4205 Brookhollow Dr · Colleyville, TX 76034

$775,000

4 bd · 3.0 ba · 4,032 sqft · SingleFamily public records · 62 Days on market

Built 1984 10,367 sqft lot $192/sqft · 7% above area Est $730k · 6% over $42/mo HOA · 1% of rent

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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).

• Cash flow +15.0/30.0
• Schools +5.2/10.0
• ARV discount +4.7/15.0
• DSCR +4.6/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this meticulously maintained home nestled in the highly sought-after Saddlebrook Addition, where pride of ownership shines at every turn. Ideally located just a short drive from DFW Airport, this home offers both convenience and a private backyard retreat designed for year-round enjoyment. Step inside to be greeted by rich wood floors, intricate custom detailing, and an abundance of natural light that creates a warm, inviting atmosphere. The thoughtfully designed floor plan features a spacious primary suite along with three additional bedrooms, all located on the first floor for ultimate functionality. The chef’s kitchen is a true centerpiece, showcasing granite countertops, stainless steel appliances, a double oven, dual sinks, and a breakfast bar perfect for gathering with family and friends. The expansive living room impresses with vaulted ceilings, a dry bar, and plenty of space to entertain. The beautiful primary suite offers a peaceful retreat with tray ceilings, private patio access, and a spa-inspired ensuite bath complete with a soaking tub and separate shower. Step outside to your own backyard oasis featuring a sparkling pool, relaxing spa, and pergola, ideal for entertaining or unwinding. A bright sunroom adds even more flexible living space, perfectly blending indoor comfort with outdoor enjoyment. This is a rare opportunity to own a truly cared-for home in a prime location—combining style, comfort, and resort-style living.

Key facts

• Dual sinks
• Granite countertops
• Double oven

Tags

• PRIVATE BACKYARD RETREAT
• CHEF'S KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• DOUBLE OVEN
• DUAL SINKS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $775k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/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 $718k (7.3% below list).
• Recommended offer: $718k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: schools A+, crime A+, employment 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.
• Market conditions: 181 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $5k of loan paydown is wiped out by about $23k 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 62 days — a 6% lower offer ($728k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $100k (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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $718,449 (7.3% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 0.93% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 9.0

CMA / ARV

• ARV (median comp): $729,670
• List price: $775,000
• Delta: 6.21%
• 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
910 Saddlebrook Dr	0.33mi	4/3.5	3,742 (-7%)	2mo	$1,050,000	$281	69
905 Briar Ridge Dr	0.32mi	4/4.0	4,095 (+2%)	14mo	$948,000	$232	67
4701 Mill Wood Dr	0.49mi	4/4.0	4,111 (+2%)	8mo	$1,099,000	$267	63
4114 Wellington Dr	0.25mi	4/3.5	3,600 (-11%)	8mo	$824,900	$229	62
1000 Clear Lake Ct	0.53mi	4/3.5	4,199 (+4%)	8mo	$890,000	$212	60
508 Bridlewood N	0.12mi	5/3.0 (+1)	3,504 (-13%)	10mo	$665,000	$190	59
1001 Lakeridge Ct	0.41mi	4/3.5	3,711 (-8%)	10mo	$1,299,900	$350	57
204 Mill Wood Ct	0.55mi	4/3.5	3,667 (-9%)	2mo	$904,900	$247	55
905 Inwood	0.37mi	5/3.5 (+1)	3,822 (-5%)	16mo	$1,200,000	$314	54
1304 Plantation Dr N	0.65mi	4/4.5	4,159 (+3%)	14mo	$949,500	$228	47
3907 Copperwood Ct	0.67mi	4/3.5	3,545 (-12%)	3mo	$800,000	$226	45
1104 Garry Lynne Dr	0.68mi	3/2.5 (-1)	3,615 (-10%)	6mo	$1,225,000	$339	39

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-109,892
• Equity at exit: $115,555

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-75,057
• Equity at exit: $67,008

Cash invested: $217,000 (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: 9.0×

Monthly cashflow live

• Estimated rent: $7,184 medium
• Mortgage (P&I): −$4,064
• Tax from tax record: −$1,003 /mo · $12,033/yr
• Insurance: −$323
• HOA: −$42
• Vacancy / Maint / Mgmt: −$1,509
• Net cashflow: $244

Break-even live

Break-even rent $6,876

Max offer price $775,000

Occupancy floor 92%

Sensitivity live

Price	-10% $683	-5% $463	+0% $244	+5% $25	+10% $-195
Rent	-10% $-324	-5% $-40	+0% $244	+5% $528	+10% $812
Rate	-1.0pp $634	-0.5pp $441	base $244	+0.5pp $43	+1.0pp $-161

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: $193,750
• Closing costs: $23,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 Woodvale Ct Colleyville, TX	4.0	4.0	3970	$8,100	$2.04	20d	1	0.38mi
3313 Madison Ave Hurst, TX	5.0	3.5	3571	$3,950	$1.11	9d	1	1.20mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: pool

Listing history 29 events

1. 2026-06-18
   status $775,000 Pending 62 DOM
2. 2026-06-18
   days on market $775,000 Active Option Contract 62 DOM
3. 2026-06-17
   days on market $775,000 Active Option Contract 61 DOM
4. 2026-06-16
   days on market $775,000 Active Option Contract 60 DOM
5. 2026-06-15
   days on market $775,000 Active Option Contract 59 DOM
6. 2026-06-13
   days on market $775,000 Active Option Contract 57 DOM
7. 2026-06-13
   statusdays on market $775,000 Active Option Contract 56 DOM
8. 2026-06-09
   days on market $775,000 Active 53 DOM
9. 2026-06-08
   days on market $775,000 Active 52 DOM
10. 2026-06-07
    days on market $775,000 Active 51 DOM
11. 2026-06-04
    pricedays on market $775,000 Active 48 DOM
12. 2026-06-03
    days on market $795,000 Active 47 DOM
13. 2026-06-02
    days on market $795,000 Active 46 DOM
14. 2026-06-01
    days on market $795,000 Active 45 DOM
15. 2026-05-31
    days on market $795,000 Active 44 DOM
16. 2026-05-06
    price $825,000 1482-char remark

    Show marketing remark (1482 chars)

    Welcome to this meticulously maintained home nestled in the highly sought-after Saddlebrook Addition, where pride of ownership shines at every turn. Ideally located just a short drive from DFW Airport, this home offers both convenience and a private backyard retreat designed for year-round enjoyment. Step inside to be greeted by rich wood floors, intricate custom detailing, and an abundance of natural light that creates a warm, inviting atmosphere. The thoughtfully designed floor plan features a spacious primary suite along with three additional bedrooms, all located on the first floor for ultimate functionality. The chef’s kitchen is a true centerpiece, showcasing granite countertops, stainless steel appliances, a double oven, dual sinks, and a breakfast bar perfect for gathering with family and friends. The expansive living room impresses with vaulted ceilings, a dry bar, and plenty of space to entertain. The beautiful primary suite offers a peaceful retreat with tray ceilings, private patio access, and a spa-inspired ensuite bath complete with a soaking tub and separate shower. Step outside to your own backyard oasis featuring a sparkling pool, relaxing spa, and pergola, ideal for entertaining or unwinding. A bright sunroom adds even more flexible living space, perfectly blending indoor comfort with outdoor enjoyment. This is a rare opportunity to own a truly cared-for home in a prime location—combining style, comfort, and resort-style living.

17. 2026-03-31
    listed $875,000 Active 1482-char remark

    Show marketing remark (1482 chars)

    Welcome to this meticulously maintained home nestled in the highly sought-after Saddlebrook Addition, where pride of ownership shines at every turn. Ideally located just a short drive from DFW Airport, this home offers both convenience and a private backyard retreat designed for year-round enjoyment. Step inside to be greeted by rich wood floors, intricate custom detailing, and an abundance of natural light that creates a warm, inviting atmosphere. The thoughtfully designed floor plan features a spacious primary suite along with three additional bedrooms, all located on the first floor for ultimate functionality. The chef’s kitchen is a true centerpiece, showcasing granite countertops, stainless steel appliances, a double oven, dual sinks, and a breakfast bar perfect for gathering with family and friends. The expansive living room impresses with vaulted ceilings, a dry bar, and plenty of space to entertain. The beautiful primary suite offers a peaceful retreat with tray ceilings, private patio access, and a spa-inspired ensuite bath complete with a soaking tub and separate shower. Step outside to your own backyard oasis featuring a sparkling pool, relaxing spa, and pergola, ideal for entertaining or unwinding. A bright sunroom adds even more flexible living space, perfectly blending indoor comfort with outdoor enjoyment. This is a rare opportunity to own a truly cared-for home in a prime location—combining style, comfort, and resort-style living.

18. 2019-12-06
    soldstatus
19. 2019-12-05
    soldstatus Sold 753-char remark

    Show marketing remark (753 chars)

    Incredible opportunity to own this meticulously maintained home with beautiful pool, spa & pergola nestled in the highly desired Saddlbebrook Addition! Amazing location offers just a short drive to DFW Airport! As you enter you are greeted with gorgeous wood floors, intricate wood detailing, natural light & a noticeably high pride of ownership! Master suite + 3 additional bedrooms on the first floor! Updated chef's kitchen boasts granite counters, SS appliances, double oven, dual sink & breakfast bar. Entertain in the large living room w dry bar & vaulted ceilings. The spacious updated master suite presents tray ceilings, private patio door & an opulent ensuite bath w a soaking tub & separate shower. GCISD!!

20. 2019-11-14
    status Pending 753-char remark

    Show marketing remark (753 chars)

    Incredible opportunity to own this meticulously maintained home with beautiful pool, spa & pergola nestled in the highly desired Saddlbebrook Addition! Amazing location offers just a short drive to DFW Airport! As you enter you are greeted with gorgeous wood floors, intricate wood detailing, natural light & a noticeably high pride of ownership! Master suite + 3 additional bedrooms on the first floor! Updated chef's kitchen boasts granite counters, SS appliances, double oven, dual sink & breakfast bar. Entertain in the large living room w dry bar & vaulted ceilings. The spacious updated master suite presents tray ceilings, private patio door & an opulent ensuite bath w a soaking tub & separate shower. GCISD!!

21. 2019-10-24
    historical Active Kick-Out 753-char remark

    Show marketing remark (753 chars)

    Incredible opportunity to own this meticulously maintained home with beautiful pool, spa & pergola nestled in the highly desired Saddlbebrook Addition! Amazing location offers just a short drive to DFW Airport! As you enter you are greeted with gorgeous wood floors, intricate wood detailing, natural light & a noticeably high pride of ownership! Master suite + 3 additional bedrooms on the first floor! Updated chef's kitchen boasts granite counters, SS appliances, double oven, dual sink & breakfast bar. Entertain in the large living room w dry bar & vaulted ceilings. The spacious updated master suite presents tray ceilings, private patio door & an opulent ensuite bath w a soaking tub & separate shower. GCISD!!

22. 2019-10-16
    price $499,900

    Show marketing remark (753 chars)

    Incredible opportunity to own this meticulously maintained home with beautiful pool, spa & pergola nestled in the highly desired Saddlbebrook Addition! Amazing location offers just a short drive to DFW Airport! As you enter you are greeted with gorgeous wood floors, intricate wood detailing, natural light & a noticeably high pride of ownership! Master suite + 3 additional bedrooms on the first floor! Updated chef's kitchen boasts granite counters, SS appliances, double oven, dual sink & breakfast bar. Entertain in the large living room w dry bar & vaulted ceilings. The spacious updated master suite presents tray ceilings, private patio door & an opulent ensuite bath w a soaking tub & separate shower. GCISD!!

23. 2019-10-16
    price $499,000

    Show marketing remark (753 chars)

    Incredible opportunity to own this meticulously maintained home with beautiful pool, spa & pergola nestled in the highly desired Saddlbebrook Addition! Amazing location offers just a short drive to DFW Airport! As you enter you are greeted with gorgeous wood floors, intricate wood detailing, natural light & a noticeably high pride of ownership! Master suite + 3 additional bedrooms on the first floor! Updated chef's kitchen boasts granite counters, SS appliances, double oven, dual sink & breakfast bar. Entertain in the large living room w dry bar & vaulted ceilings. The spacious updated master suite presents tray ceilings, private patio door & an opulent ensuite bath w a soaking tub & separate shower. GCISD!!

24. 2019-10-16
    listed $499,900 Active 753-char remark

    Show marketing remark (753 chars)

    Incredible opportunity to own this meticulously maintained home with beautiful pool, spa & pergola nestled in the highly desired Saddlbebrook Addition! Amazing location offers just a short drive to DFW Airport! As you enter you are greeted with gorgeous wood floors, intricate wood detailing, natural light & a noticeably high pride of ownership! Master suite + 3 additional bedrooms on the first floor! Updated chef's kitchen boasts granite counters, SS appliances, double oven, dual sink & breakfast bar. Entertain in the large living room w dry bar & vaulted ceilings. The spacious updated master suite presents tray ceilings, private patio door & an opulent ensuite bath w a soaking tub & separate shower. GCISD!!

25. 2019-10-16
    historical

    Show marketing remark (753 chars)

    Incredible opportunity to own this meticulously maintained home with beautiful pool, spa & pergola nestled in the highly desired Saddlbebrook Addition! Amazing location offers just a short drive to DFW Airport! As you enter you are greeted with gorgeous wood floors, intricate wood detailing, natural light & a noticeably high pride of ownership! Master suite + 3 additional bedrooms on the first floor! Updated chef's kitchen boasts granite counters, SS appliances, double oven, dual sink & breakfast bar. Entertain in the large living room w dry bar & vaulted ceilings. The spacious updated master suite presents tray ceilings, private patio door & an opulent ensuite bath w a soaking tub & separate shower. GCISD!!

26. 2019-09-06
    price $539,900
27. 2019-08-14
    price $559,900
28. 2019-07-24
    listed $579,900 Active
29. 1986-05-14
    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: $12,033 · $1,003/mo
• Projected year-2 tax: $14,182 · $1,182/mo
• Expected delta: +$2,150/yr (+$179/mo · 17.9%)

ⓘ 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 · 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: $86,214
• − Mortgage interest: −$43,412
• − Property taxes: −$12,033
• − Insurance: −$3,875
• − Repairs & maintenance: −$6,897
• − Management: −$6,897
• − HOA: −$504
• − Depreciation: −$22,545
• Taxable loss: −$9,949
• Est. tax savings @ 24.0%: +$2,388
• After-tax cash flow: $5,315/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

+42.3% since first listed

14 events — show timeline

• 2026-05-06 Price Changed $825,000 NTREIS
• 2026-03-31 Listed $875,000 NTREIS
• 2019-12-06 Sold (Public Records) — Public Records
• 2019-12-05 Sold (MLS) — NTREIS
• 2019-11-14 Pending — NTREIS
• 2019-10-24 Contingent — NTREIS
• 2019-10-16 Price Changed $499,900 NTREIS
• 2019-10-16 Price Changed $499,000 NTREIS
• 2019-10-16 Listing Removed — NTREIS
• 2019-10-16 Listed $499,900 NTREIS
• 2019-09-06 Price Changed $539,900 NTREIS
• 2019-08-14 Price Changed $559,900 NTREIS
• 2019-07-24 Listed $579,900 NTREIS
• 1986-05-14 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $12,033 · +7.5% YoY. Source: county tax records.