161 W Shore Dr · Lewisville, TX 75057

$250,000

4 bd · 3.0 ba · 1,344 sqft · SingleFamily public records · 85 Days on market

Built 1970 5,924 sqft lot $186/sqft · 27% below area Est $344k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• Schools +4.7/10.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

*$20k Price Reduction!* Experience a versatile lifestyle at 161 W Shore Dr, a unique home situated just two blocks from the recreational shores of Lewisville Lake in the Smittys Point community. This east-facing home stands out by offering rare mechanical peace of mind, allowing the next owner to focus on cosmetic personalization rather than major infrastructure. The property has been well-maintained with strategic updates, including a recently replaced HVAC evaporator coil and a 2021 partial replumb with durable PVC piping to ensure reliable service. The 1,344 sq. ft. layout is designed to maximize every inch of living space, making it a prime candidate for the short-term rental market. Lewisville’s supportive STR regulations, combined with this home’s 1.5-story configuration, offer high-income potential. The private upstairs retreat, complete with an additional living area, a full bedroom, and a full bathroom, provides an ideal setup for an office, game room, or guest suite. With 4 bedrooms and 3 bathrooms, the home offers the headcount flexibility that travelers and tenants crave. The lifestyle potential extends well beyond the interior. Step outside to an oversized backyard designed for relaxation and utility. A massive covered patio serves as the heart of the outdoor space, offering a shaded sanctuary for year-round entertaining. The property also includes a large storage shed, perfect for stowing lake gear or tools. For those with multiple vehicles, the expansive driveway is a standout feature, accommodating parking for up to six cars; a rare find so close to the water. Located with quick access to Lake Dallas Parkway and I-35, this home offers a serene escape near the lake without sacrificing a convenient commute to Denton or Dallas. Whether seeking a primary residence with sweat equity potential or a savvy investment in a city that permits short-term rentals, this property represents an incredible 4-bedroom opportunity.

Key facts

• Expansive driveway
• Durable pvc piping
• Large storage shed

Tags

• FULL PROFESSIONAL REPLUMB
• DURABLE PVC PIPING
• PRIVATE UPSTAIRS RETREAT
• MASSIVE COVERED PATIO
• LARGE STORAGE SHED
• EXPANSIVE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $43 ($517/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 $231k (7.8% below list).
• Recommended offer: $231k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.1% in Lewisville — 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 69/100 on livability (#440 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B+; Watch: commute D+, schools D-, amenities F.
• Lewisville ISD (suburban): math 49% / reading 54% proficiency, ranked #109 of 826 in TX (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents falling (-3.3%/yr); 37 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).
• This rent runs 33% of the median local income ($83k/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 $2k of loan paydown is wiped out by about $8k 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 85 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $20k (7%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,619 (7.8% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 9.0

CMA / ARV

• ARV (median comp): $343,860
• List price: $250,000
• Delta: -27.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2101 N Mill St	0.50mi	3/2.0 (-1)	1,415 (+5%)	9mo	$295,000	$208	51
241 Hedgerow Ln	0.44mi	3/2.0 (-1)	1,479 (+10%)	5mo	$295,000	$199	49
212 Hedgerow Ln	0.50mi	3/2.0 (-1)	1,448 (+8%)	8mo	$279,900	$193	48
1319 Brazos Blvd	0.66mi	3/2.0 (-1)	1,490 (+11%)	3mo	$350,000	$235	40
1328 Brazos Blvd	0.72mi	4/2.0	1,471 (+9%)	10mo	$374,000	$254	38
1321 Brazos Blvd	0.68mi	3/2.0 (-1)	1,461 (+9%)	21mo	$360,000	$246	27

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: -18.6%
• Equity multiple: 0.36×
• Total profit: $-44,459
• Equity at exit: $37,276

10-year hold

• IRR: -18.9%
• Equity multiple: 0.13×
• Total profit: $-61,030
• Equity at exit: $21,615

Cash invested: $70,000 (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 75057

• Home prices YoY: -19.8%
• Rents YoY: -3.3%
• Active inventory: 37
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,306 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$364 /mo · $4,363/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $43

Break-even live

Break-even rent $2,252

Max offer price $250,000

Occupancy floor 93%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1959 Rivendell Ln Lewisville, TX	2.0–4.0	1.5–3.5	1563	$2,699	$1.73	2d	78	0.60mi
290 W Lake Park Rd Lewisville, TX	1.0–3.0	1.0–2.0	954	$1,961	$2.06	2d	17	0.66mi
1801 Summit Ave Lewisville, TX	1.0–3.0	1.0–2.0	991	$2,465	$2.49	2d	41	0.86mi
2012 Cardinal Ln Lewisville, TX	4.0	3.5	1468	$2,500	$1.70	43d	1	0.88mi
1414 Bogard Ln Lewisville, TX	3.0	2.0	1619	$2,150	$1.33	22d	1	0.92mi
1307 Jasmine Dr Lewisville, TX	3.0	2.0	1262	$2,220	$1.76	5d	1	0.95mi
1395 Chinaberry Dr Lewisville, TX	3.0	2.0	1174	$2,035	$1.73	22d	1	1.05mi
1312 Lakecrest Ln Lewisville, TX	3.0	2.5	1634	$2,195	$1.34	43d	1	1.29mi
1317 Lakecrest Ln Lewisville, TX	3.0	2.5	1634	$2,195	$1.34	24d	1	1.31mi
1909 Big Sky Dr Lewisville, TX	3.0	2.0	1762	$2,201	$1.25	43d	1	1.42mi

Listing history 17 events

1. 2026-05-31
   days on market $250,000 Active 85 DOM
2. 2026-04-08
   price $250,000 1973-char remark

   Show marketing remark (1973 chars)

   *$20k Price Reduction!* Experience a versatile lifestyle at 161 W Shore Dr, a unique home situated just two blocks from the recreational shores of Lewisville Lake in the Smittys Point community. This east-facing home stands out by offering rare mechanical peace of mind, allowing the next owner to focus on cosmetic personalization rather than major infrastructure. The property has been well-maintained with strategic updates, including a recently replaced HVAC evaporator coil and a 2021 partial replumb with durable PVC piping to ensure reliable service. The 1,344 sq. ft. layout is designed to maximize every inch of living space, making it a prime candidate for the short-term rental market. Lewisville’s supportive STR regulations, combined with this home’s 1.5-story configuration, offer high-income potential. The private upstairs retreat, complete with an additional living area, a full bedroom, and a full bathroom, provides an ideal setup for an office, game room, or guest suite. With 4 bedrooms and 3 bathrooms, the home offers the headcount flexibility that travelers and tenants crave. The lifestyle potential extends well beyond the interior. Step outside to an oversized backyard designed for relaxation and utility. A massive covered patio serves as the heart of the outdoor space, offering a shaded sanctuary for year-round entertaining. The property also includes a large storage shed, perfect for stowing lake gear or tools. For those with multiple vehicles, the expansive driveway is a standout feature, accommodating parking for up to six cars; a rare find so close to the water. Located with quick access to Lake Dallas Parkway and I-35, this home offers a serene escape near the lake without sacrificing a convenient commute to Denton or Dallas. Whether seeking a primary residence with sweat equity potential or a savvy investment in a city that permits short-term rentals, this property represents an incredible 4-bedroom opportunity.

3. 2026-03-06
   listed $270,000 Active 1973-char remark

   Show marketing remark (1973 chars)

   *$20k Price Reduction!* Experience a versatile lifestyle at 161 W Shore Dr, a unique home situated just two blocks from the recreational shores of Lewisville Lake in the Smittys Point community. This east-facing home stands out by offering rare mechanical peace of mind, allowing the next owner to focus on cosmetic personalization rather than major infrastructure. The property has been well-maintained with strategic updates, including a recently replaced HVAC evaporator coil and a 2021 partial replumb with durable PVC piping to ensure reliable service. The 1,344 sq. ft. layout is designed to maximize every inch of living space, making it a prime candidate for the short-term rental market. Lewisville’s supportive STR regulations, combined with this home’s 1.5-story configuration, offer high-income potential. The private upstairs retreat, complete with an additional living area, a full bedroom, and a full bathroom, provides an ideal setup for an office, game room, or guest suite. With 4 bedrooms and 3 bathrooms, the home offers the headcount flexibility that travelers and tenants crave. The lifestyle potential extends well beyond the interior. Step outside to an oversized backyard designed for relaxation and utility. A massive covered patio serves as the heart of the outdoor space, offering a shaded sanctuary for year-round entertaining. The property also includes a large storage shed, perfect for stowing lake gear or tools. For those with multiple vehicles, the expansive driveway is a standout feature, accommodating parking for up to six cars; a rare find so close to the water. Located with quick access to Lake Dallas Parkway and I-35, this home offers a serene escape near the lake without sacrificing a convenient commute to Denton or Dallas. Whether seeking a primary residence with sweat equity potential or a savvy investment in a city that permits short-term rentals, this property represents an incredible 4-bedroom opportunity.

4. 2025-11-21
   historical
5. 2025-08-27
   listed $275,000 Active
6. 2025-06-28
   listed $280,000 Active
7. 2025-05-21
   historical
8. 2025-03-28
   listed $280,000 Active
9. 2005-01-26
   soldstatus
10. 2004-12-16
    historical
11. 2004-08-30
    listed $89,900
12. 2002-10-25
    soldstatus
13. 2002-10-01
    historical
14. 2002-09-09
    listed $120,000
15. 2002-01-17
    soldstatus
16. 1997-10-31
    soldstatus
17. 1992-08-05
    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: $4,363 · $364/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$212/yr (+$18/mo · 4.9%)

ⓘ 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 ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $27,674
• − Mortgage interest: −$14,004
• − Property taxes: −$4,363
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,214
• − Management: −$2,214
• − Depreciation: −$7,273
• Taxable loss: −$3,644
• Est. tax savings @ 24.0%: +$874
• After-tax cash flow: $1,392/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: Lewisville ISD
• NCES district ID: 4827300
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $82,351
• Composite: 47.1/100
• National rank: #2333
• State rank: #109 of 826 in TX

Livability — Lewisville

• Score: 69/100
• State rank: #440
• US rank: #8991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lewisville, TX
• County: Denton County · 901,654 people
• City population: 84,871
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 17,958
• Household income: $82,803
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 975.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 42% White 39% Two or more races 23% Black 11% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Swedish 1% Slovak 1% Serbian 1%
• Foreign-born: 17% · Canada, South Korea, Vietnam
• Languages at home: 62% English-only · Spanish 32% Korean 1% 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: ▼ -76.22%
• Current HPI: 308.1135
• Rent YoY: ▼ -3.28%
• 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

+108.3% since first listed

16 events — show timeline

• 2026-04-08 Price Changed $250,000 NTREIS
• 2026-03-06 Listed $270,000 NTREIS
• 2025-11-21 Listing Removed — NTREIS
• 2025-08-27 Listed $275,000 NTREIS
• 2025-06-28 Listed $280,000 NTREIS
• 2025-05-21 Listing Removed — NTREIS
• 2025-03-28 Listed $280,000 NTREIS
• 2005-01-26 Sold (MLS) — NTREIS
• 2004-12-16 Listing Removed — NTREIS
• 2004-08-30 Listed $89,900 NTREIS
• 2002-10-25 Sold (Public Records) — Public Records
• 2002-10-01 Listing Removed — NTREIS
• 2002-09-09 Listed $120,000 NTREIS
• 2002-01-17 Sold (Public Records) — Public Records
• 1997-10-31 Sold (Public Records) — Public Records
• 1992-08-05 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $4,363 · +9.3% YoY. Source: county tax records.