5 Creekmere Dr · Trophy Club, TX 76262

$530,000

4 bd · 2.0 ba · 2,594 sqft · SingleFamily public records · 5 Days on market

Built 1984 0.40 ac lot Est $623k · 15% 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 +14.2/15.0
• Cash flow +11.1/30.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• DSCR +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 5 Creekmere Drive, an exceptional residence nestled on a beautifully maintained, spacious lot, where timeless elegance, modern comfort, and small-town charm converge. Located within one of Denton County's most desirable areas, this impressive home offers a rare opportunity to enjoy refined living with convenient access to premier dining, shopping, entertainment, and top-rated schools. Thoughtfully designed with both everyday living and entertaining in mind, the home showcases spacious interiors filled with natural light, soaring ceilings, and an inviting flow from room to room. The well-appointed kitchen serves as the centerpiece of the home, featuring abundant cabinetry, generou

Key facts

• Private primary
• Spacious lot
• Major highways

Tags

• SPACIOUS LOT
• WELL APPOINTED KITCHEN
• PRIVATE PRIMARY
• SPA INSPIRED ENSUITE BATH
• MAJOR HIGHWAYS
• DFW INTERNATIONAL AIRPORT

Property features AI

Finance

• Other: Survey available; Located in Trophy Club #10 subdivision, Denton County
• Financial info: Accepts Cash, Conventional, and VA loan financing; No second mortgage indicated
• HOA & community: No homeowners association; Community amenities: community pool, park, perimeter fencing, playground, tennis courts

Exterior

• Parking: Driveway; Attached garage with 2 garage spaces; 2 covered parking spaces
• Security: Security features not specified
• Utilities: MUD water; MUD sewer; Municipal Utility District service
• Home design: Single-family residence; Two stories; Property faces not specified; Entry level not specified
• Construction: Brick construction; Other roof; Other foundation; Built in 1984
• Exterior features: Fenced yard with wood fencing; Large backyard with grass; Many trees; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Double oven; Microwave
• Bedrooms: Four bedrooms (primary bedroom on first level)
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Electric heating; Zoned heating; Central air conditioning; Electric cooling; Zoned cooling; Ceiling fans
• Interior features: Vaulted ceilings; Decorative lighting; Cable TV available; High-speed internet available; Two living areas; Two dining areas; Living room on first level
• Laundry & utility: Laundry/utility features not specified

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $530k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $492k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $446k (15.9% below list).
• Recommended offer: $446k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.5% in Trophy Club — 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 (#66 in TX, #2,390 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Northwest ISD (rural): math 48% / reading 52% proficiency, ranked #120 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Samuel Beck El (math 71% / reading 75%, grade A, #101 of 4,322 statewide, top 2%, 725 students, 7% FRL); Medlin Middle (math 66% / reading 61%, grade B+, #115 of 1,662 statewide, top 7%, 991 students, 12% FRL); Byron Nelson H S (math 60% / reading 76%, grade B, #150 of 1,632 statewide, top 10%, 2,809 students, 0% FRL) — zoned schools average 6% FRL vs 22% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 68% at this address vs 50% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Northwest ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 384 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).
• This rent runs 35% of the median local income ($151k/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 $4k of loan paydown is wiped out by about $16k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $445,922 (15.9% 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: 0.84% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $622,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Crestwood Dr	0.33mi	4/3.0	2,643 (+2%)	1mo	$534,000	$202	77
316 Inverness Dr	0.43mi	4/3.0	2,627 (+1%)	1mo	$604,000	$230	73
3 Timberline Ct	0.13mi	4/2.5	2,870 (+11%)	6mo	$600,000	$209	70
543 Indian Creek Dr	0.12mi	3/2.5 (-1)	2,293 (-12%)	1mo	$540,000	$235	68
3 Valley Wood Ct	0.48mi	3/3.0 (-1)	2,577 (-1%)	5mo	$499,900	$194	63
10 Valley Wood Ct	0.49mi	4/3.0	2,415 (-7%)	0mo	$679,000	$281	61
24 W Hillside Pl	0.47mi	4/3.0	2,403 (-7%)	1mo	$615,000	$256	61
1 Jamie Ct	0.49mi	3/3.0 (-1)	2,676 (+3%)	3mo	$680,000	$254	60
107 Greenhill Trl S	0.33mi	3/2.0 (-1)	2,341 (-10%)	7mo	$585,000	$250	58
532 Indian Creek Dr	0.16mi	5/3.5 (+1)	2,949 (+14%)	2mo	$685,000	$232	57
7 Skyline Dr	0.34mi	3/2.5 (-1)	2,288 (-12%)	6mo	$580,000	$253	53
4 Hanna Ct	0.50mi	3/3.0 (-1)	2,812 (+8%)	1mo	$675,000	$240	52

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 · 0.29% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.25×
• Total profit: $-111,213
• Equity at exit: $79,025

10-year hold

• IRR: -25.2%
• Equity multiple: -0.08×
• Total profit: $-159,917
• Equity at exit: $45,825

Cash invested: $148,400 (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 76262

• Home prices YoY: -30.5%
• Rents YoY: 0.3%
• Active inventory: 384
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $4,459 high
• Mortgage (P&I): −$2,779
• Tax from tax record: −$736 /mo · $8,834/yr
• Insurance: −$221
• HOA: −$0
• Vacancy / Maint / Mgmt: −$936
• Net cashflow: $-214

Break-even live

Break-even rent $4,730

Max offer price $492,267

Occupancy floor 100%

Sensitivity live

Price	-10% $86	-5% $-64	+0% $-214	+5% $-364	+10% $-514
Rent	-10% $-566	-5% $-390	+0% $-214	+5% $-37	+10% $139
Rate	-1.0pp $53	-0.5pp $-79	base $-214	+0.5pp $-351	+1.0pp $-491

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: $132,500
• Closing costs: $15,900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
543 Indian Creek Dr Roanoke, TX	3.0	2.5	2293	$2,750	$1.20	22d	1	0.12mi
53 Meadowbrook Ln Roanoke, TX	4.0	3.5	3748	$6,750	$1.80	7d	1	0.37mi
207 Pebble Beach Dr Roanoke, TX	3.0	2.5	2883	$3,800	$1.32	45d	1	0.41mi
49 Arta Dr Unit 105 Westlake, TX	3.0	3.5	2381	$9,875	$4.15	0d	1	0.92mi
105 Summit Cv Trophy Club, TX	3.0	2.0	1764	$4,850	$2.75	0d	1	1.00mi
117 Summit Cv Trophy Club, TX	3.0	2.0	1927	$2,450	$1.27	7d	1	1.04mi
74 Cortes Dr Roanoke, TX	4.0	4.5	3497	$15,000	$4.29	20d	1	1.04mi
76 Cortes Dr Roanoke, TX	3.0	3.5	3140	$13,000	$4.14	45d	1	1.05mi
100 Claire Dr Roanoke, TX	3.0	3.0	2316	$4,900	$2.12	45d	1	1.08mi
90 Trophy Club Dr Unit 123 Trophy Club, TX	3.0	2.0	1841	$3,985	$2.16	0d	1	1.11mi

Listing history 4 events

1. 2026-06-21
   days on market $530,000 Active 5 DOM
2. 2026-06-18
   days on market $530,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $530,000 Active 1 DOM

ⓘ 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: $8,834 · $736/mo
• Projected year-2 tax: $9,699 · $808/mo
• Expected delta: +$865/yr (+$72/mo · 9.8%)

ⓘ 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 4/10 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: $53,511
• − Mortgage interest: −$29,688
• − Property taxes: −$8,834
• − Insurance: −$2,650
• − Repairs & maintenance: −$4,281
• − Management: −$4,281
• − Depreciation: −$15,418
• Taxable loss: −$11,642
• Est. tax savings @ 24.0%: +$2,794
• After-tax cash flow: $231/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: Northwest ISD
• NCES district ID: 4833180
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $85,315
• Composite: 46.15/100
• National rank: #2504
• State rank: #120 of 826 in TX

Livability — Trophy Club

• Score: 78/100
• State rank: #66
• US rank: #2390

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: Trophy Club, TX
• County: Denton County · 901,654 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 43,620
• Household income: $151,250
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 704.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 15% Two or more races 12% Asian 7% Black 5%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Italian 3% Romanian 2%
• Foreign-born: 12% · Canada, South Korea, Vietnam
• Languages at home: 83% English-only · Spanish 8% Other Indo-European 3% 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: ▼ -119.49%
• Current HPI: 272.8582
• Rent YoY: ▲ 0.29%
• 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

4 events — show timeline

• 2026-06-16 Listed $530,000 NTREIS
• 2026-04-29 Sold (Public Records) — Public Records
• 1998-05-04 Sold (Public Records) — Public Records
• 1991-06-19 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $8,834 · -10.9% YoY. Source: county tax records.