1203 Oakwood Trl · Southlake, TX 76092

$695,000

3 bd · 2.0 ba · 1,954 sqft · SingleFamily public records · 29 Days on market

Built 1975 0.48 ac lot Est $717k · at est.

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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 +20.5/30.0
• ARV discount +8.9/15.0
• Schools +8.3/10.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Traditional Southlake ranch style home is an ideal opportunity. 3 bed, 2 bath, 2 car with sparkling pool on . 478 acres. Updates include granite counters, new energy efficient windows and fresh paint throughout. Kitchen has double ovens, stainless steel refrigerator and sink, gas cooktop and built in wine rack. Floor plan includes 2 living areas , mom's office and utility room. Thoughtfully planned landscape, mature trees and 2 detached buildings in the spacious backyard – 1 large shed and a second building which can be used as an office or storage with ac. 2nd driveway for overflow parking or sports. Walking distance to elementary school and quick access to Southlake Town Square. Award winning Carroll ISD.

Key facts

• Natural light
• Landscaped yard
• Updated bathrooms

Tags

• LANDSCAPED YARD
• WOODBURNING FIREPLACE
• UPDATED BATHROOMS
• NEWER WINDOWS
• FLEX ROOM
• NATURAL LIGHT

Property features AI

Finance

• Other: Accessory unit present (other); No municipal utility district
• Financial info: Listing accepts Cash, FHA, and VA loans
• HOA & community: No HOA / association

Exterior

• Parking: Attached 2-car garage with epoxy flooring, garage door opener and inside entrance; Covered parking for 2; Additional parking and parking pad; Oversized garage with 2-car double doors; garage faces front; kitchen-level access
• Security: Fire alarm
• Utilities: City water and city sewer; Individual gas and water meters; Natural gas available; Electricity available; Curbs and underground utilities
• Home design: Single-family residence; One story; Accessory unit on site
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1975 (preowned)
• Exterior features: Private yard; Deck; Gutters; Outdoor lighting; RV/boat parking; Sprinkler system; Landscaped; Few trees; Flag lot in a subdivision; Interior, level lot

Interior

• Kitchen: Granite countertops; Built-in cabinets; Pantry; Water line to refrigerator; Gas cooktop; Electric oven; Dishwasher; Disposal; Plumbed for gas in kitchen
• Bedrooms: Primary bedroom on main level with ensuite bath, garden tub, linen and medicine cabinets; Two additional bedrooms on main level
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air (electric); Ceiling fan(s); Electric heating; Fireplace heating (wood burning fireplace in living room)
• Interior features: Vaulted ceilings; Granite counters; Decorative lighting and chandelier; Cable TV available; Window coverings; Walk-in closet(s); Custom closet system (primary)
• Laundry & utility: Full-size washer/dryer area on site; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $695k.

Deal economics

• At list price, monthly cash flow is $915 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $695k).
• Recommended offer: $685k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 1.3% in Southlake — 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 76/100 on livability (#107 in TX, #3,547 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Carroll ISD (suburban): math 84% / reading 83% proficiency, ranked #1 of 826 in TX (top 0%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Carroll El (math 83% / reading 78%, grade A+, #28 of 4,322 statewide, top 1%, 625 students, 0% FRL); George Dawson Middle (math 91% / reading 83%, grade A+, #3 of 1,662 statewide, top 0%, 609 students, 0% FRL); Carroll Senior H S (math 100%, 1,444 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 287 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 35% of the median local income ($250k/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 $5k of loan paydown is wiped out by about $21k 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 29 days — a 2% lower offer ($685k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $45k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $117k; list at $695k implies a 493% gain — meaningful room to come down on a strong offer.

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 $684,575 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $717,118
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 Oakhurst Dr	0.17mi	3/2.0	1,907 (-2%)	8mo	$699,999	$367	82

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-54,234
• Equity at exit: $103,627

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $28,202
• Equity at exit: $60,091

Cash invested: $194,600 (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 76092

• Home prices YoY: -34.0%
• Active inventory: 287
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $7,197 medium
• Mortgage (P&I): −$3,645
• Tax from tax record: −$836 /mo · $10,033/yr
• Insurance: −$290
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,511
• Net cashflow: $915

Break-even live

Break-even rent $6,038

Max offer price $695,000

Occupancy floor 82%

Sensitivity live

Price	-10% $1,309	-5% $1,112	+0% $915	+5% $719	+10% $522
Rent	-10% $347	-5% $631	+0% $915	+5% $1,200	+10% $1,484
Rate	-1.0pp $1,265	-0.5pp $1,092	base $915	+0.5pp $735	+1.0pp $552

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: $173,750
• Closing costs: $20,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Watermere Dr #414 Southlake, TX	2.0	2.5	1572	$10,750	$6.84	0d	1	1.36mi
7301 Jo Will St Colleyville, TX	4.0	4.0	2200	$4,250	$1.93	12d	1	1.38mi
1212 W Murphy Rd Colleyville, TX	3.0	3.0	2056	$5,500	$2.68	0d	1	1.46mi

Listing history 41 events

1. 2026-06-21
   statusdays on market $695,000 Active Option Contract 29 DOM
2. 2026-06-18
   days on market $695,000 Active 26 DOM
3. 2026-06-17
   days on market $695,000 Active 25 DOM
4. 2026-06-16
   days on market $695,000 Active 24 DOM
5. 2026-06-15
   days on market $695,000 Active 23 DOM
6. 2026-06-13
   days on market $695,000 Active 21 DOM
7. 2026-06-09
   days on market $695,000 Active 17 DOM
8. 2026-06-08
   days on market $695,000 Active 16 DOM
9. 2026-06-07
   days on market $695,000 Active 15 DOM
10. 2026-06-04
    days on market $695,000 Active 12 DOM
11. 2026-06-03
    pricedays on market $695,000 Active 11 DOM
12. 2026-06-02
    days on market $740,000 Active 10 DOM
13. 2026-06-01
    days on market $740,000 Active 9 DOM
14. 2026-05-31
    days on market $740,000 Active 8 DOM
15. 2026-05-16
    listed $740,000 Active
16. 2019-07-11
    soldstatus
17. 2019-07-10
    soldstatus Sold 722-char remark

    Show marketing remark (722 chars)

    Traditional Southlake ranch style home is an ideal opportunity. 3 bed, 2 bath, 2 car with sparkling pool on . 478 acres. Updates include granite counters, new energy efficient windows and fresh paint throughout. Kitchen has double ovens, stainless steel refrigerator and sink, gas cooktop and built in wine rack. Floor plan includes 2 living areas , mom's office and utility room. Thoughtfully planned landscape, mature trees and 2 detached buildings in the spacious backyard – 1 large shed and a second building which can be used as an office or storage with ac. 2nd driveway for overflow parking or sports. Walking distance to elementary school and quick access to Southlake Town Square. Award winning Carroll ISD.

18. 2019-06-13
    status Pending 722-char remark

    Show marketing remark (722 chars)

    Traditional Southlake ranch style home is an ideal opportunity. 3 bed, 2 bath, 2 car with sparkling pool on . 478 acres. Updates include granite counters, new energy efficient windows and fresh paint throughout. Kitchen has double ovens, stainless steel refrigerator and sink, gas cooktop and built in wine rack. Floor plan includes 2 living areas , mom's office and utility room. Thoughtfully planned landscape, mature trees and 2 detached buildings in the spacious backyard – 1 large shed and a second building which can be used as an office or storage with ac. 2nd driveway for overflow parking or sports. Walking distance to elementary school and quick access to Southlake Town Square. Award winning Carroll ISD.

19. 2019-06-07
    historical Active Option Contract 722-char remark

    Show marketing remark (722 chars)

    Traditional Southlake ranch style home is an ideal opportunity. 3 bed, 2 bath, 2 car with sparkling pool on . 478 acres. Updates include granite counters, new energy efficient windows and fresh paint throughout. Kitchen has double ovens, stainless steel refrigerator and sink, gas cooktop and built in wine rack. Floor plan includes 2 living areas , mom's office and utility room. Thoughtfully planned landscape, mature trees and 2 detached buildings in the spacious backyard – 1 large shed and a second building which can be used as an office or storage with ac. 2nd driveway for overflow parking or sports. Walking distance to elementary school and quick access to Southlake Town Square. Award winning Carroll ISD.

20. 2019-05-31
    price $428,000 722-char remark

    Show marketing remark (722 chars)

    Traditional Southlake ranch style home is an ideal opportunity. 3 bed, 2 bath, 2 car with sparkling pool on . 478 acres. Updates include granite counters, new energy efficient windows and fresh paint throughout. Kitchen has double ovens, stainless steel refrigerator and sink, gas cooktop and built in wine rack. Floor plan includes 2 living areas , mom's office and utility room. Thoughtfully planned landscape, mature trees and 2 detached buildings in the spacious backyard – 1 large shed and a second building which can be used as an office or storage with ac. 2nd driveway for overflow parking or sports. Walking distance to elementary school and quick access to Southlake Town Square. Award winning Carroll ISD.

21. 2019-05-22
    status Active 722-char remark

    Show marketing remark (722 chars)

    Traditional Southlake ranch style home is an ideal opportunity. 3 bed, 2 bath, 2 car with sparkling pool on . 478 acres. Updates include granite counters, new energy efficient windows and fresh paint throughout. Kitchen has double ovens, stainless steel refrigerator and sink, gas cooktop and built in wine rack. Floor plan includes 2 living areas , mom's office and utility room. Thoughtfully planned landscape, mature trees and 2 detached buildings in the spacious backyard – 1 large shed and a second building which can be used as an office or storage with ac. 2nd driveway for overflow parking or sports. Walking distance to elementary school and quick access to Southlake Town Square. Award winning Carroll ISD.

22. 2019-05-20
    historical Active Option Contract 722-char remark

    Show marketing remark (722 chars)

    Traditional Southlake ranch style home is an ideal opportunity. 3 bed, 2 bath, 2 car with sparkling pool on . 478 acres. Updates include granite counters, new energy efficient windows and fresh paint throughout. Kitchen has double ovens, stainless steel refrigerator and sink, gas cooktop and built in wine rack. Floor plan includes 2 living areas , mom's office and utility room. Thoughtfully planned landscape, mature trees and 2 detached buildings in the spacious backyard – 1 large shed and a second building which can be used as an office or storage with ac. 2nd driveway for overflow parking or sports. Walking distance to elementary school and quick access to Southlake Town Square. Award winning Carroll ISD.

23. 2019-04-25
    price $437,800 722-char remark

    Show marketing remark (722 chars)

    Traditional Southlake ranch style home is an ideal opportunity. 3 bed, 2 bath, 2 car with sparkling pool on . 478 acres. Updates include granite counters, new energy efficient windows and fresh paint throughout. Kitchen has double ovens, stainless steel refrigerator and sink, gas cooktop and built in wine rack. Floor plan includes 2 living areas , mom's office and utility room. Thoughtfully planned landscape, mature trees and 2 detached buildings in the spacious backyard – 1 large shed and a second building which can be used as an office or storage with ac. 2nd driveway for overflow parking or sports. Walking distance to elementary school and quick access to Southlake Town Square. Award winning Carroll ISD.

24. 2019-04-03
    listed $450,000 Active 722-char remark

    Show marketing remark (722 chars)

    Traditional Southlake ranch style home is an ideal opportunity. 3 bed, 2 bath, 2 car with sparkling pool on . 478 acres. Updates include granite counters, new energy efficient windows and fresh paint throughout. Kitchen has double ovens, stainless steel refrigerator and sink, gas cooktop and built in wine rack. Floor plan includes 2 living areas , mom's office and utility room. Thoughtfully planned landscape, mature trees and 2 detached buildings in the spacious backyard – 1 large shed and a second building which can be used as an office or storage with ac. 2nd driveway for overflow parking or sports. Walking distance to elementary school and quick access to Southlake Town Square. Award winning Carroll ISD.

25. 2019-02-15
    soldstatus
26. 2014-12-31
    soldstatus
27. 2014-07-22
    status Pending
28. 2013-03-05
    soldstatus
29. 2009-06-02
    soldstatus
30. 2009-05-28
    soldstatus
31. 2009-04-20
    historical
32. 2009-04-16
    listed $249,000
33. 2006-05-10
    soldstatus
34. 2006-03-30
    historical
35. 2006-03-30
    historical
36. 2005-11-05
    listed $199,900
37. 2002-11-25
    soldstatus
38. 2002-09-04
    historical
39. 2002-05-20
    listed $155,000
40. 1993-04-13
    soldstatus $117,263
41. 1988-03-31
    soldstatus

ⓘ 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: $10,033 · $836/mo
• Projected year-2 tax: $12,718 · $1,060/mo
• Expected delta: +$2,685/yr (+$224/mo · 26.8%)

ⓘ 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 21% 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: $86,365
• − Mortgage interest: −$38,931
• − Property taxes: −$10,033
• − Insurance: −$3,475
• − Repairs & maintenance: −$6,909
• − Management: −$6,909
• − Depreciation: −$20,218
• Taxable loss: −$111
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $11,011/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: Carroll ISD
• NCES district ID: 4813020
• Math proficiency: 84% ▼ -6.00%
• Reading proficiency: 83% ▼ -3.00%
• Median HH income: $176,203
• Composite: 82.64/100
• National rank: #21
• State rank: #1 of 826 in TX

Livability — Southlake

• Score: 76/100
• State rank: #107
• US rank: #3547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southlake, TX
• County: Tarrant County · 2,033,669 people
• City population: 31,520
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 31,520
• Household income: $250,001
• Rent vs Own: 5.4% rent · 94.6% own
• Severe rent burden: 137.0

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 (69%)
• Race & ethnicity: White 69% Asian 16% Hispanic / Latino 9% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 5% Chinese 4% Other Indo-European 3%

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: ▼ -155.85%
• Current HPI: 302.8677
• Rent YoY: —
• 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

+531.1% since first listed

27 events — show timeline

• 2026-05-16 Listed $740,000 NTREIS
• 2019-07-11 Sold (Public Records) — Public Records
• 2019-07-10 Sold (MLS) — NTREIS
• 2019-06-13 Pending — NTREIS
• 2019-06-07 Contingent — NTREIS
• 2019-05-31 Price Changed $428,000 NTREIS
• 2019-05-22 Relisted — NTREIS
• 2019-05-20 Contingent — NTREIS
• 2019-04-25 Price Changed $437,800 NTREIS
• 2019-04-03 Listed $450,000 NTREIS
• 2019-02-15 Sold (Public Records) — Public Records
• 2014-12-31 Sold (Public Records) — Public Records
• 2014-07-22 Pending — NTREIS
• 2013-03-05 Sold (Public Records) — Public Records
• 2009-06-02 Sold (Public Records) — Public Records
• 2009-05-28 Sold (MLS) — NTREIS
• 2009-04-20 Listing Removed — NTREIS
• 2009-04-16 Listed $249,000 NTREIS
• 2006-05-10 Sold (Public Records) — Public Records
• 2006-03-30 Listing Removed — NTREIS
• 2006-03-30 Listing Removed — NTREIS
• 2005-11-05 Listed $199,900 NTREIS
• 2002-11-25 Sold (Public Records) — Public Records
• 2002-09-04 Listing Removed — NTREIS
• 2002-05-20 Listed $155,000 NTREIS
• 1993-04-13 Sold (Public Records) $117,263 Public Records
• 1988-03-31 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $10,033 · +6.2% YoY. Source: county tax records.