1137 Meadow Creek Ct · Lancaster, TX 75146

$220,000

3 bd · 2.0 ba · 1,597 sqft · SingleFamily public records · 38 Days on market

Built 1979 5,663 sqft lot $138/sqft · 14% below area Est $256k · 14% 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 +14.9/30.0
• ARV discount +13.8/15.0
• Appreciation +6.8/10.0
• 1% rule +5.3/10.0
• DSCR +4.6/10.0
• Rent growth +3.2/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Welcome to this Lancaster home offering a spacious layout and comfortable living spaces throughout. Inside, you’ll find generously sized living areas, well-proportioned bedrooms, and a functional kitchen with ample cabinet and counter space. The home features a natural flow ideal for everyday living, entertaining, or creating personalized spaces to fit your needs. Enjoy the outdoor area with room to relax, host gatherings, or enjoy quiet evenings at home. Conveniently located near shopping, dining, parks, schools, and major highways, this property offers easy access to Downtown Dallas and surrounding areas.

Key facts

• Functional kitchen
• Outdoor area
• 5,663 sq ft lot

Tags

• FUNCTIONAL KITCHEN
• OUTDOOR AREA
• EASY ACCESS TO DOWNTOWN DALLAS

Property features AI

Finance

• Other: Property is for sale and listed as active; Possession at closing/funding or other
• Financial info: Listing terms: Cash or Conventional; Second mortgage: No
• HOA & community: No homeowners association

Exterior

• Parking: Driveway; 2 covered parking spaces; Attached 2-car garage
• Security: No smart home features reported
• Utilities: Concrete and curbs present; Dirt (possible road/area condition); Utilities: see remarks; Municipal utility district: No
• Home design: Single family residence; One story; Residential property; Subdivision: Meadow Creek Estates
• Construction: Built in 1979; Brick, wood and other exterior materials; Composition roof
• Exterior features: Patio; Lot smaller than 0.5 acre

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom on main level with walk-in closet
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating or cooling details provided
• Interior features: Open floorplan; Eat-in kitchen; One living area; One dining area; 5 total rooms; Gas or electric not specified
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $65 ($782/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.8% in Lancaster — 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 62/100 on livability (#926 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime F, amenities F.
• Lancaster ISD (suburban): math 19% / reading 29% proficiency, ranked #714 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Rolling Hills El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 434 students, 89% FRL).
• Market conditions: Rents rising (+3.0%/yr); 103 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); 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $8k appreciation (3.6% local appreciation)).
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 8.1

CMA / ARV

• ARV (median comp): $255,675
• List price: $220,000
• Delta: -13.95%
• 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
1129 Harvest Hill Ln	0.14mi	3/2.0	1,598 (+0%)	1mo	$275,000	$172	93
1106 Rosewood Ln	0.17mi	3/2.0	1,537 (-4%)	5mo	$239,900	$156	82
876 Dogwood Trl	0.33mi	3/2.0	1,578 (-1%)	2mo	$264,900	$168	81
882 Magnolia Ln	0.31mi	3/2.5	1,676 (+5%)	5mo	$247,000	$147	71
1313 Oakbluff Dr	0.46mi	3/2.0	1,530 (-4%)	4mo	$249,900	$163	68
1054 Alicia Ln	0.43mi	3/2.0	1,508 (-6%)	5mo	$250,000	$166	66
871 Magnolia Ln	0.35mi	3/2.0	1,447 (-9%)	5mo	$235,000	$162	64
1425 Sunnymeadow Rd	0.45mi	3/2.0	1,453 (-9%)	6mo	$245,000	$169	59
1310 Rosewood Ln	0.38mi	3/2.0	1,402 (-12%)	4mo	$279,900	$200	58
702 Rea Ave	0.67mi	3/2.0	1,533 (-4%)	5mo	$175,000	$114	58
1310 Willowbrook St	0.70mi	4/1.5 (+1)	1,630 (+2%)	4mo	$179,900	$110	54
1542 Sunny Meadow Rd	0.66mi	3/2.0	1,453 (-9%)	4mo	$244,900	$169	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.57% appreciation · 2.96% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.61×
• Total profit: $37,485
• Equity at exit: $106,118

10-year hold

• IRR: 12.3%
• Equity multiple: 2.94×
• Total profit: $119,566
• Equity at exit: $169,370

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 75146

• Home prices YoY: 1.1%
• Rents YoY: 3.0%
• Active inventory: 103
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$473 /mo · $5,675/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $65

Break-even live

Break-even rent $2,175

Max offer price $220,000

Occupancy floor 92%

Sensitivity live

Price	-10% $190	-5% $127	+0% $65	+5% $3	+10% $-59
Rent	-10% $-113	-5% $-24	+0% $65	+5% $154	+10% $244
Rate	-1.0pp $176	-0.5pp $121	base $65	+0.5pp $8	+1.0pp $-50

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 Harvest Hill Ln Lancaster, TX	3.0	2.5	2006	$2,350	$1.17	8d	1	0.12mi
1217 Meadow Creek Dr Lancaster, TX	3.0	2.0	2088	$1,971	$0.94	14d	1	0.21mi
1217 Meadow Creek Dr Lancaster, TX	3.0	2.0	2088	$1,905	$0.91	8d	1	0.22mi
1125 Greenbriar Ln Lancaster, TX	3.0	2.0	1744	$1,825	$1.05	8d	1	0.25mi
1225 Oakbluff Dr Lancaster, TX	3.0	2.0	1335	$1,895	$1.42	5d	1	0.42mi
1218 Jewell Ln Lancaster, TX	4.0	2.0	1854	$2,071	$1.12	8d	1	0.51mi
610 Canvas Ct Lancaster, TX	4.0	2.0	1859	$2,276	$1.22	8d	1	0.55mi
610 Canvas Ct Lancaster, TX	4.0	2.0	1859	$2,210	$1.19	3d	1	0.55mi
1533 Prescott Dr Lancaster, TX	3.0	2.0	1500	$1,975	$1.32	5d	1	0.58mi
1532 Linda Ln Lancaster, TX	3.0	2.0	1380	$2,000	$1.45	25d	1	0.60mi
1373 Oakbluff Dr Lancaster, TX	3.0	2.0	1289	$1,850	$1.44	4d	1	0.60mi
1305 Cypress Ln Lancaster, TX	4.0	2.0	1877	$2,200	$1.17	0d	1	0.62mi
1326 Johns Ave Lancaster, TX	4.0	2.0	1236	$2,100	$1.70	44d	1	0.62mi
1450 Waldrop Dr Lancaster, TX	4.0	2.0	1946	$2,291	$1.18	44d	1	0.71mi
1450 Waldrop Dr Lancaster, TX	4.0	2.0	1946	$2,105	$1.08	21d	1	0.71mi
422 Ash Ln Lancaster, TX	3.0	2.0	1651	$1,995	$1.21	25d	1	0.71mi
830 Bordner Dr Lancaster, TX	3.0	2.0	1821	$2,300	$1.26	14d	1	0.71mi
1308 Devine Dr Lancaster, TX	4.0	2.0	1568	$2,350	$1.50	44d	1	0.72mi
721 Lindenwood Dr Lancaster, TX	3.0	2.0	1606	$1,895	$1.18	8d	1	0.79mi
721 Lindenwood Dr Lancaster, TX	3.0	2.0	1606	$1,895	$1.18	16d	1	0.79mi
1811 Kings Cross Dr Lancaster, TX	4.0	2.0	1812	$2,200	$1.21	25d	1	0.84mi
1555 Willowbrook St Lancaster, TX	3.0	2.0	1544	$1,759	$1.14	23d	1	0.85mi
1424 Chapman Dr Lancaster, TX	3.0	2.0	1820	$2,099	$1.15	25d	1	0.87mi
1942 Ryder Dr Lancaster, TX	4.0	2.0	1824	$2,200	$1.21	0d	1	0.93mi
509 Arbor Ln Lancaster, TX	3.0	2.0	1494	$1,875	$1.26	44d	1	0.94mi
1934 Mosley Dr Lancaster, TX	4.0	2.0	1754	$2,099	$1.20	25d	1	0.97mi
900 Diann Cir Lancaster, TX	3.0	2.0	2247	$2,500	$1.11	0d	1	1.00mi
1910 Jasmine Dr Lancaster, TX	3.0	2.5	2183	$2,480	$1.14	25d	1	1.02mi
2617 Arcady Cir Lancaster, TX	3.0	2.0	1361	$1,895	$1.39	0d	1	1.07mi
2617 Arcady Cir Lancaster, TX	3.0	2.0	1361	$1,950	$1.43	44d	1	1.07mi
1314 Roan Dr Lancaster, TX	4.0	2.5	1913	$2,375	$1.24	44d	1	1.09mi
633 Rutgers Dr Lancaster, TX	4.0	2.0	2065	$1,995	$0.97	11d	1	1.09mi
633 Rutgers Dr Lancaster, TX	4.0	2.0	2065	$1,995	$0.97	5d	1	1.09mi
1252 Payne Dr Lancaster, TX	4.0	2.0	1577	$2,239	$1.42	4d	1	1.10mi
2654 Hartford Ln Lancaster, TX	4.0	2.0	1657	$2,015	$1.22	44d	1	1.14mi
1750 Oneal St Lancaster, TX	3.0	2.0	1460	$2,100	$1.44	44d	1	1.17mi
1748 Cansler Ln Lancaster, TX	4.0	2.0	1806	$2,195	$1.22	44d	1	1.20mi
2746 Town North Dr Lancaster, TX	4.0	2.0	1377	$2,000	$1.45	8d	1	1.25mi
834 Apple Valley Dr Lancaster, TX	3.0	2.0	1425	$2,275	$1.60	44d	1	1.26mi
120 E Park Place Dr Lancaster, TX	4.0	1.0	1536	$1,900	$1.24	25d	1	1.31mi

Listing history 36 events

1. 2026-06-21
   days on market $220,000 Active 38 DOM
2. 2026-06-18
   days on market $220,000 Active 35 DOM
3. 2026-06-17
   days on market $220,000 Active 34 DOM
4. 2026-06-16
   days on market $220,000 Active 33 DOM
5. 2026-06-15
   days on market $220,000 Active 32 DOM
6. 2026-06-13
   days on market $220,000 Active 30 DOM
7. 2026-06-09
   days on market $220,000 Active 26 DOM
8. 2026-06-08
   days on market $220,000 Active 25 DOM
9. 2026-06-07
   days on market $220,000 Active 24 DOM
10. 2026-06-04
    days on market $220,000 Active 21 DOM
11. 2026-06-03
    days on market $220,000 Active 20 DOM
12. 2026-06-02
    days on market $220,000 Active 19 DOM
13. 2026-06-01
    days on market $220,000 Active 18 DOM
14. 2026-05-31
    days on market $220,000 Active 17 DOM
15. 2026-05-14
    listed $220,000 Active 620-char remark
16. 2026-03-05
    historical $1,766
17. 2026-02-27
    price $1,766
18. 2026-02-20
    price $1,831
19. 2026-02-13
    price $1,916
20. 2026-01-16
    listed $1,986
21. 2025-02-17
    historical $1,760
22. 2025-02-15
    historical $1,760
23. 2025-02-15
    listed $1,760
24. 2025-02-14
    historical $1,760
25. 2025-01-11
    price $1,760
26. 2025-01-10
    price $1,760
27. 2025-01-05
    price $1,855
28. 2024-12-31
    listed $1,965
29. 2024-12-31
    historical $1,965
30. 2024-12-21
    price $1,965
31. 2024-12-20
    price $1,965
32. 2024-12-05
    price $2,045
33. 2024-12-04
    price $2,045
34. 2024-12-03
    listed $2,100
35. 2024-12-03
    listed $2,100
36. 1979-08-01
    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: $5,675 · $473/mo
• Projected year-2 tax: $5,675 · $473/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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,092
• − Mortgage interest: −$12,323
• − Property taxes: −$5,675
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,167
• − Management: −$2,167
• − Depreciation: −$6,400
• Taxable loss: −$2,742
• Est. tax savings @ 24.0%: +$658
• After-tax cash flow: $1,441/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: Lancaster ISD
• NCES district ID: 4826670
• Math proficiency: 19% ▼ -29.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $52,275
• Composite: 21.41/100
• National rank: #8349
• State rank: #714 of 826 in TX

Livability — Lancaster

• Score: 62/100
• State rank: #926
• US rank: #16461

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lancaster, TX
• County: Dallas County · 2,612,404 people
• City population: 44,142
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 25,097
• Household income: $68,071
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 1462.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 60% Hispanic / Latino 26% Two or more races 12% White 11%
• Hispanic origin (detail): Mexican 20% Puerto Rican 2%
• Common ancestry: Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 80% English-only · Spanish 20%

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: ▲ 3.57%
• Current HPI: 316.7295
• Rent YoY: ▲ 2.96%
• 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

+10376.2% since first listed

22 events — show timeline

• 2026-05-14 Listed $220,000 NTREIS
• 2026-03-05 Rental Removed $1,766 RENTLY
• 2026-02-27 Price Changed $1,766 RENTLY
• 2026-02-20 Price Changed $1,831 RENTLY
• 2026-02-13 Price Changed $1,916 RENTLY
• 2026-01-16 Listed for Rent $1,986 RENTLY
• 2025-02-17 Rental Removed $1,760 RENTLY
• 2025-02-15 Rental Removed $1,760 RENT.
• 2025-02-15 Listed for Rent $1,760 RENTLY
• 2025-02-14 Rental Removed $1,760 NTREIS
• 2025-01-11 Price Changed $1,760 NTREIS
• 2025-01-10 Price Changed $1,760 RENT.
• 2025-01-05 Price Changed $1,855 NTREIS
• 2024-12-31 Listed for Rent $1,965 NTREIS
• 2024-12-31 Rental Removed $1,965 RENTLY
• 2024-12-21 Price Changed $1,965 RENTLY
• 2024-12-20 Price Changed $1,965 RENT.
• 2024-12-05 Price Changed $2,045 RENTLY
• 2024-12-04 Price Changed $2,045 RENT.
• 2024-12-03 Listed for Rent $2,100 RENTLY
• 2024-12-03 Listed for Rent $2,100 RENT.
• 1979-08-01 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $5,675 · -0.2% YoY. Source: county tax records.