713 Harbour Town Dr #1 · Lake Dallas, TX 75065

$129,900

3 bd · 2.5 ba · 1,636 sqft · Condo public records · 19 Days on market

Built 1982 $79/sqft · 54% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property needs a bunch of work! Being sold as-is and will need to be cash or strong conventional loan money. Sellers have never occupied the unit and have limited knowledge of all issues. Check docs for further insight. All bedrooms are upstairs.

Key facts

• 2 parking spots
• Built 1982
• Listed 19 days

Property features AI

Finance

• Other: Subdivision: Lakeside Terrace Condo; County: Denton; Directions: Unit is directly across the street from 722 and 724 Harbour Town; look for sign on Harbour Town. Small building number may be 713.
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: Voluntary association; HOA management contact available (see documents); HOA management phone: [phone]

Exterior

• Parking: 2 carport spaces; Common parking
• Utilities: City water; City sewer; Cable available; Municipal utility district not used
• Home design: Residential condominium; Entry facing not specified; Built in 1982; Condo is not attached
• Construction: Stucco exterior; Year built 1982
• Exterior features: Asphalt surfaces; City water; City sewer; Cable available

Interior

• Kitchen: Dishwasher; Garbage disposal; Kitchen on the 1st level
• Bedrooms: 3 bedrooms (primary bedroom located on the 2nd level)
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Interior features: Cable TV available; Two levels; 6 total rooms; 1 living area; 1 dining area
• Laundry & utility: Utility room on the 1st level (approx. 6 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $972 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 3.8% in Lake Dallas — 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 72/100 on livability (#264 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Lake Dallas ISD (suburban): math 34% / reading 39% proficiency, ranked #413 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lake Dallas El (math 30% / reading 32%, grade F, #2,429 of 4,322 statewide, top 57%, 534 students, 63% FRL) — zoned schools average 63% FRL vs 36% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 130 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $898 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.81% ✓
• Cap rate: 15.27%
• Cash-on-cash: 32.07%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (median comp): $314,801
• List price: $129,900
• Delta: -58.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.1%
• Equity multiple: 2.12×
• Total profit: $40,896
• Equity at exit: $19,369

10-year hold

• IRR: 34.6%
• Equity multiple: 4.17×
• Total profit: $115,459
• Equity at exit: $11,231

Cash invested: $36,372 (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 75065

• Home prices YoY: -6.8%
• Active inventory: 130
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,356 high
• Mortgage (P&I): −$681
• Tax from tax record: −$153 /mo · $1,841/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $972

Break-even live

Break-even rent $1,125

Max offer price $129,900

Occupancy floor 54%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
615 Lake Bridge Dr Lake Dallas, TX	3.0	2.0	1950	$2,550	$1.31	10d	1	0.09mi
517 Highpark Ct Lake Dallas, TX	3.0	2.5	1551	$2,050	$1.32	24d	1	0.33mi
9 Oak Cir Lake Dallas, TX	3.0	2.5	2236	$2,200	$0.98	1d	1	0.53mi
3 Ridge Dr Lake Dallas, TX	4.0	2.0	2074	$2,500	$1.21	18d	1	0.55mi
5424 Prince Dr Lake Dallas, TX	3.0	2.0	1254	$1,800	$1.44	43d	1	0.81mi
5408 Princess Ct Lake Dallas, TX	3.0	2.0	1574	$2,500	$1.59	7d	1	0.86mi
505 Maverick Dr Lake Dallas, TX	3.0	2.0	1852	$2,250	$1.21	43d	1	0.90mi
513 Jefferson Ln Lake Dallas, TX	3.0	2.0	1824	$2,295	$1.26	24d	1	0.99mi
300 E Swisher Rd Lake Dallas, TX	1.0–3.0	1.0–2.0	1037	$2,085	$2.01	2d	8	1.01mi
493 Jefferson Ln Lake Dallas, TX	3.0	2.0	1886	$2,250	$1.19	12d	1	1.02mi
1021 Point Vista Rd Hickory Creek, TX	2.0	2.0	1410	$2,277	$1.61	3d	1	1.33mi
303 Ravenna Rd Lake Dallas, TX	3.0	2.0	1999	$2,500	$1.25	18d	1	1.43mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-07
   statusdays on market $129,900 Pending 19 DOM
2. 2026-06-04
   days on market $129,900 Active Option Contract 18 DOM
3. 2026-06-03
   days on market $129,900 Active Option Contract 17 DOM
4. 2026-06-02
   days on market $129,900 Active Option Contract 16 DOM
5. 2026-06-02
   status $129,900 Active Option Contract 15 DOM
6. 2026-06-01
   days on market $129,900 Active 15 DOM
7. 2026-05-31
   statusdays on market $129,900 Active 14 DOM
8. 2026-05-14
   status Pending 256-char remark
9. 2026-05-07
   historical Active Option Contract 256-char remark
10. 2026-04-29
    listed $129,900 Active 256-char remark
11. 1989-02-27
    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: $1,841 · $153/mo
• Projected year-2 tax: $2,377 · $198/mo
• Expected delta: +$536/yr (+$45/mo · 29.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,266
• − Mortgage interest: −$7,276
• − Property taxes: −$1,841
• − Insurance: −$650
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − Depreciation: −$3,779
• Taxable income: $10,198
• Est. tax owed @ 24.0%: −$2,448
• After-tax cash flow: $9,218/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: Lake Dallas ISD
• NCES district ID: 4826430
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $76,645
• Composite: 34.13/100
• National rank: #5287
• State rank: #413 of 826 in TX

Livability — Lake Dallas

• Score: 72/100
• State rank: #264
• US rank: #6218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Dallas, TX
• Population (ZIP): 13,046

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: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 27% Two or more races 13% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Italian 9% Slovak 2% Serbian 1%
• Foreign-born: 20% · Canada, South Korea, United Kingdom
• Languages at home: 73% English-only · Spanish 21% Korean 2% Other Asian/Pacific 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: ▼ -21.91%
• Current HPI: 300.0981
• Rent YoY: —
• Metro: —
• 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

7 events — show timeline

• 2026-06-05 Pending — NTREIS
• 2026-06-01 Contingent — NTREIS
• 2026-05-30 Relisted — NTREIS
• 2026-05-14 Pending — NTREIS
• 2026-05-07 Contingent — NTREIS
• 2026-04-29 Listed $129,900 NTREIS
• 1989-02-27 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,841 · +2.0% YoY. Source: county tax records.