3703 Clover Hill Ln · Carrollton, TX 75007

$159,900

3 bd · 1.0 ba · 1,271 sqft · SingleFamily public records · 3 Days on market

Built 1982 4,312 sqft lot

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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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• 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 MLS

Centrally located two bedroom home in N. Carrollton. Foundation & updates needed, priced accordingly. Seller will not & can not make repairs! Features two master bdrms each with their own bathrm. Spacious living area with a formal dining & nice kitchen. Skylights provide lots of natural lighting & the courtyard & backyard give lots of space for cookouts or a dog. You must see this one. ..

Key facts

• 4,312 sq ft lot
• 2 garage spots
• Built 1982

Property features AI

Finance

• Other: Zero lot parcel (approx. 0.099 acres); Subdivision: Hilltop Square Ph 1
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; Garage faces front; 2 covered parking spaces; Driveway
• Utilities: City water; City sewer; Cable available; All-weather road access; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Built in 1982
• Construction: Brick and siding construction; Composition roof; Slab foundation
• Exterior features: Landscaped lot; Zero lot line; Deck; Gate; Wood and wrought iron fencing

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Microwave
• Bedrooms: 2 bedrooms (both on the main level); Primary bedroom with ensuite bathroom; Additional bedroom with ensuite bath
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace heating; Central air conditioning (electric); Ceiling fans
• Interior features: Cable TV available; High-speed internet available; Skylights; Window coverings; 6 total rooms; One-level living
• Laundry & utility: Washer hookup; Electric dryer hookup; Full-size washer/dryer area; Separate utility/laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.1% 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 17d 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y ago 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.
• Current owner paid $91k; list at $160k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• 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 $159,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.33% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.15%
• DSCR: 1.45
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $334,273
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2159 Stradivarius Ln	0.16mi	2/2.0 (-1)	1,271 (0%)	2mo	$325,900	$256	82
2022 Gallante Dr	0.07mi	3/2.0	1,352 (+6%)	2mo	$344,000	$254	80
2102 Avignon Dr	0.03mi	2/2.0 (-1)	1,180 (-7%)	2mo	$339,000	$287	76
2028 Victoria Rd	0.35mi	3/2.0	1,275 (+0%)	4mo	$330,000	$259	76
2014 Chalfont Dr	0.11mi	3/2.0	1,155 (-9%)	1mo	$335,000	$290	75
2029 Verlaine Dr	0.13mi	3/2.0	1,155 (-9%)	3mo	$350,000	$303	72
2005 Victoria Rd	0.39mi	3/2.0	1,312 (+3%)	2mo	$299,000	$228	71
2002 Verlaine Dr	0.15mi	2/2.0 (-1)	1,381 (+9%)	0mo	$315,000	$228	69
3703 Verlaine Dr	0.23mi	2/1.5 (-1)	1,133 (-11%)	2mo	$345,000	$305	63
2017 Stein Way	0.31mi	3/2.0	1,414 (+11%)	4mo	$380,000	$269	60
2137 Rose Hill Rd	0.35mi	3/2.0	1,446 (+14%)	2mo	$379,900	$263	55
2016 Lymington Rd	0.49mi	3/2.0	1,401 (+10%)	6mo	$345,999	$247	51

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-498
• Equity at exit: $23,842

10-year hold

• IRR: 10.1%
• Equity multiple: 1.80×
• Total profit: $35,987
• Equity at exit: $13,825

Cash invested: $44,772 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,131 high
• Mortgage (P&I): −$839
• Tax from tax record: −$400 /mo · $4,797/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $379

Break-even live

Break-even rent $1,652

Max offer price $159,900

Occupancy floor 77%

Sensitivity live

Price	-10% $469	-5% $424	+0% $379	+5% $333	+10% $288
Rent	-10% $210	-5% $294	+0% $379	+5% $463	+10% $547
Rate	-1.0pp $459	-0.5pp $419	base $379	+0.5pp $337	+1.0pp $295

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2019 Chalfont Dr Carrollton, TX	3.0	2.0	1325	$2,300	$1.74	44d	1	0.07mi
2102 Holly Hill Ln Carrollton, TX	3.0	2.5	1641	$2,500	$1.52	17d	1	0.11mi
2111 Holly Hill Ln Carrollton, TX	3.0	2.5	1822	$2,595	$1.42	5d	1	0.15mi
2044 Cologne Dr Carrollton, TX	3.0	2.0	1616	$2,525	$1.56	44d	1	0.18mi
2149 Stradivarius Ln Carrollton, TX	2.0	2.0	1271	$2,250	$1.77	44d	1	0.21mi
2015 Stradivarius Ln Carrollton, TX	3.0	2.0	1389	$4,500	$3.24	44d	1	0.27mi
2036 Sancerre Ln Carrollton, TX	3.0	2.0	1593	$2,575	$1.62	44d	1	0.50mi
2018 Rose Hill Rd Carrollton, TX	3.0	2.0	1472	$2,450	$1.66	44d	1	0.52mi
1946 Kensington Dr Carrollton, TX	4.0	2.0	1812	$2,625	$1.45	19d	1	0.55mi
2103 Carlton Rd Carrollton, TX	3.0	2.0	1289	$1,975	$1.53	19d	1	0.72mi
18949 Marsh Ln Unit 18986 Dallas, TX	2.0	2.0	934	$1,465	$1.57	14d	1	0.76mi
18949 Marsh Ln Unit 2121 Dallas, TX	2.0	2.0	934	$1,182	$1.27	3d	1	0.76mi
18949 Marsh Ln Unit 19006 Dallas, TX	2.0	2.0	934	$1,225	$1.31	12d	1	0.76mi
2726 Monet Pl Dallas, TX	3.0	2.0	1513	$2,100	$1.39	17d	1	0.77mi
18955 Marsh Ln Dallas, TX	2.0	2.0	959	$1,620	$1.69	44d	1	0.79mi
18955 Marsh Ln Dallas, TX	2.0	2.0	959	$1,620	$1.69	20d	1	0.79mi
3130 Barton Rd Carrollton, TX	3.0	2.0	1862	$2,800	$1.50	19d	1	0.81mi
3102 Abbey Rd Carrollton, TX	3.0	2.0	1628	$2,300	$1.41	44d	1	0.82mi
18749 Marsh Ln Unit 18806 Dallas, TX	2.0	2.0	900	$1,490	$1.66	44d	1	0.83mi
18749 Marsh Ln Unit 18786 Dallas, TX	2.0	2.0	1000	$1,532	$1.53	3d	1	0.83mi
18894 Marsh Ln Dallas, TX	2.0	2.0	1042	$1,580	$1.52	44d	1	0.85mi
18211 Kelly Blvd Unit 3118 Dallas, TX	3.0	2.0	1408	$1,964	$1.39	3d	1	0.88mi
18211 Kelly Blvd Unit 2118 Dallas, TX	2.0	2.0	920	$1,324	$1.44	14d	1	0.88mi
18211 Kelly Blvd Unit 18248 Dallas, TX	2.0	2.0	1076	$1,482	$1.38	3d	1	0.88mi
18211 Kelly Blvd Unit 18268 Dallas, TX	2.0	2.0	920	$1,274	$1.38	44d	1	0.88mi
18211 Kelly Blvd Unit 18244 Dallas, TX	3.0	2.0	1290	$1,915	$1.48	44d	1	0.88mi
18950 Marsh Ln Unit 18973 Dallas, TX	2.0	2.0	965	$1,661	$1.72	13d	1	0.89mi
18950 Marsh Ln Unit 18987 Dallas, TX	2.0	2.0	965	$1,661	$1.72	14d	1	0.89mi
18950 Marsh Ln Unit 19007 Dallas, TX	2.0	2.0	965	$1,452	$1.50	3d	1	0.89mi
18950 Marsh Ln Dallas, TX	2.0	1.0	965	$1,656	$1.72	12d	1	0.93mi
18950 Marsh Ln Dallas, TX	2.0	2.0	965	$1,531	$1.59	22d	1	0.93mi
18880 Marsh Ln Dallas, TX	1.0–2.0	1.0–2.0	825	$1,532	$1.86	3d	31	0.96mi
3565 Timberglen Rd Dallas, TX	1.0–2.0	1.0–2.0	818	$1,505	$1.84	2d	28	0.96mi
3550 Timberglen Rd Dallas, TX	1.0–3.0	1.0–2.0	1092	$2,106	$1.93	3d	96	1.03mi
18788 Marsh Ln Dallas, TX	1.0–2.0	1.0–2.0	839	$1,510	$1.80	2d	15	1.03mi
1856 Amber Ln Carrollton, TX	3.0	2.0	1210	$2,200	$1.82	44d	1	1.03mi
2601 Frankford Rd Dallas, TX	2.0	2.0	1079	$1,817	$1.68	15d	1	1.05mi
2601 Frankford Rd Dallas, TX	2.0	2.0	992	$1,651	$1.66	25d	1	1.05mi
2601 Frankford Rd Dallas, TX	2.0	2.0	1079	$1,840	$1.71	4d	1	1.05mi
3750 Rosemeade Pkwy Dallas, TX	1.0–2.0	1.0–2.0	757	$1,725	$2.28	2d	31	1.10mi

Listing history 6 events

1. 2026-06-07
   status $159,900 Pending 3 DOM
2. 2026-06-04
   days on market $159,900 Active 3 DOM
3. 2026-06-03
   days on market $159,900 Active 2 DOM
4. 2026-06-02
   remarks 207-char remark
5. 2026-06-02
   remarks 190-char remark
6. 2026-06-02
   listed $159,900 Active 1 DOM

ⓘ 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: $4,797 · $400/mo
• Projected year-2 tax: $4,797 · $400/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: $25,573
• − Mortgage interest: −$8,957
• − Property taxes: −$4,797
• − Insurance: −$800
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − Depreciation: −$4,652
• Taxable income: $2,276
• Est. tax owed @ 24.0%: −$546
• After-tax cash flow: $3,997/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

+75.7% since first listed

12 events — show timeline

• 2026-06-01 Listed $159,900 NTREIS
• 2026-04-01 Sold (Public Records) — Public Records
• 2013-01-10 Listing Removed — NTREIS
• 2012-12-10 Sold (Public Records) — Public Records
• 2012-11-28 Sold (MLS) — NTREIS
• 2012-11-27 Pending — NTREIS
• 2012-11-21 Contingent — NTREIS
• 2012-11-07 Price Changed $101,000 NTREIS
• 2012-10-24 Listed $105,000 NTREIS
• 2000-08-07 Sold (Public Records) $91,000 Public Records
• 1990-08-13 Sold (Public Records) — Public Records
• 1988-09-06 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $4,797 · -8.9% YoY. Source: county tax records.