201 S Lake Dallas Dr · Lake Dallas, TX 75065

$260,000

3 bd · 2.0 ba · 1,212 sqft · SingleFamily public records · 379 Days on market

Built 1959 0.69 ac lot $215/sqft · at area comps Est $271k · at est.

---

Why this score? — see what drove the D 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 +12.5/30.0
• ARV discount +9.4/15.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Home with Commercial Zoning in Historic Downtown! 1 block from the ACE Hardware building currently under construction. Nestled on a generous .69-acre lot in the heart of historic downtown, this unique property offers incredible flexibility with commercial zoning—perfect for a live or work setup, office space, boutique business, or continued residential use. Surrounded by mature trees and lush greenery, it feels like a private retreat while still offering ample parking for clients, guests, or tenants. The oversized detached garage provides exceptional storage or workshop space, and the recently upgraded HVAC system ensures year-round comfort in the living areas. Whether you're looking to establish a business in a high-visibility location or simply enjoy the character of downtown living, this property blends charm, convenience, and opportunity. Don’t miss your chance to own a piece of history with endless potential! zoned c 3 with an I 35 overlay

Key facts

• Generous lot
• Upgraded hvac system
• Historic downtown

Tags

• HISTORIC DOWNTOWN
• GENEROUS LOT
• OVERSIZED DETACHED GARAGE
• UPGRADED HVAC SYSTEM
• MATURE TREES
• LUSH GREENERY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-36 ($-428/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (18.8% below list).
• Recommended offer: $211k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $8k 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 379 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $165k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $260k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $211,073 (18.8% 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 379 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.81% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

• ARV (median comp): $271,341
• List price: $260,000
• Delta: -4.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Columbia Cir	0.20mi	3/2.0	1,164 (-4%)	0mo	$267,300	$230	84
299 Boliver Ave	0.54mi	3/2.0	1,262 (+4%)	1mo	$275,000	$218	67
5403 Countess Ct	0.48mi	3/2.0	1,218 (+0%)	13mo	$232,000	$190	66
5409 Kings Manor Dr	0.54mi	3/2.0	1,228 (+1%)	10mo	$279,000	$227	64
5513 Pawn Ct	0.63mi	3/2.0	1,186 (-2%)	16mo	$249,900	$211	53
315 Texas Dr	0.54mi	3/2.0	1,273 (+5%)	17mo	$299,000	$235	52
607 Cain St	0.64mi	3/1.0	1,256 (+4%)	10mo	$315,000	$251	52
402 Stockard St	0.64mi	3/2.0	1,320 (+9%)	7mo	$269,900	$204	50
5414 Prince Dr	0.61mi	3/1.5	1,180 (-3%)	23mo	$289,900	$246	46
612 Cain St	0.68mi	3/1.0	1,268 (+5%)	14mo	$255,000	$201	45
233 Adolphus Ave	0.63mi	3/2.0	1,370 (+13%)	6mo	$318,000	$232	44
304 Boliver Ave	0.59mi	3/2.0	1,374 (+13%)	10mo	$299,999	$218	42

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-44,428
• Equity at exit: $38,767

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-41,717
• Equity at exit: $22,480

Cash invested: $72,800 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,111 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$231 /mo · $2,776/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-36

Break-even live

Break-even rent $2,156

Max offer price $253,700

Occupancy floor 97%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1021 Point Vista Rd Hickory Creek, TX	2.0	2.0	1410	$2,277	$1.61	4d	1	0.55mi
5424 Prince Dr Lake Dallas, TX	3.0	2.0	1254	$1,800	$1.44	43d	1	0.62mi
300 E Swisher Rd Lake Dallas, TX	1.0–3.0	1.0–2.0	1037	$2,085	$2.01	2d	8	0.65mi
3300 S Garrison Rd Corinth, TX	1.0–3.0	1.0–2.0	1006	$2,265	$2.25	2d	34	1.11mi
3150 Garrison Rd Corinth, TX	1.0–3.0	1.0–2.0	1024	$1,995	$1.95	2d	18	1.19mi
3156 S Garrison Rd Unit 2016 Corinth, TX	2.0	2.0	1390	$1,515	$1.09	24d	1	1.35mi
3500 FM 2181 Hickory Creek, TX	1.0–3.0	1.0–2.0	1072	$3,092	$2.88	2d	33	1.41mi

Listing history 24 events

1. 2026-06-18
   days on market $260,000 Active 379 DOM
2. 2026-06-17
   pricedays on market $260,000 Active 378 DOM
3. 2026-06-16
   days on market $250,000 Active 377 DOM
4. 2026-06-15
   days on market $250,000 Active 376 DOM
5. 2026-06-13
   statusdays on market $250,000 Active 374 DOM
6. 2026-06-10
   status $250,000 Active Option Contract 370 DOM
7. 2026-06-09
   days on market $250,000 Active 370 DOM
8. 2026-06-08
   days on market $250,000 Active 369 DOM
9. 2026-06-07
   days on market $250,000 Active 368 DOM
10. 2026-06-04
    days on market $250,000 Active 365 DOM
11. 2026-06-03
    days on market $250,000 Active 364 DOM
12. 2026-06-02
    days on market $250,000 Active 363 DOM
13. 2026-06-01
    days on market $250,000 Active 362 DOM
14. 2026-05-31
    days on market $250,000 Active 361 DOM
15. 2026-05-14
    price $400,000 997-char remark

    Show marketing remark (997 chars)

    Charming Home with Commercial Zoning in Historic Downtown! 1 block from the ACE Hardware building currently under construction. Nestled on a generous .69-acre lot in the heart of historic downtown, this unique property offers incredible flexibility with commercial zoning—perfect for a live or work setup, office space, boutique business, or continued residential use. Surrounded by mature trees and lush greenery, it feels like a private retreat while still offering ample parking for clients, guests, or tenants. The oversized detached garage provides exceptional storage or workshop space, and the recently upgraded HVAC system ensures year-round comfort in the living areas. Whether you're looking to establish a business in a high-visibility location or simply enjoy the character of downtown living, this property blends charm, convenience, and opportunity. Don’t miss your chance to own a piece of history with endless potential! zoned c 3 with an I 35 overlay

16. 2025-06-04
    listed $425,000 Active 997-char remark

    Show marketing remark (997 chars)

    Charming Home with Commercial Zoning in Historic Downtown! 1 block from the ACE Hardware building currently under construction. Nestled on a generous .69-acre lot in the heart of historic downtown, this unique property offers incredible flexibility with commercial zoning—perfect for a live or work setup, office space, boutique business, or continued residential use. Surrounded by mature trees and lush greenery, it feels like a private retreat while still offering ample parking for clients, guests, or tenants. The oversized detached garage provides exceptional storage or workshop space, and the recently upgraded HVAC system ensures year-round comfort in the living areas. Whether you're looking to establish a business in a high-visibility location or simply enjoy the character of downtown living, this property blends charm, convenience, and opportunity. Don’t miss your chance to own a piece of history with endless potential! zoned c 3 with an I 35 overlay

17. 2022-10-25
    historical
18. 2022-09-06
    price $375,000
19. 2022-08-03
    price $385,000
20. 2022-07-05
    price $2,950
21. 2022-07-05
    listed $425,000 Active
22. 2022-05-29
    historical
23. 2022-05-23
    listed $425,000 Active
24. 2001-03-15
    soldstatus $85,000

ⓘ 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: $2,776 · $231/mo
• Projected year-2 tax: $4,758 · $396/mo
• Expected delta: +$1,982/yr (+$165/mo · 71.4%)

ⓘ 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 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: $25,329
• − Mortgage interest: −$14,564
• − Property taxes: −$2,776
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − Depreciation: −$7,564
• Taxable loss: −$4,928
• Est. tax savings @ 24.0%: +$1,183
• After-tax cash flow: $755/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

+370.6% since first listed

10 events — show timeline

• 2026-05-14 Price Changed $400,000 NTREIS
• 2025-06-04 Listed $425,000 NTREIS
• 2022-10-25 Listing Removed — NTREIS
• 2022-09-06 Price Changed $375,000 NTREIS
• 2022-08-03 Price Changed $385,000 NTREIS
• 2022-07-05 Price Changed $2,950 RENT.
• 2022-07-05 Listed $425,000 NTREIS
• 2022-05-29 Listing Removed — NTREIS
• 2022-05-23 Listed $425,000 NTREIS
• 2001-03-15 Sold (Public Records) $85,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $2,776 · +12.2% YoY. Source: county tax records.