3126 Oak Hill Rd · Carrollton, TX 75007

$250,000

3 bd · 2.0 ba · 2,158 sqft · SingleFamily public records · 14 Days on market

Built 1974 0.30 ac lot $116/sqft · 29% below area Est $349k · 28% 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).

• Cash flow +17.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• DSCR +5.4/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Highest & Best completed, seller has accepted an offer. MLS will be updated once contract package has been executed by all parties. Welcome to 3126 Oak Hill Rd in Carrollton, TX—an opportunity to create your ideal home in a well-established neighborhood with a nearby park and scenic pond, all within walking distance. Situated on a desirable corner lot, this property offers a nice-sized fenced yard and a rear-entry driveway for added convenience and curb appeal. This spacious home features 4 bedrooms, 2 bathrooms, and a versatile layout with two living areas, one showcasing a cozy wood-burning fireplace. Enjoy a formal dining room, a kitchen that opens to a breakfast nook and wet

Key facts

• Scenic pond
• Fenced yard
• Rear-entry driveway

Tags

• FENCED YARD
• REAR-ENTRY DRIVEWAY
• ENCLOSED PATIO
• WELL-ESTABLISHED NEIGHBORHOOD
• NEARBY PARK
• SCENIC POND

Property features AI

Finance

• Other: Parcel number R56383; Special taxing entities: No
• Financial info: Treat As Clear loan type; No second mortgage; Property listed as real estate owned
• HOA & community: No association (no HOA)

Exterior

• Parking: Attached garage; 2-car garage; 2 covered parking spaces; Alley access
• Utilities: City water; City sewer; Electricity available; Natural gas available; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Corner lot location; Subdivision: Woodlake 3 2nd Sec
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1974; Preowned
• Exterior features: Covered porch(es); Chain link fencing

Interior

• Kitchen: Dishwasher; Gas range; Kitchen with breakfast bar, built-in cabinets, pantry and eat-in/galley layout
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning; Ceiling fans
• Interior features: Cable TV available; High-speed internet available; Walk-in closets; Two living areas; One dining area; 12 total rooms; One-level layout
• Laundry & utility: Full-size washer/dryer area; Separate laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 7.1% vs local median 3.1% in Carrollton — 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 79/100 on livability (#54 in TX, #2,159 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A; Watch: commute F.
• Carrollton-Farmers Branch ISD (suburban): math 31% / reading 36% proficiency, ranked #518 of 826 in TX (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Furneaux El (math 27% / reading 32%, grade F, #2,525 of 4,322 statewide, top 62%, 425 students, 72% FRL).
• Market conditions: Rents rising (+3.5%/yr); 243 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000

Questions for the listing agent

1. Built in 1974 — 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. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 7.8

CMA / ARV

• ARV (median comp): $348,769
• List price: $250,000
• Delta: -28.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3126 Oak Hill Rd	0.00mi	4/2.0 (+1)	2,133 (-1%)	1mo	$250,000	$117	92
2038 Christie Ln	0.32mi	3/2.0	2,111 (-2%)	1mo	$388,000	$184	80
1926 Rambling Ridge Ln	0.32mi	4/2.0 (+1)	2,111 (-2%)	2mo	$389,900	$185	74
3114 Windsor Rd	0.16mi	4/3.0 (+1)	2,288 (+6%)	3mo	$475,000	$208	71
1825 Chamberlain Dr	0.44mi	4/2.0 (+1)	2,124 (-2%)	3mo	$408,000	$192	69
3107 Windsor Rd	0.14mi	3/2.0	1,841 (-15%)	1mo	$349,000	$190	68
2009 Stefani Ct	0.34mi	3/2.0	2,388 (+11%)	1mo	$335,000	$140	66
2001 Emory Oak Dr	0.51mi	4/2.0 (+1)	2,111 (-2%)	2mo	$380,000	$180	66
1806 Clear Creek Ln	0.58mi	4/2.0 (+1)	2,111 (-2%)	2mo	$325,000	$154	63
2951 Furneaux Ln	0.46mi	3/2.0	2,429 (+13%)	0mo	$398,000	$164	57
1732 Mayflower Dr	0.74mi	4/2.5 (+1)	2,327 (+8%)	0mo	$475,000	$204	45
2006 Toulon Ln	0.70mi	3/3.0	1,844 (-15%)	1mo	$260,000	$141	38

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 · 3.53% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-27,591
• Equity at exit: $37,276

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,856
• 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 75007

• Rents YoY: 3.5%
• Active inventory: 243
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,663 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$511 /mo · $6,128/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $178

Break-even live

Break-even rent $2,438

Max offer price $250,000

Occupancy floor 88%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1952 Rambling Ridge Ln Carrollton, TX	4.0	2.0	2111	$3,800	$1.80	22d	1	0.29mi
3130 Barton Rd Carrollton, TX	3.0	2.0	1862	$2,800	$1.50	19d	1	0.31mi
2018 Rose Hill Rd Carrollton, TX	3.0	2.0	1472	$2,450	$1.66	44d	1	0.33mi
1922 Rambling Ridge Ln Unit 1922 Carrollton, TX	3.0	2.0	2111	$4,000	$1.89	2d	1	0.36mi
2929 Winterberry Dr Carrollton, TX	4.0	2.0	1853	$2,700	$1.46	44d	1	0.45mi
3102 Abbey Rd Carrollton, TX	3.0	2.0	1628	$2,300	$1.41	44d	1	0.48mi
1814 Addington Dr Carrollton, TX	3.0	2.0	1506	$2,215	$1.47	44d	1	0.51mi
1814 Addington Dr Carrollton, TX	3.0	2.0	1506	$2,215	$1.47	21d	1	0.51mi
2903 Winterberry Dr Carrollton, TX	3.0	2.0	1514	$2,800	$1.85	15d	1	0.61mi
1946 Kensington Dr Carrollton, TX	4.0	2.0	1812	$2,625	$1.45	19d	1	0.66mi
3264 Northview Carrollton, TX	3.0	2.0	1422	$2,500	$1.76	19d	1	0.69mi
1835 Tree Line Dr Carrollton, TX	4.0	2.0	2111	$2,816	$1.33	20d	1	0.73mi
1747 Delaford Dr Carrollton, TX	3.0	2.0	1554	$2,400	$1.54	15d	1	0.74mi
1730 Brighton Dr Carrollton, TX	3.0	2.0	2289	$1,300	$0.57	17d	1	0.75mi
3210 Cutler Pl Carrollton, TX	3.0	2.0	1764	$2,450	$1.39	24d	1	0.76mi
2917 Rolling Hills Dr Carrollton, TX	3.0	2.0	1576	$2,461	$1.56	5d	1	0.79mi
1732 Delaford Ct Carrollton, TX	3.0	2.0	1554	$2,750	$1.77	5d	1	0.81mi
1718 Brighton Dr Carrollton, TX	3.0	2.0	2289	$1,300	$0.57	5d	1	0.83mi
2017 Haymeadow Carrollton, TX	3.0	2.0	1484	$2,400	$1.62	44d	1	0.86mi
1814 Woodbury Carrollton, TX	4.0	3.0	2031	$2,750	$1.35	44d	1	0.87mi
1744 Hartford Dr Carrollton, TX	3.0	2.0	2025	$2,200	$1.09	10d	1	0.89mi
2235 E Peters Colony Rd Carrollton, TX	4.0	2.0	2000	$8,500	$4.25	24d	1	0.90mi
3454 Livingston Ln Carrollton, TX	4.0	2.0	2122	$7,750	$3.65	44d	1	0.91mi
1706 Saint James Dr Carrollton, TX	3.0	2.0	1764	$2,445	$1.39	22d	1	0.91mi
2044 Cologne Dr Carrollton, TX	3.0	2.0	1616	$2,525	$1.56	44d	1	0.94mi
2206 Statler Dr Carrollton, TX	4.0	2.5	1615	$2,350	$1.46	2d	1	0.94mi
3460 Livingston Ln Carrollton, TX	4.0	2.0	2122	$2,445	$1.15	44d	1	0.94mi
2003 Statler Dr Carrollton, TX	3.0	2.0	1536	$2,300	$1.50	44d	1	0.94mi
2102 Holly Hill Ln Carrollton, TX	3.0	2.5	1641	$2,500	$1.52	17d	1	0.95mi
2049 Cologne Dr Carrollton, TX	3.0	2.0	2008	$2,545	$1.27	44d	1	0.95mi
2311 Statler Dr Carrollton, TX	3.0	2.0	1948	$1,300	$0.67	22d	1	0.96mi
1706 Southampton Dr Carrollton, TX	4.0	2.0	1904	$5,395	$2.83	44d	1	0.97mi
2111 Holly Hill Ln Carrollton, TX	3.0	2.5	1822	$2,595	$1.42	5d	1	1.00mi
2107 Rockwood Dr Carrollton, TX	3.0	2.0	1467	$2,200	$1.50	24d	1	1.00mi
18211 Kelly Blvd Unit 3118 Dallas, TX	3.0	2.0	1408	$1,964	$1.39	3d	1	1.00mi
3706 Standridge Dr Carrollton, TX	4.0	2.0	1878	$2,750	$1.46	44d	1	1.01mi
1865 Green Ridge Dr Carrollton, TX	4.0	2.0	2120	$2,950	$1.39	19d	1	1.04mi
1914 Oakbluff Dr Carrollton, TX	3.0	2.0	1990	$2,675	$1.34	2d	1	1.07mi
3704 Fairfield Dr Carrollton, TX	3.0	2.0	1620	$2,250	$1.39	44d	1	1.07mi
2036 Sancerre Ln Carrollton, TX	3.0	2.0	1593	$2,575	$1.62	44d	1	1.09mi

Listing history 3 events

1. 2026-05-12
   status Pending 1485-char remark
2. 2026-04-28
   listed $250,000 Active 1485-char remark
3. 1973-12-10
   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: $6,128 · $511/mo
• Projected year-2 tax: $6,128 · $511/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 · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,956
• − Mortgage interest: −$14,004
• − Property taxes: −$6,128
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,556
• − Management: −$2,556
• − Depreciation: −$7,273
• Taxable loss: −$1,812
• Est. tax savings @ 24.0%: +$435
• After-tax cash flow: $2,570/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: Carrollton-Farmers Branch ISD
• NCES district ID: 4813050
• Math proficiency: 31% ▼ -18.00%
• Reading proficiency: 36% ▼ -7.00%
• Median HH income: $60,131
• Composite: 30.06/100
• National rank: #6350
• State rank: #518 of 826 in TX

Livability — Carrollton

• Score: 79/100
• State rank: #54
• US rank: #2159

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carrollton, TX
• County: Denton County · 901,654 people
• City population: 135,779
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 54,646
• Household income: $111,521
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1928.0

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 0.69)
• Race & ethnicity: White 44% Hispanic / Latino 29% Two or more races 19% Asian 16% Black 7%
• Hispanic origin (detail): Mexican 21% Cuban 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 24% · Canada, South Korea, Vietnam
• Languages at home: 65% English-only · Spanish 19% Other Indo-European 4% Other Asian/Pacific 4%

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: ▼ -216.68%
• Current HPI: 277.1236
• Rent YoY: ▲ 3.53%
• 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

• 2026-05-29 Sold (MLS) — NTREIS
• 2026-05-12 Pending — NTREIS
• 2026-04-28 Listed $250,000 NTREIS
• 1973-12-10 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $6,128 · +7.5% YoY. Source: county tax records.