1116 Brookwood Dr · Lakewood Village, TX 75068

$799,900

5 bd · 5.5 ba · 3,774 sqft · SingleFamily · 167 Days on market

Built 2026 Good condition 3,772 sqft lot Garage $212/sqft · 8% below area Est $869k · 8% 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 +11.1/15.0
• Cash flow +4.3/30.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.1/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The grand two-story entry welcomes you into this spacious home. The home office is just off the front door and has French doors for added privacy. A secluded guest suite with a full bathroom has a private hallway off the mud room and split two-car garage. The formal dining room is adjacent to the curved staircase. As you enter the family room you are greeted by an abundance of light from the wall of windows and a wood mantel fireplace. Hardwood floors throughout main living area. The curved morning area is embraced by windows as well and allows access to the backyard covered patio. The kitchen boasts an island with built-in seating, a double wall oven, a 6-burner 36' commercial style gas range top, and a walk-in pantry. The primary bedroom showcases a wall of windows. Double doors lead into the primary bathroom which boasts dual vanities, a freestanding tub, separate glass enclosed shower, an oversized walk-in closet, and dual access to the utility room for added convenience. Upstairs you will find a large game room and connecting media room. Two secondary bedrooms which feature their own bathrooms complete the second level. The home has an additional garage bay. Representative Images. Features and specifications may vary by community.

Key facts

• Two story entry
• Formal dining room
• Secluded guest suite

Tags

• TWO STORY ENTRY
• HOME OFFICE
• SECLUDED GUEST SUITE
• FORMAL DINING ROOM
• FAMILY ROOM
• WOOD MANTEL FIREPLACE

What this means for you Summary

Snapshot

• This is a 5-bed/5.5-bath single-family listed at $800k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-26k/yr) — negative.
• To cash-flow at today's rent, offer at most $492k (38.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $431k (46.2% below list).
• Recommended offer: $431k (46.2% below list) — sets the bar for 1% rule.
• Cap rate 3.1% vs local median 2.2% in Lakewood Village — 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 62/100 on livability (#968 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: cost of living D+, amenities F, commute F.
• Little Elm ISD (suburban): math 36% / reading 42% proficiency, ranked #327 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oak Point El (math 26% / reading 34%, grade F, #2,500 of 4,322 statewide, top 58%, 952 students, 49% FRL); Little Elm H S (math 28% / reading 49%, grade F, #866 of 1,632 statewide, top 54%, 2,514 students, 52% FRL).
• Market conditions: Rents soft (-1.5%/yr); 1955 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 163d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).
• This rent runs 41% of the median local income ($127k/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 $6k of loan paydown is wiped out by about $24k 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 167 days — a 12% lower offer ($704k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $101k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $430,656 (46.2% 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. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
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: 0.54% ✗
• Cap rate: 3.10%
• Cash-on-cash: -11.39%
• DSCR: 0.49
• GRM: 15.5

CMA / ARV

• ARV (median comp): $869,363
• List price: $799,900
• Delta: -7.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1429 Hidden Cove Dr	0.12mi	5/4.5	3,624 (-4%)	1mo	$885,000	$244	83
1312 Deer Point Dr	0.14mi	4/4.5 (-1)	3,774 (0%)	3mo	$899,900	$238	82
1425 Hidden Cove Dr	0.11mi	4/4.5 (-1)	3,848 (+2%)	4mo	$895,000	$233	80
1113 Brookwood Dr	0.04mi	4/4.5 (-1)	3,433 (-9%)	1mo	$880,900	$257	73
2104 Lakeside Dr	0.27mi	4/3.5 (-1)	3,692 (-2%)	0mo	$1,036,326	$281	70
1421 Hidden Cove Dr	0.09mi	4/4.5 (-1)	3,387 (-10%)	2mo	$957,000	$283	68
204 Parkwood Dr	0.17mi	4/4.5 (-1)	4,336 (+15%)	1mo	$1,032,900	$238	57
2254 Village Trl	0.40mi	4/3.5 (-1)	3,481 (-8%)	1mo	$930,609	$267	54
530 Chatham St	0.53mi	4/4.5 (-1)	3,507 (-7%)	0mo	$630,865	$180	54
189 Enclave Dr	0.52mi	5/4.5	3,341 (-12%)	1mo	$685,000	$205	52
9191 Silver Leaf Ct	0.55mi	4/3.5 (-1)	4,067 (+8%)	1mo	$1,470,000	$361	48
2249 Village Trl	0.42mi	4/3.0 (-1)	3,361 (-11%)	0mo	$801,966	$239	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -40.4%
• Equity multiple: -0.24×
• Total profit: $-277,564
• Equity at exit: $119,268

10-year hold

• IRR: -87.1%
• Equity multiple: -1.07×
• Total profit: $-464,545
• Equity at exit: $69,161

Cash invested: $223,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 128 active · 36 under contract
• Months of supply: 34.9 mo (3%/mo absorbed)
• Median asking: $823,490 ($230/sqft)
• Median days on market: 238 d
• This list price: 39% of active listings are priced below it
• ARV vs active asking: +-0.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75068

• Home prices YoY: -25.5%
• Rents YoY: -1.5%
• Active inventory: 1955
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $4,307 medium
• Mortgage (P&I): −$4,195
• Tax est. 1.5%: −$1,000 /mo · $11,998/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$904
• Net cashflow: $-2,126

Break-even live

Break-even rent $6,997

Max offer price $492,301

Occupancy floor —

Sensitivity live

Price	-10% $-1,573	-5% $-1,849	+0% $-2,126	+5% $-2,402	+10% $-2,679
Rent	-10% $-2,466	-5% $-2,296	+0% $-2,126	+5% $-1,956	+10% $-1,786
Rate	-1.0pp $-1,723	-0.5pp $-1,922	base $-2,126	+0.5pp $-2,333	+1.0pp $-2,544

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: $199,975
• Closing costs: $23,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 Carrie Ln Unit 1028451P Lakewood Village, TX	4.0	3.5	3552	$21,302	$6.00	163d	1	0.61mi
825 Carrie Ln Little Elm, TX	4.0	3.5	3560	$15,000	$4.21	0d	1	0.61mi
3803 Fishermans Cv Little Elm, TX	4.0	3.5	2953	$3,000	$1.02	165d	1	0.78mi

Property features AI

Finance

• Financial info: Listing terms include Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association (association type listed as None)Association provides full use of facilities (association fee listed as 0)

Exterior

• Parking: Attached garage3 covered garage spaces (tandem configuration)Garage faces front and sideGarage dimensions approx. 16' wide x 19' long
• Security: Prewired securitySmoke detectorsCarbon monoxide detectors
• Utilities: City waterCity sewerConcrete curbs and sidewalkCommunity mailboxUtilities accessible (power/water/sewer)Energy-efficient features: appliances, lighting, low-flow fixtures, mechanical fresh air, rain/freeze sensors, programmable thermostat, efficient water heater, energy-efficient windows
• Home design: Single-family residence (attached)Two-story homeNew construction (incomplete, year built 2026)
• Construction: Brick constructionComposition roofSlab foundationSmart home features included
• Exterior features: Covered porch(es)GuttersExterior lightingPrivacy wood fencing in back yardLandscaped yard with sprinkler systemFew treesSubdivision location

Interior

• Kitchen: Commercial grade rangeGas ovenDouble ovenMicrowaveDishwasherDisposalGranite countertopsKitchen islandEat-in kitchen and pantry / walk-in pantry
• Bedrooms: 5 bedrooms totalPrimary bedroom on main level with walk-in closet (approx. 14 x 17)Additional bedrooms feature walk-in closets (various sizes; some on second level)
• Flooring: CarpetTileWood
• Bathrooms: 6 bathrooms total (5 full, 1 half)Primary bathroom with dual sinks, separate shower, separate vanities, built-in cabinets and linen closet
• Heating & cooling: Zoned heatingZoned coolingCeiling fans
• Interior features: Built-in features and cabinetsCable TV availableDecorative lightingEat-in kitchen and breakfast roomGranite countersHigh-speed internet availableKitchen islandOpen floorplanPantry and walk-in pantrySmart home systemSound system wiringWalk-in closetsFireplace in living room1 living area, 1 dining areaTotal room count: 18Two levels
• Laundry & utility: Gas water heater and tankless water heater

Listing history 50 events

1. 2026-11-08
   days on market $799,900 Active 167 DOM
2. 2026-11-07
   days on market $799,900 Active 166 DOM
3. 2026-11-06
   days on market $799,900 Active 165 DOM
4. 2026-11-05
   days on market $799,900 Active 164 DOM
5. 2026-11-04
   pricedays on market $799,900 Active 163 DOM
6. 2026-11-02
   days on market $851,900 Active 161 DOM
7. 2026-11-01
   days on market $851,900 Active 160 DOM
8. 2026-10-31
   days on market $851,900 Active 159 DOM
9. 2026-10-30
   days on market $851,900 Active 158 DOM
10. 2026-10-29
    days on market $851,900 Active 157 DOM
11. 2026-10-28
    days on market $851,900 Active 156 DOM
12. 2026-10-27
    days on market $851,900 Active 155 DOM
13. 2026-10-26
    days on market $851,900 Active 154 DOM
14. 2026-10-26
    days on market $851,900 Active 153 DOM
15. 2026-10-24
    days on market $851,900 Active 152 DOM
16. 2026-10-23
    days on market $851,900 Active 151 DOM
17. 2026-10-23
    price $851,900 Active 150 DOM
18. 2026-10-22
    days on market $849,900 Active 150 DOM
19. 2026-10-21
    days on market $849,900 Active 149 DOM
20. 2026-10-20
    days on market $849,900 Active 148 DOM
21. 2026-10-19
    days on market $849,900 Active 147 DOM
22. 2026-10-18
    days on market $849,900 Active 146 DOM
23. 2026-10-17
    days on market $849,900 Active 145 DOM
24. 2026-10-16
    price $849,900 Active 144 DOM
25. 2026-10-16
    days on market $899,900 Active 144 DOM
26. 2026-10-15
    days on market $899,900 Active 143 DOM
27. 2026-10-14
    days on market $899,900 Active 142 DOM
28. 2026-10-13
    days on market $899,900 Active 141 DOM
29. 2026-10-12
    days on market $899,900 Active 140 DOM
30. 2026-10-11
    days on market $899,900 Active 139 DOM
31. 2026-10-10
    days on market $899,900 Active 138 DOM
32. 2026-10-09
    days on market $899,900 Active 137 DOM
33. 2026-10-08
    days on market $899,900 Active 136 DOM
34. 2026-10-07
    days on market $899,900 Active 135 DOM
35. 2026-10-06
    days on market $899,900 Active 134 DOM
36. 2026-10-05
    days on market $899,900 Active 133 DOM
37. 2026-10-04
    days on market $899,900 Active 132 DOM
38. 2026-10-04
    days on market $899,900 Active 131 DOM
39. 2026-10-02
    days on market $899,900 Active 130 DOM
40. 2026-10-01
    days on market $899,900 Active 129 DOM
41. 2026-09-30
    days on market $899,900 Active 128 DOM
42. 2026-09-29
    days on market $899,900 Active 127 DOM
43. 2026-09-28
    days on market $899,900 Active 126 DOM
44. 2026-09-27
    days on market $899,900 Active 125 DOM
45. 2026-09-26
    days on market $899,900 Active 124 DOM
46. 2026-09-25
    days on market $899,900 Active 123 DOM
47. 2026-09-24
    days on market $899,900 Active 122 DOM
48. 2026-09-23
    days on market $899,900 Active 121 DOM
49. 2026-09-22
    days on market $899,900 Active 120 DOM
50. 2026-09-21
    days on market $899,900 Active 119 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 22 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: $51,679
• − Mortgage interest: −$44,807
• − Property taxes: −$11,998
• − Insurance: −$4,000
• − Repairs & maintenance: −$4,134
• − Management: −$4,134
• − Depreciation: −$23,270
• Taxable loss: −$40,665
• Est. tax savings @ 24.0%: +$9,759
• After-tax cash flow: $-15,749/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.

Condition & rehab AI · 3 photos

Good 80/100 Cosmetic rehab Est. rehab $18,870–$56,610 screening

This spacious two-story home is in good condition with a good condition score of 80. It has a good exterior, well-maintained interior, and a good foundation. The home is move-in ready with minor maintenance items to address. The highest-ROI updates include painting the exterior, cleaning gutters, updating flooring in bathrooms, and installing smart home features.

Value-add opportunities

• Both Paint exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Clean gutters — Clean gutters improve drainage and prevent water damage, enhancing property value. ↑
• Resale Replace flooring in bathrooms — Modern flooring in bathrooms can significantly boost resale value. ↑
• Resale Update kitchen appliances — Upgrading to modern appliances can increase the home's appeal and value. ↑
• Both Install smart home features — Smart home features can increase both resale and rental value by enhancing convenience and energy efficiency. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Oak Point El F TX #2,500/4,322 Nat'l #26,438/41,679 Middle Jerry R Walker Middle F TX #736/1,662 Nat'l #6,708/14,009 High Little Elm H S F TX #866/1,632 Nat'l #8,796/17,239

Schools (NCES district)

• District: Little Elm ISD
• NCES district ID: 4827720
• Math proficiency: 36% ▼ -11.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $76,400
• Composite: 36.17/100
• National rank: #4734
• State rank: #327 of 826 in TX

C Composite livability gradescore 62/100

Livability — Lakewood Village

• Score: 62/100
• State rank: #968
• US rank: #17186

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakewood Village, TX
• County: Denton County · 1,053,010 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 72,710
• Household income: $126,635
• Rent vs Own: 19.8% rent · 80.2% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 40% Hispanic / Latino 23% Black 19% Two or more races 15% Asian 12% Native American 1%
• Hispanic origin (detail): Mexican 17%
• Languages at home: 71% English-only · Spanish 15% Other Asian/Pacific 5% Other Indo-European 4%

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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: ▼ -85.41%
• Current HPI: 249.755
• Rent YoY: ▼ -1.50%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Financial info: Listing terms include Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association (association type listed as None)Association provides full use of facilities (association fee listed as 0)

Exterior

• Parking: Attached garage3 covered garage spaces (tandem configuration)Garage faces front and sideGarage dimensions approx. 16' wide x 19' long
• Security: Prewired securitySmoke detectorsCarbon monoxide detectors
• Utilities: City waterCity sewerConcrete curbs and sidewalkCommunity mailboxUtilities accessible (power/water/sewer)Energy-efficient features: appliances, lighting, low-flow fixtures, mechanical fresh air, rain/freeze sensors, programmable thermostat, efficient water heater, energy-efficient windows
• Home design: Single-family residence (attached)Two-story homeNew construction (incomplete, year built 2026)
• Construction: Brick constructionComposition roofSlab foundationSmart home features included
• Exterior features: Covered porch(es)GuttersExterior lightingPrivacy wood fencing in back yardLandscaped yard with sprinkler systemFew treesSubdivision location

Interior

• Kitchen: Commercial grade rangeGas ovenDouble ovenMicrowaveDishwasherDisposalGranite countertopsKitchen islandEat-in kitchen and pantry / walk-in pantry
• Bedrooms: 5 bedrooms totalPrimary bedroom on main level with walk-in closet (approx. 14 x 17)Additional bedrooms feature walk-in closets (various sizes; some on second level)
• Flooring: CarpetTileWood
• Bathrooms: 6 bathrooms total (5 full, 1 half)Primary bathroom with dual sinks, separate shower, separate vanities, built-in cabinets and linen closet
• Heating & cooling: Zoned heatingZoned coolingCeiling fans
• Interior features: Built-in features and cabinetsCable TV availableDecorative lightingEat-in kitchen and breakfast roomGranite countersHigh-speed internet availableKitchen islandOpen floorplanPantry and walk-in pantrySmart home systemSound system wiringWalk-in closetsFireplace in living room1 living area, 1 dining areaTotal room count: 18Two levels
• Laundry & utility: Gas water heater and tankless water heater

Price history

+0.3% since first listed

6 events — show timeline

• 2026-06-04 Price Changed $903,900 Zillow
• 2026-06-03 Price Changed $903,900 NTREIS
• 2026-06-01 Price Changed $901,900 Zillow
• 2026-05-28 Price Changed $901,900 NTREIS
• 2026-05-25 Listed $900,900 NTREIS
• 2026-05-24 Listed $900,900 Zillow