2332 Gypsum St · Lewisville, TX 76249

$574,900

4 bd · 3.0 ba · 2,499 sqft · Land · 69 Days on market

Built 2026 1.05 ac lot $230/sqft · 11% above area Est $516k · 11% over $38/mo HOA · 1% of rent

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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).

• Cash flow +5.4/30.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Estimated June 2026 completion! Ask us about our Trade In Trade Up program, we can buy your home! The Verbena floor plan features a modern, open-concept layout and the sought-after features today’s homeowners are searching for. With four bedrooms, three bathrooms, and a flex room, this plan boasts just over 2,400 square feet of functional living space. Upon entering the home off the front porch, you’re welcomed by an inviting foyer. Immediately to the left is a hallway with a bedroom, walk-in closet and full bathroom, as well as a linen closet. Across the foyer is a flex room, perfect for a home office, formal dining room or whatever need your family has for the space. Past the foyer is the family entry, with storage space and mud bench, which leads to the laundry room and two or three car attached garage. Through the entrance, the home opens up to a large family room with a stately fireplace. Adjacent to the family room is a gourmet kitchen, equipped with a walk-in pantry, ample counter space and an oversized island. Finishing off this open-concept living area is a dining space which overlooks the covered back patio. The remainder of this one-story floor plan is just off the living space. A hall leads to two bedrooms with walk-in closets, another linen closet and a shared full bathroom. The back corner of the home offers privacy for the owner’s suite, featuring a massive walk-in closet and bathroom with a dual-sink vanity, standalone soaking tub and glass-enclosed shower.

Key facts

• Gourmet kitchen
• Flex room
• Covered back patio

Tags

• OPEN-CONCEPT LAYOUT
• FLEX ROOM
• GOURMET KITCHEN
• WALK-IN PANTRY
• OVERSIZED ISLAND
• COVERED BACK PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $575k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $354k (38.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (51.6% below list).
• Recommended offer: $278k (51.6% below list) — sets the bar for 1% rule.

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+, amenities F, health & safety 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.
• Zoned schools: Highland Village El (math 62% / reading 62%, grade B, #321 of 4,322 statewide, top 8%, 358 students, 17% FRL); Briarhill Middle (math 67% / reading 68%, grade A-, #77 of 1,662 statewide, top 5%, 799 students, 11% FRL); Marcus H S (math 75% / reading 81%, grade A-, #58 of 1,632 statewide, top 4%, 3,005 students, 11% FRL).
• Zoned-school proficiency averages 69% at this address vs 52% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Lewisville ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 272 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $4k of loan paydown is wiped out by about $17k 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 69 days — a 6% lower offer ($540k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $278,398 (51.6% 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 69 days. Have you received any prior offers? Is the seller open to a 52% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.48% ✗
• Cap rate: 3.69%
• Cash-on-cash: -9.31%
• DSCR: 0.59
• GRM: 17.2

CMA / ARV

• ARV (median comp): $516,029
• List price: $574,900
• Delta: 11.41%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -33.0%
• Equity multiple: -0.07×
• Total profit: $-172,959
• Equity at exit: $85,719

10-year hold

• IRR: -40.1%
• Equity multiple: -0.58×
• Total profit: $-254,145
• Equity at exit: $49,707

Cash invested: $160,972 (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 76249

• Home prices YoY: -11.1%
• Active inventory: 272
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $2,784 high
• Mortgage (P&I): −$3,015
• Tax from tax record: −$156 /mo · $1,866/yr
• Insurance: −$240
• HOA: −$38
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $-1,249

Break-even live

Break-even rent $4,364

Max offer price $354,340

Occupancy floor —

Sensitivity live

Price	-10% $-923	-5% $-1,086	+0% $-1,249	+5% $-1,411	+10% $-1,574
Rent	-10% $-1,468	-5% $-1,359	+0% $-1,249	+5% $-1,139	+10% $-1,029
Rate	-1.0pp $-959	-0.5pp $-1,102	base $-1,249	+0.5pp $-1,398	+1.0pp $-1,549

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: $143,725
• Closing costs: $17,247
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
568 Sellmeyer Ln Unit 1019575P Lewisville, TX	4.0	2.5	2723	$15,967	$5.86	24d	1	0.05mi
568 Sellmeyer Ln Lewisville, TX	4.0	2.5	2728	$9,750	$3.57	24d	1	0.05mi
1909 Big Sky Dr Lewisville, TX	3.0	2.0	1762	$2,201	$1.25	45d	1	0.41mi
1902 Aspen Dr Lewisville, TX	3.0	2.0	1795	$2,495	$1.39	45d	1	0.43mi
1508 Gunnison Trl Lewisville, TX	4.0	2.5	3085	$3,050	$0.99	26d	1	0.46mi
2140 Teal Ct Lewisville, TX	3.0	2.0	2009	$2,695	$1.34	1d	1	0.53mi
114 Sandy Hook Lewisville, TX	5.0	3.5	2567	$9,750	$3.80	24d	1	0.60mi
1414 Bogard Ln Lewisville, TX	3.0	2.0	1619	$2,150	$1.33	24d	1	0.60mi
1664 Big Bend Dr Lewisville, TX	3.0	2.0	1718	$2,250	$1.31	45d	1	0.81mi
1330 Bogard Ln Lewisville, TX	3.0	2.0	2170	$2,570	$1.18	17d	1	0.83mi
2016 Milano Ln Lewisville, TX	4.0	3.0	2935	$3,300	$1.12	45d	1	0.87mi
104 Brookdale Dr Lewisville, TX	3.0	2.0	1576	$2,375	$1.51	45d	1	0.90mi
2221 Briary Trace Ct Lewisville, TX	3.0	2.0	2120	$2,500	$1.18	45d	1	0.94mi
2318 Balleybrooke Dr Lewisville, TX	3.0	2.5	2699	$2,950	$1.09	19d	1	0.96mi
2303 Chapelwood Dr Lewisville, TX	4.0	2.5	2631	$10,750	$4.09	24d	1	0.97mi
121 Lake Vis W Lewisville, TX	3.0	2.0	1637	$2,395	$1.46	26d	1	0.98mi
1658 Glenmore Dr Lewisville, TX	3.0	2.0	1720	$2,500	$1.45	20d	1	0.99mi
6008 Rock Ridge Dr Flower Mound, TX	4.0	2.5	2502	$3,290	$1.31	9d	1	1.00mi
1460 Bristol Ln Lewisville, TX	5.0	3.5	2698	$7,500	$2.78	12d	1	1.05mi
1478 Cambridge Dr Lewisville, TX	3.0	2.5	2251	$3,095	$1.37	6d	1	1.07mi
401 Leigh Ct Lewisville, TX	4.0	3.0	2981	$3,995	$1.34	45d	1	1.08mi
1959 Rivendell Ln Lewisville, TX	3.0–4.0	2.5–3.5	1645	$2,699	$1.64	0d	70	1.13mi
1233 Logan Dr Lewisville, TX	4.0	2.0	2279	$2,741	$1.20	45d	1	1.14mi
1233 Logan Dr Lewisville, TX	4.0	2.0	2279	$2,475	$1.09	9d	1	1.14mi
1201 Maddy Ln Flower Mound, TX	3.0	2.0	1788	$2,700	$1.51	16d	1	1.25mi
5409 Barkridge Trl Flower Mound, TX	3.0	2.5	2173	$2,850	$1.31	5d	1	1.30mi
1614 N Valley Pkwy Lewisville, TX	4.0	2.0	1931	$2,500	$1.29	0d	1	1.36mi
1614 N Valley Pkwy Lewisville, TX	4.0	2.0	1931	$2,500	$1.29	26d	1	1.36mi
1278 Lamar Dr Lewisville, TX	4.0	2.5	2097	$2,950	$1.41	4d	1	1.39mi
1217 Hershey Ln Lewisville, TX	4.0	2.0	2069	$2,995	$1.45	45d	1	1.46mi
5309 Maple Ct Flower Mound, TX	3.0	2.0	1893	$2,495	$1.32	4d	1	1.47mi
1320 Colony Ct Flower Mound, TX	3.0	2.0	1694	$2,600	$1.53	45d	1	1.47mi
2509 Cross Haven Dr Flower Mound, TX	4.0	2.0	2608	$3,200	$1.23	26d	1	1.49mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 16 events

1. 2026-06-21
   days on market $574,900 Active 69 DOM
2. 2026-06-18
   days on market $574,900 Active 66 DOM
3. 2026-06-17
   days on market $574,900 Active 65 DOM
4. 2026-06-16
   days on market $574,900 Active 64 DOM
5. 2026-06-15
   days on market $574,900 Active 63 DOM
6. 2026-06-13
   days on market $574,900 Active 61 DOM
7. 2026-06-13
   days on market $574,900 Active 60 DOM
8. 2026-06-09
   days on market $574,900 Active 57 DOM
9. 2026-06-08
   days on market $574,900 Active 56 DOM
10. 2026-06-07
    pricedays on market $574,900 Active 55 DOM
11. 2026-06-04
    days on market $579,900 Active 52 DOM
12. 2026-06-03
    days on market $579,900 Active 51 DOM
13. 2026-06-02
    days on market $579,900 Active 50 DOM
14. 2026-06-01
    days on market $579,900 Active 49 DOM
15. 2026-05-31
    days on market $579,900 Active 48 DOM
16. 2026-04-13
    listed $594,115 Active 1515-char remark

    Show marketing remark (1515 chars)

    Estimated June 2026 completion! Ask us about our Trade In Trade Up program, we can buy your home! The Verbena floor plan features a modern, open-concept layout and the sought-after features today’s homeowners are searching for. With four bedrooms, three bathrooms, and a flex room, this plan boasts just over 2,400 square feet of functional living space. Upon entering the home off the front porch, you’re welcomed by an inviting foyer. Immediately to the left is a hallway with a bedroom, walk-in closet and full bathroom, as well as a linen closet. Across the foyer is a flex room, perfect for a home office, formal dining room or whatever need your family has for the space. Past the foyer is the family entry, with storage space and mud bench, which leads to the laundry room and two or three car attached garage. Through the entrance, the home opens up to a large family room with a stately fireplace. Adjacent to the family room is a gourmet kitchen, equipped with a walk-in pantry, ample counter space and an oversized island. Finishing off this open-concept living area is a dining space which overlooks the covered back patio. The remainder of this one-story floor plan is just off the living space. A hall leads to two bedrooms with walk-in closets, another linen closet and a shared full bathroom. The back corner of the home offers privacy for the owner’s suite, featuring a massive walk-in closet and bathroom with a dual-sink vanity, standalone soaking tub and glass-enclosed shower.

ⓘ 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: $1,866 · $156/mo
• Projected year-2 tax: $10,521 · $877/mo
• Expected delta: +$8,655/yr (+$721/mo · 463.8%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $33,408
• − Mortgage interest: −$32,203
• − Property taxes: −$1,866
• − Insurance: −$2,874
• − Repairs & maintenance: −$2,673
• − Management: −$2,673
• − HOA: −$456
• − Depreciation: −$16,724
• Taxable loss: −$26,062
• Est. tax savings @ 24.0%: +$6,255
• After-tax cash flow: $-8,728/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): 10,637
• Household income: $120,169
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 134.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 12% Arabic 1% Other Indo-European 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: ▼ -34.45%
• Current HPI: 276.067
• Rent YoY: —
• 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

1 event — show timeline

• 2026-04-13 Listed $594,115 NTREIS

Property tax history

+82.1%/yr

Latest (2025): $1,866 · +82.1% YoY. Source: county tax records.