1829 Maplewood Trl · Colleyville, TX 76034

$220,000

2 bd · 2.0 ba · 1,098 sqft · Condo public records · 9 Days on market

Built 1984 $200/sqft · 28% below area Est $304k · 28% under $446/mo HOA · 17% of rent ↓ 16% since listing

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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 +14.9/30.0
• 1% rule +7.1/10.0
• Schools +5.2/10.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious condo priced to allow for updates. Bring your personal touch! The home has an open floor plan that features a living room with hard wood floors and wood burning fireplace. Each ample bedroom offers its own private full bath with skylights for natural light and generous walk-in closets. There is also a half bath for guests. The utility closet is conveniently located in the hallway between the two bedrooms for easy access. Step outside to enjoy a top-floor deck, plus a covered patio with additional storage. The HOA handles exterior maintenance and grounds care, making it ideal for those seeking a home with minimal upkeep. Perfectly located just blocks from shopping and dining and wal

Key facts

• Hard wood floors
• Open floor plan
• Walk-in closets

Tags

• OPEN FLOOR PLAN
• HARD WOOD FLOORS
• WOOD BURNING FIREPLACE
• PRIVATE FULL BATH
• SKYLIGHTS FOR NATURAL LIGHT
• WALK-IN CLOSETS

Property features AI

Finance

• HOA & community: Mandatory association; Monthly association fee; Association covers front yard maintenance, grounds and structure maintenance, full use of facilities, and management fees; HOA managed by Briseno Management LLC

Exterior

• Parking: Carport (covered) with space for 1 vehicle; No garage
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Individual water meter; Cable available; Underground utilities; Curbs and sidewalks
• Home design: Residential condominium; Attached unit; Two levels; Front entry faces the alley (directions note)
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1984
• Exterior features: Balcony; Covered porch(es); Private yard; Storage; Cabana; Pool house; In-ground pool; Wood fencing; Corner lot; Landscaped yard; Sprinkler system; Subdivision setting

Interior

• Kitchen: Granite countertop; Built-in cabinets; Pantry; Dishwasher disposal; Electric cooktop; Electric oven; Microwave; Refrigerator; Water line to refrigerator
• Bedrooms: 2 bedrooms; Primary bedroom upstairs with ensuite bath and walk-in closet; Second primary-style bedroom upstairs with ensuite bath and walk-in closet
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Electric heating; Fireplace heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Open floorplan; Granite counters; Pantry; Cable TV available; High speed internet available; Walk-in closet(s); Built-in cabinets; Fireplace (wood burning); 1 living area; 1 dining area; 4 total rooms
• Laundry & utility: Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $66 ($788/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• 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: 177 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 6.9

CMA / ARV

• ARV (median comp): $303,769
• List price: $220,000
• Delta: -19.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

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: $-31,111
• Equity at exit: $32,803

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-20,257
• Equity at exit: $19,022

Cash invested: $61,600 (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 76034

• Active inventory: 177
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,659 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$344 /mo · $4,126/yr
• Insurance: −$92
• HOA: −$446
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $66

Break-even live

Break-even rent $2,576

Max offer price $220,000

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Maplewood Trl Unit N/A Colleyville, TX	3.0	2.0	1402	$2,700	$1.93	7d	1	0.05mi
1800 Maplewood Trl Colleyville, TX	3.0	2.0	1402	$2,800	$2.00	21d	1	0.05mi
1919 Maplewood Trl Colleyville, TX	3.0	2.5	1314	$2,650	$2.02	19d	1	0.07mi
5232 Colleyville Blvd Unit 307 Colleyville, TX	1.0	1.0	821	$1,769	$2.15	44d	1	0.50mi

HOA detail condo

• Monthly dues: $446 · $5,352/yr
• Likely covers: landscapingexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $220,000 Active 9 DOM
2. 2026-06-17
   days on market $220,000 Active 8 DOM
3. 2026-06-16
   days on market $220,000 Active 7 DOM
4. 2026-06-15
   days on market $220,000 Active 6 DOM
5. 2026-06-13
   days on market $220,000 Active 4 DOM
6. 2026-06-13
   days on market $220,000 Active 3 DOM
7. 2026-06-10
   pricestatusdays on marketlisting id $220,000 Active 1 DOM
8. 2026-05-18
   historical
9. 2026-05-05
   price $244,000
10. 2026-04-20
    price $249,000
11. 2026-04-06
    price $259,000
12. 2026-03-23
    listed $262,000 Active
13. 2000-02-03
    soldstatus
14. 1999-09-08
    soldstatus
15. 1994-07-29
    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: $4,126 · $344/mo
• Projected year-2 tax: $4,126 · $344/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $31,913
• − Mortgage interest: −$12,323
• − Property taxes: −$4,126
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,553
• − Management: −$2,553
• − HOA: −$5,352
• − Depreciation: −$6,400
• Taxable loss: −$2,495
• Est. tax savings @ 24.0%: +$599
• After-tax cash flow: $1,387/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

-16.0% since first listed

10 events — show timeline

• 2026-06-18 Listing Removed — NTREIS
• 2026-06-09 Listed $220,000 NTREIS
• 2026-05-18 Listing Removed — NTREIS
• 2026-05-05 Price Changed $244,000 NTREIS
• 2026-04-20 Price Changed $249,000 NTREIS
• 2026-04-06 Price Changed $259,000 NTREIS
• 2026-03-23 Listed $262,000 NTREIS
• 2000-02-03 Sold (Public Records) — Public Records
• 1999-09-08 Sold (Public Records) — Public Records
• 1994-07-29 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,126 · -1.6% YoY. Source: county tax records.