522 Winding Hills Ct · DeSoto, TX 75115

$607,977

5 bd · 4.0 ba · 3,375 sqft · SingleFamily · 42 Days on market

Built 2026 Excellent condition Garage $180/sqft · 7% below area Est $651k · 7% under

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Why this score? — see what drove the F 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 +10.5/15.0
• Condition / age +4.8/5.0
• Cash flow +3.5/30.0
• Livability +3.3/5.0
• Schools +2.0/10.0
• Rent growth +1.9/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the Coventry 2FS floor plan in Hidden Lakes Estates, DeSoto, TX. This stunning 3,375 sq ft home features 5 bedrooms and 4 bathrooms, providing ample space for families of all sizes. The master suite conveniently located on the first floor offers privacy and comfort, while the spacious gourmet kitchen with a butler's pantry invites culinary creativity. Enjoy gatherings in the expansive living area with a cozy fireplace or retreat to the upstairs game room for fun and relaxation. The covered patio creates an ideal outdoor setting for evening relaxation or weekend barbecues with friends and family.

Key facts

• Butler's pantry
• Cozy fireplace
• 3 garage spots

Tags

• COVENTRY 2FS FLOOR PLAN
• MASTER SUITE ON FIRST FLOOR
• SPACIOUS GOURMET KITCHEN
• BUTLER'S PANTRY
• EXPANSIVE LIVING AREA
• COZY FIREPLACE

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $608k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $343k (43.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (50.6% below list).
• Recommended offer: $300k (50.6% below list) — sets the bar for 1% rule.
• Cap rate 2.7% vs local median 3.4% in DeSoto — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 66/100 on livability (#589 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Desoto ISD (suburban): math 14% / reading 26% proficiency, ranked #754 of 826 in TX (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Woodridge El (math 11% / reading 21%, grade F, #3,974 of 4,322 statewide, top 92%, 601 students, 78% FRL); Ruby Young Personalized Steam Academy (math 7% / reading 15%, grade F, #1,634 of 1,662 statewide, top 99%, 179 students, 54% FRL); Desoto H S (math 16% / reading 28%, grade F, #1,366 of 1,632 statewide, top 84%, 2,216 students, 60% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents soft (-2.6%/yr); 649 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 44% 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 $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($590k) is reasonable based on typical stale-listing flexibility.

Recommended offer $300,162 (50.6% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.49% ✗
• Cap rate: 2.68%
• Cash-on-cash: -12.90%
• DSCR: 0.43
• GRM: 16.9

CMA / ARV

• ARV (median comp): $651,199
• List price: $607,977
• Delta: -6.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
516 Big Lk	0.12mi	4/4.0 (-1)	3,363 (-0%)	6mo	$626,475	$186	84
508 Big Lk	0.13mi	4/4.0 (-1)	3,369 (-0%)	16mo	$596,986	$177	75
1014 E Hidden Lakes Dr	0.16mi	5/3.5	3,447 (+2%)	17mo	$649,023	$188	72
1108 Hidden Lakes Dr	0.21mi	4/3.5 (-1)	3,304 (-2%)	19mo	$611,491	$185	64
1131 Willow Lake Dr	0.47mi	4/3.5 (-1)	3,405 (+1%)	22mo	$614,689	$181	51
847 Windy Meadow Cir	0.19mi	4/2.5 (-1)	2,960 (-12%)	16mo	$379,980	$128	46
740 White Ash Rd	0.49mi	4/3.5 (-1)	3,856 (+14%)	1mo	$450,000	$117	46
1123 E Hidden Lakes Dr	0.31mi	4/3.5 (-1)	3,849 (+14%)	11mo	$805,264	$209	46

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: -43.6%
• Equity multiple: -0.31×
• Total profit: $-223,843
• Equity at exit: $90,651

10-year hold

• IRR: -97.3%
• Equity multiple: -1.23×
• Total profit: $-378,837
• Equity at exit: $52,567

Cash invested: $170,234 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 6 under contract
• Months of supply: 15.8 mo (6%/mo absorbed)
• Median asking: $587,950 ($168/sqft)
• Median days on market: 539 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +15.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75115

• Rents YoY: -2.6%
• Active inventory: 649
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $3,002 high
• Mortgage (P&I): −$3,188
• Tax est. 1.5%: −$760 /mo · $9,120/yr
• Insurance: −$253
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $-1,830

Break-even live

Break-even rent $5,318

Max offer price $343,128

Occupancy floor —

Sensitivity live

Price	-10% $-1,410	-5% $-1,620	+0% $-1,830	+5% $-2,040	+10% $-2,250
Rent	-10% $-2,067	-5% $-1,949	+0% $-1,830	+5% $-1,712	+10% $-1,593
Rate	-1.0pp $-1,524	-0.5pp $-1,676	base $-1,830	+0.5pp $-1,988	+1.0pp $-2,148

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: $151,994
• Closing costs: $18,239
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1112 E Hidden Lakes Dr Desoto, TX	5.0	3.5	2735	$3,500	$1.28	61d	1	0.20mi
304 Emery Oak Ct Desoto, TX	5.0	3.0	3450	$2,970	$0.86	31d	1	0.55mi
708 Azalea Dr Unit 1310919P DeSoto, TX	5.0	2.5	2378	$17,002	$7.15	120d	1	0.59mi
708 Azalea Dr Desoto, TX	5.0	2.5	2380	$8,750	$3.68	139d	1	0.59mi
624 Canyon Pl Desoto, TX	4.0	3.0	2691	$2,595	$0.96	103d	1	0.62mi
744 Teresa Dr Desoto, TX	4.0	2.5	2335	$2,420	$1.04	139d	1	1.03mi
604 Trillium Ln Desoto, TX	5.0	3.0	3750	$2,699	$0.72	50d	1	1.09mi
542 Renee Ln Desoto, TX	4.0	2.5	2700	$2,270	$0.84	26d	1	1.38mi
542 Renee Ln Desoto, TX	4.0	2.5	2700	$2,386	$0.88	40d	1	1.38mi

Property features AI

Finance

• Other: Address: 522 Winding Hills Ct, DeSoto, TX 75115Listing status: ActiveInventory type: SpecPlan name: Coventry 2FSLast modified: 2026-06-01
• Financial info: List price available

Exterior

• Parking: 3 garage spaces (3 total parking spaces)
• Utilities: Has heatingHas cooling
• Home design: Single-family property
• Exterior features: Living area approximately 3,375

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 4 full bathrooms
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Spec home (Coventry 2FS plan)

Listing history 33 events

1. 2026-07-13
   days on market $607,977 Active 42 DOM
2. 2026-07-13
   days on market $607,977 Active 41 DOM
3. 2026-07-11
   days on market $607,977 Active 40 DOM
4. 2026-07-10
   days on market $607,977 Active 39 DOM
5. 2026-07-09
   days on market $607,977 Active 38 DOM
6. 2026-07-07
   days on market $607,977 Active 36 DOM
7. 2026-07-06
   days on market $607,977 Active 35 DOM
8. 2026-07-06
   days on market $607,977 Active 34 DOM
9. 2026-07-05
   days on market $607,977 Active 33 DOM
10. 2026-07-03
    days on market $607,977 Active 32 DOM
11. 2026-07-02
    days on market $607,977 Active 31 DOM
12. 2026-07-01
    days on market $607,977 Active 30 DOM
13. 2026-06-30
    days on market $607,977 Active 29 DOM
14. 2026-06-29
    days on market $607,977 Active 28 DOM
15. 2026-06-28
    days on market $607,977 Active 27 DOM
16. 2026-06-27
    days on market $607,977 Active 26 DOM
17. 2026-06-26
    days on market $607,977 Active 25 DOM
18. 2026-06-24
    days on market $607,977 Active 23 DOM
19. 2026-06-22
    days on market $607,977 Active 21 DOM
20. 2026-06-21
    days on market $607,977 Active 20 DOM
21. 2026-06-18
    days on market $607,977 Active 17 DOM
22. 2026-06-17
    days on market $607,977 Active 16 DOM
23. 2026-06-16
    days on market $607,977 Active 15 DOM
24. 2026-06-15
    days on market $607,977 Active 14 DOM
25. 2026-06-13
    days on market $607,977 Active 12 DOM
26. 2026-06-13
    days on market $607,977 Active 11 DOM
27. 2026-06-09
    days on market $607,977 Active 8 DOM
28. 2026-06-08
    days on market $607,977 Active 7 DOM
29. 2026-06-07
    days on market $607,977 Active 6 DOM
30. 2026-06-04
    days on market $607,977 Active 3 DOM
31. 2026-06-03
    days on market $607,977 Active 2 DOM
32. 2026-06-02
    remarks 699-char remark
33. 2026-06-02
    listed $607,977 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $36,019
• − Mortgage interest: −$34,056
• − Property taxes: −$9,120
• − Insurance: −$3,040
• − Repairs & maintenance: −$2,882
• − Management: −$2,882
• − Depreciation: −$17,687
• Taxable loss: −$33,646
• Est. tax savings @ 24.0%: +$8,075
• After-tax cash flow: $-13,889/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.

Condition & rehab AI · 5 photos

Excellent 95/100 None rehab

This stunning 3,375 sq ft home in DeSoto, TX is in excellent condition with no visible repairs or maintenance needed. It offers ample space for families and features a gourmet kitchen, spacious living area, and a covered patio. The home is move-in ready and would benefit from minor updates to enhance its curb appeal and functionality.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance ↑
• Both New kitchen appliances — Enhances functionality and appeal ↑
• Both New bathroom fixtures — Enhances functionality and appeal ↑

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Woodridge El F TX #3,974/4,322 Nat'l #36,039/41,679 Middle Curtistene S Mccowan Middle F TX #1,407/1,662 Nat'l #11,564/14,009 High Desoto H S F TX #1,366/1,632 Nat'l #13,673/17,239

Schools (NCES district)

• District: Desoto ISD
• NCES district ID: 4816860
• Math proficiency: 14% ▼ -19.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $61,556
• Composite: 18.98/100
• National rank: #8851
• State rank: #754 of 826 in TX

C Composite livability gradescore 66/100

Livability — DeSoto

• Score: 66/100
• State rank: #589
• US rank: #11236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: DeSoto, TX
• County: Dallas County · 2,979,839 people
• City population: 56,211
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 56,211
• Household income: $82,782
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 28% of renters

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Population outlook (Dallas County) Hauer SSP2

• Today (2025): 2,979,839 people
• By 2030: 3,191,823 · +7.1%
• By 2040: 3,619,611 · +21.5%
• By 2050: 4,026,915 · +35.1%
• By 2075: 4,957,073 · +66.4%
• By 2100: 5,508,725 · +84.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 19% Two or more races 11% White 8%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Swedish 1%
• Foreign-born: 9% · Canada, Dominican Republic
• Languages at home: 83% English-only · Spanish 15% French/Haitian/Cajun 1%

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Political lean MEDSL · Dallas

• 2024 margin: Strong D (+22.2) · D 60.2% · R 38.0% · Other 1.8%
• 2008→2024 swing: +6.9pp toward D · 2008: 15.3pp · 2024: 22.2pp
• All cycles: 2024: D+22.2 2020: D+31.6 2016: D+26.2 2012: D+15.4 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -170.49%
• Current HPI: 272.1565
• Rent YoY: ▼ -2.60%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• Other: Address: 522 Winding Hills Ct, DeSoto, TX 75115Listing status: ActiveInventory type: SpecPlan name: Coventry 2FSLast modified: 2026-06-01
• Financial info: List price available

Exterior

• Parking: 3 garage spaces (3 total parking spaces)
• Utilities: Has heatingHas cooling
• Home design: Single-family property
• Exterior features: Living area approximately 3,375

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 4 full bathrooms
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Spec home (Coventry 2FS plan)