405 Stoneleigh Cir · Lake Dallas, TX 75065

$499,000

5 bd · 3.0 ba · 3,292 sqft · SingleFamily public records · 91 Days on market

Built 1999 8,581 sqft lot $152/sqft · 22% above area Est $409k · 22% over $58/mo HOA

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 405 Stoneleigh Circle, a spacious and beautifully updated residence offering 5 bedrooms, 3 bathrooms, and approximately 3,292 square feet of thoughtfully designed living space on a generously sized lot. Enhanced with numerous updates, this move-in ready home combines comfort, functionality, and modern style in a highly convenient location with quick access to I-35 and the Little Elm Bridge. Inside, a bright open floor plan creates a seamless flow between living, dining, and kitchen areas while large windows bring abundant natural light into nearly every room. Rich wood flooring extends throughout much of the home, adding warmth and timeless appeal. A distinctive staircase with a landing provides architectural character and a welcoming focal point as you enter. The fully updated chef’s kitchen, features top-of-the-line appliances, French door oven with convection and microwave with oven capabilities, quality cabinetry, and generous workspace designed for both everyday living and entertaining. The open layout keeps the kitchen connected to the main living areas, creating an ideal setting for gatherings or quiet evenings at home. Flexible living spaces include a downstairs bedroom that can easily function as a private office, guest room, or additional sleeping area. A large laundry room with utility sink adds convenience and practicality to daily routines. Step outside to enjoy the expansive backyard with attractive landscaping and a newer stained deck that provides an inviting space for relaxing or entertaining outdoors. The oversized lot offers privacy and room to enjoy outdoor activities while still being close to nearby walking and biking trails. With excellent curb appeal, extensive updates, natural light throughout, and a spacious layout designed for modern living, 405 Stoneleigh Circle presents a rare opportunity for buyers seeking a move-in ready home with style, flexibility, and convenient access to major commuting routes, shopping, and recreation.

Key facts

• Newer stained deck
• Large laundry room
• Expansive backyard

Tags

• BRIGHT OPEN FLOOR PLAN
• DISTINCTIVE STAIRCASE
• FULLY UPDATED CHEF'S KITCHEN
• LARGE LAUNDRY ROOM
• EXPANSIVE BACKYARD
• NEWER STAINED DECK

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $6k ($72k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $499k).
• Recommended offer: $454k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.6% 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.
• Market conditions: 130 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $3k of loan paydown is wiped out by about $15k 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 $140k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($454k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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 $180k; list at $499k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $454,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.44% ✓
• Cap rate: 20.65%
• Cash-on-cash: 51.26%
• DSCR: 3.28
• GRM: 3.4

CMA / ARV

• ARV (median comp): $409,201
• List price: $499,000
• Delta: 21.95%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Brookside Dr	0.15mi	4/3.0 (-1)	2,947 (-10%)	20mo	$545,000	$185	54
602 Wedgewood Way	0.20mi	4/3.5 (-1)	2,838 (-14%)	13mo	$539,900	$190	50
116 Deerpath Rd	0.75mi	5/3.5	3,459 (+5%)	9mo	$525,000	$152	47
775 Lacey Oaks Ln	0.58mi	4/2.5 (-1)	2,974 (-10%)	8mo	$425,000	$143	43
4311 Wilmette Dr	0.63mi	4/3.5 (-1)	2,943 (-11%)	6mo	$583,000	$198	41
102 Woodridge Rd	0.67mi	4/3.5 (-1)	2,931 (-11%)	5mo	$549,000	$187	40
749 Cedar Leaf Cir	0.60mi	4/2.5 (-1)	2,878 (-13%)	8mo	$399,990	$139	37
204 Forestview Rd	0.71mi	4/2.5 (-1)	2,929 (-11%)	10mo	$440,000	$150	33
3514 Fairview Dr	0.74mi	4/2.5 (-1)	3,056 (-7%)	23mo	$459,000	$150	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.1%
• Equity multiple: 3.14×
• Total profit: $299,608
• Equity at exit: $74,403

10-year hold

• IRR: 54.7%
• Equity multiple: 6.38×
• Total profit: $751,683
• Equity at exit: $43,144

Cash invested: $139,720 (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: 3.4×

Monthly cashflow live

• Estimated rent: $12,192 medium
• Mortgage (P&I): −$2,617
• Tax from tax record: −$781 /mo · $9,366/yr
• Insurance: −$208
• HOA: −$58
• Vacancy / Maint / Mgmt: −$2,560
• Net cashflow: $5,969

Break-even live

Break-even rent $4,637

Max offer price $499,000

Occupancy floor 46%

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 Stately Oak Ln Lake Dallas, TX	4.0	2.5	2317	$2,850	$1.23	4d	1	0.47mi
210 Briarwood Ln Lake Dallas, TX	4.0	2.5	2650	$3,000	$1.13	44d	1	0.64mi
746 River Oak Way Lake Dallas, TX	5.0	2.5	2864	$8,950	$3.12	22d	1	0.68mi
746 River Oak Way Unit 1029263P Lake Dallas, TX	5.0	2.5	2863	$14,639	$5.11	22d	1	0.68mi
5429 Prince Dr Lake Dallas, TX	5.0	2.5	2565	$2,495	$0.97	11d	1	0.82mi
123 Derby Ln Lake Dallas, TX	4.0	3.0	2535	$2,900	$1.14	8d	1	1.29mi
201 Barkley Dr Unit 1391266P Hickory Creek, TX	4.0	3.0	3239	$15,242	$4.71	24d	1	1.31mi
201 Barkley Dr Lake Dallas, TX	4.0	3.0	3243	$10,500	$3.24	22d	1	1.31mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: landscaping

Listing history 19 events

1. 2026-06-18
   days on market $499,000 Active 91 DOM
2. 2026-06-17
   days on market $499,000 Active 90 DOM
3. 2026-06-16
   days on market $499,000 Active 89 DOM
4. 2026-06-15
   days on market $499,000 Active 88 DOM
5. 2026-06-13
   days on market $499,000 Active 86 DOM
6. 2026-06-09
   days on market $499,000 Active 82 DOM
7. 2026-06-08
   days on market $499,000 Active 81 DOM
8. 2026-06-07
   days on market $499,000 Active 80 DOM
9. 2026-06-04
   days on market $499,000 Active 77 DOM
10. 2026-06-03
    days on market $499,000 Active 76 DOM
11. 2026-06-02
    days on market $499,000 Active 75 DOM
12. 2026-06-01
    days on market $499,000 Active 74 DOM
13. 2026-05-31
    days on market $499,000 Active 73 DOM
14. 2026-05-01
    price $499,000 2005-char remark

    Show marketing remark (2005 chars)

    Welcome to 405 Stoneleigh Circle, a spacious and beautifully updated residence offering 5 bedrooms, 3 bathrooms, and approximately 3,292 square feet of thoughtfully designed living space on a generously sized lot. Enhanced with numerous updates, this move-in ready home combines comfort, functionality, and modern style in a highly convenient location with quick access to I-35 and the Little Elm Bridge. Inside, a bright open floor plan creates a seamless flow between living, dining, and kitchen areas while large windows bring abundant natural light into nearly every room. Rich wood flooring extends throughout much of the home, adding warmth and timeless appeal. A distinctive staircase with a landing provides architectural character and a welcoming focal point as you enter. The fully updated chef’s kitchen, features top-of-the-line appliances, French door oven with convection and microwave with oven capabilities, quality cabinetry, and generous workspace designed for both everyday living and entertaining. The open layout keeps the kitchen connected to the main living areas, creating an ideal setting for gatherings or quiet evenings at home. Flexible living spaces include a downstairs bedroom that can easily function as a private office, guest room, or additional sleeping area. A large laundry room with utility sink adds convenience and practicality to daily routines. Step outside to enjoy the expansive backyard with attractive landscaping and a newer stained deck that provides an inviting space for relaxing or entertaining outdoors. The oversized lot offers privacy and room to enjoy outdoor activities while still being close to nearby walking and biking trails. With excellent curb appeal, extensive updates, natural light throughout, and a spacious layout designed for modern living, 405 Stoneleigh Circle presents a rare opportunity for buyers seeking a move-in ready home with style, flexibility, and convenient access to major commuting routes, shopping, and recreation.

15. 2026-03-19
    listed $510,000 Active 2005-char remark

    Show marketing remark (2005 chars)

    Welcome to 405 Stoneleigh Circle, a spacious and beautifully updated residence offering 5 bedrooms, 3 bathrooms, and approximately 3,292 square feet of thoughtfully designed living space on a generously sized lot. Enhanced with numerous updates, this move-in ready home combines comfort, functionality, and modern style in a highly convenient location with quick access to I-35 and the Little Elm Bridge. Inside, a bright open floor plan creates a seamless flow between living, dining, and kitchen areas while large windows bring abundant natural light into nearly every room. Rich wood flooring extends throughout much of the home, adding warmth and timeless appeal. A distinctive staircase with a landing provides architectural character and a welcoming focal point as you enter. The fully updated chef’s kitchen, features top-of-the-line appliances, French door oven with convection and microwave with oven capabilities, quality cabinetry, and generous workspace designed for both everyday living and entertaining. The open layout keeps the kitchen connected to the main living areas, creating an ideal setting for gatherings or quiet evenings at home. Flexible living spaces include a downstairs bedroom that can easily function as a private office, guest room, or additional sleeping area. A large laundry room with utility sink adds convenience and practicality to daily routines. Step outside to enjoy the expansive backyard with attractive landscaping and a newer stained deck that provides an inviting space for relaxing or entertaining outdoors. The oversized lot offers privacy and room to enjoy outdoor activities while still being close to nearby walking and biking trails. With excellent curb appeal, extensive updates, natural light throughout, and a spacious layout designed for modern living, 405 Stoneleigh Circle presents a rare opportunity for buyers seeking a move-in ready home with style, flexibility, and convenient access to major commuting routes, shopping, and recreation.

16. 2005-09-08
    soldstatus $180,000
17. 2005-09-06
    soldstatus 275-char remark

    Show marketing remark (275 chars)

    5 bedroom, 3 bath, 3 LA, 2EA home on big lot. Wood floors throughout, sprinkler system front/back, gas logs, oversized patio with additional stone patio in private backyard, ceramic tile in nook/kitchen/MBR bath/ utility room. Ceiling fans throughout. This place looks great!

18. 2005-08-10
    historical 275-char remark

    Show marketing remark (275 chars)

    5 bedroom, 3 bath, 3 LA, 2EA home on big lot. Wood floors throughout, sprinkler system front/back, gas logs, oversized patio with additional stone patio in private backyard, ceramic tile in nook/kitchen/MBR bath/ utility room. Ceiling fans throughout. This place looks great!

19. 2005-08-03
    listed $184,990 275-char remark

    Show marketing remark (275 chars)

    5 bedroom, 3 bath, 3 LA, 2EA home on big lot. Wood floors throughout, sprinkler system front/back, gas logs, oversized patio with additional stone patio in private backyard, ceramic tile in nook/kitchen/MBR bath/ utility room. Ceiling fans throughout. This place looks great!

ⓘ 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: $9,366 · $781/mo
• Projected year-2 tax: $9,366 · $781/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $146,308
• − Mortgage interest: −$27,952
• − Property taxes: −$9,366
• − Insurance: −$2,495
• − Repairs & maintenance: −$11,705
• − Management: −$11,705
• − HOA: −$696
• − Depreciation: −$14,516
• Taxable income: $67,874
• Est. tax owed @ 24.0%: −$16,290
• After-tax cash flow: $55,335/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

+169.7% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $499,000 NTREIS
• 2026-03-19 Listed $510,000 NTREIS
• 2005-09-08 Sold (Public Records) $180,000 Public Records
• 2005-09-06 Sold (MLS) — NTREIS
• 2005-08-10 Listing Removed — NTREIS
• 2005-08-03 Listed $184,990 NTREIS

Property tax history

+3.6%/yr

Latest (2025): $9,366 · -1.0% YoY. Source: county tax records.