters, tons of custom cabinets, built-in wine cooler, desk and brkfst area w window seat. Main living is open to kitchen, overlooking pool. Master suite is down and has access to bkyd. Master bath includes custom dual sinks and cabinetry w granite, a jetted tub and 2-head shower, not to mention enormous walk-in closet. Large game room, 4 bedrms w walk-ins and 2 full baths up. Backyard is a place to relax w diving pool-spa and pergola! APRIL 2018 NEW ROOF!

ⓘ 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: $13,465 · $1,122/mo
• Projected year-2 tax: $16,269 · $1,356/mo
• Expected delta: +$2,804/yr (+$234/mo · 20.8%)

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $81,378
• − Mortgage interest: −$49,798
• − Property taxes: −$13,465
• − Insurance: −$4,445
• − Repairs & maintenance: −$6,510
• − Management: −$6,510
• − Depreciation: −$25,862
• Taxable loss: −$25,213
• Est. tax savings @ 24.0%: +$6,051
• After-tax cash flow: $-3,515/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: Grapevine-Colleyville ISD
• NCES district ID: 4821660
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 61% ▼ -5.00%
• Median HH income: $87,621
• Composite: 51.74/100
• National rank: #1683
• State rank: #59 of 826 in TX

Livability — Colleyville

• Score: 78/100
• State rank: #68
• US rank: #2466

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colleyville, TX
• City population: 25,995
• Population (ZIP): 25,995

Population outlook (Tarrant County) Hauer SSP2

• Today (2025): 2,380,417 people
• By 2030: 2,578,900 · +8.3%
• By 2040: 2,974,995 · +25.0%
• By 2050: 3,350,489 · +40.8%
• By 2075: 4,216,909 · +77.2%
• By 2100: 4,741,527 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 11% Two or more races 10% Asian 9% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 3% Italian 3% Lithuanian 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 90% English-only · Other Indo-European 4% Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Tarrant

• 2024 margin: Lean R (+5.1) · D 46.7% · R 51.9% · Other 1.4%
• 2008→2024 swing: +6.6pp toward D · 2008: -11.7pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+0.2 2016: R+8.7 2012: R+15.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -205.94%
• Current HPI: 269.5478
• Rent YoY: —
• Metro: —
• 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

+61.6% since first listed

11 events — show timeline

• 2026-05-17 Pending — NTREIS
• 2026-05-02 Contingent — NTREIS
• 2026-04-29 Listed $889,000 NTREIS
• 2018-06-15 Sold (Public Records) — Public Records
• 2018-06-14 Sold (MLS) — NTREIS
• 2018-05-22 Pending — NTREIS
• 2018-05-13 Contingent — NTREIS
• 2018-05-10 Relisted — NTREIS
• 2018-05-10 Contingent — NTREIS
• 2018-04-24 Price Changed $540,000 NTREIS
• 2018-04-11 Listed $550,000 NTREIS

Property tax history

+2.9%/yr

Latest (2025): $13,465 · +7.5% YoY. Source: county tax records.