15910 Crosslake Ct · Prosper, TX 75078

$334,900

3 bd · 2.0 ba · 1,442 sqft · SingleFamily public records · 49 Days on market

Built 2008 6,050 sqft lot $232/sqft · 12% below area Est $382k · 12% under $55/mo HOA · 2% of rent

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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).

• ARV discount +13.0/15.0
• Cash flow +7.6/30.0
• Schools +5.6/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful drive-up is just the beginning of this charming home located on a corner lot in the desirable Artesia! Wonderful kitchen with granite & lots of cabinets overlook the covered patio and nice sized back yard. Oversized family room with cozy fireplace & wood floors. Master has luxurious bath with dual sinks, garden tub & walk in closet. All other bedrooms are great sized. Prosper ISD! Enjoy the community pool, playground & trails.

Key facts

• Community amenities
• Covered patio
• Pool

Tags

• CORNER LOT
• COVERED PATIO
• TOP-RATED SCHOOLS
• COMMUNITY AMENITIES
• POOL
• PLAYGROUND

Property features AI

Finance

• Other: Community amenities include jogging/bike path, park, playground, pool, and sidewalks
• Financial info: Financing accepted: Cash, Conventional, FHA, VA
• HOA & community: Mandatory association; Semi-annual HOA fee (includes full use of facilities, grounds maintenance, management fees); HOA managed by Castle Group

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces; Driveway
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Municipal utility district: No
• Home design: Single family residence; Residential property; One story; Built in 2008; Not attached to another unit
• Construction: Brick and rock/stone exterior; Composition roof; Slab foundation; Built in 2008 (preowned)
• Exterior features: Covered porch(es); Gutters; Wood fencing; Corner lot

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator; Breakfast bar
• Bedrooms: Primary bedroom on level 1 (15 x 12); Bedroom on level 1 (11 x 10); Bedroom on level 1 (11 x 10)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Fireplace(s) for supplemental heat; Central air conditioning; Ceiling fan(s); Wood-burning fireplace (1)
• Interior features: Cable TV available; Double vanity in bath; Eat-in kitchen; Granite counters; Walk-in closet(s); 1 living area; 1 dining area; 6 rooms total; One-level home
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room (7 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-396 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (17.6% below list).
• Recommended offer: $265k (20.9% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 2.0% in Prosper — 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 70/100 on livability (#341 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Prosper ISD (rural): math 58% / reading 60% proficiency, ranked #33 of 826 in TX (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Mrs Jerry Bryant El (1,021 students, 12% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: Rents soft (-1.3%/yr); 1343 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).
• This rent is only 17% of the median local income ($197k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 49 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $35k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,963 (20.9% 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 49 days. Have you received any prior offers? Is the seller open to a 21% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.82% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.07%
• DSCR: 0.77
• GRM: 10.1

CMA / ARV

• ARV (median comp): $381,527
• List price: $334,900
• Delta: -12.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15930 Crosslake Ct	0.04mi	3/2.0	1,400 (-3%)	13mo	$370,000	$264	82
15925 Alvarado Dr	0.04mi	3/2.0	1,404 (-3%)	14mo	$385,000	$274	82
16017 Alvarado Dr	0.10mi	3/2.0	1,442 (0%)	17mo	$379,000	$263	81
16024 Alvarado Dr	0.12mi	3/2.0	1,358 (-6%)	12mo	$359,950	$265	75
15912 Alvarado Dr	0.05mi	3/2.0	1,561 (+8%)	12mo	$390,000	$250	74

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -28.7%
• Equity multiple: 0.07×
• Total profit: $-87,368
• Equity at exit: $49,935

10-year hold

• IRR: -49.1%
• Equity multiple: -0.48×
• Total profit: $-138,978
• Equity at exit: $28,956

Cash invested: $93,772 (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 75078

• Home prices YoY: -20.1%
• Rents YoY: -1.3%
• Active inventory: 1343
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,760 high
• Mortgage (P&I): −$1,756
• Tax from tax record: −$625 /mo · $7,501/yr
• Insurance: −$140
• HOA: −$55
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-396

Break-even live

Break-even rent $3,261

Max offer price $264,963

Occupancy floor —

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1720 Medina Ln Prosper, TX	3.0	2.0	1872	$2,495	$1.33	44d	1	0.26mi
634 N Teel Pkwy Prosper, TX	1.0–3.0	1.0–2.0	1121	$2,750	$2.45	1d	41	0.27mi
760 Cavitt Ct Prosper, TX	2.0	2.5	1466	$2,700	$1.84	44d	1	0.74mi
871 Cavitt Ct Prosper, TX	3.0	2.5	1868	$2,999	$1.61	44d	1	0.78mi
811 Mountain Laurel Dr Prosper, TX	3.0	2.5	1760	$3,200	$1.82	44d	1	0.80mi
3810 Elwood Ct Prosper, TX	3.0	2.0	1704	$4,000	$2.35	44d	1	0.85mi
3890 Sand Lily Ln Prosper, TX	3.0	2.0	1704	$2,995	$1.76	44d	1	0.87mi
3750 Dalea Dr Prosper, TX	2.0	2.0	1622	$2,995	$1.85	22d	1	1.00mi

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: pool

Listing history 28 events

1. 2026-06-18
   days on market $334,900 Active 49 DOM
2. 2026-06-17
   days on market $334,900 Active 48 DOM
3. 2026-06-16
   days on market $334,900 Active 47 DOM
4. 2026-06-15
   days on market $334,900 Active 46 DOM
5. 2026-06-13
   pricedays on market $334,900 Active 44 DOM
6. 2026-06-09
   days on market $350,000 Active 40 DOM
7. 2026-06-08
   days on market $350,000 Active 39 DOM
8. 2026-06-07
   days on market $350,000 Active 38 DOM
9. 2026-06-04
   days on market $350,000 Active 35 DOM
10. 2026-06-03
    days on market $350,000 Active 34 DOM
11. 2026-06-02
    days on market $350,000 Active 33 DOM
12. 2026-06-02
    price $350,000 Active 32 DOM
13. 2026-06-01
    days on market $362,400 Active 32 DOM
14. 2026-05-31
    days on market $362,400 Active 31 DOM
15. 2026-05-14
    price $362,400 1064-char remark
16. 2026-04-27
    listed $369,900 Active 1064-char remark
17. 2026-03-14
    historical $2,349
18. 2026-03-13
    listed $2,349
19. 2016-09-30
    soldstatus
20. 2016-09-20
    soldstatus Sold 468-char remark

    Show marketing remark (468 chars)

    Beautiful drive-up is just the beginning of this charming home located on a corner lot in the desirable Artesia! Wonderful kitchen with granite & lots of cabinets overlook the covered patio and nice sized back yard. Oversized family room with cozy fireplace & wood floors. Master has luxurious bath with dual sinks, garden tub & walk in closet. All other bedrooms are great sized. Prosper ISD! Enjoy the community pool, playground & trails.

21. 2016-09-09
    status Pending 468-char remark

    Show marketing remark (468 chars)

    Beautiful drive-up is just the beginning of this charming home located on a corner lot in the desirable Artesia! Wonderful kitchen with granite & lots of cabinets overlook the covered patio and nice sized back yard. Oversized family room with cozy fireplace & wood floors. Master has luxurious bath with dual sinks, garden tub & walk in closet. All other bedrooms are great sized. Prosper ISD! Enjoy the community pool, playground & trails.

22. 2016-08-30
    historical Active Option Contract 468-char remark

    Show marketing remark (468 chars)

    Beautiful drive-up is just the beginning of this charming home located on a corner lot in the desirable Artesia! Wonderful kitchen with granite & lots of cabinets overlook the covered patio and nice sized back yard. Oversized family room with cozy fireplace & wood floors. Master has luxurious bath with dual sinks, garden tub & walk in closet. All other bedrooms are great sized. Prosper ISD! Enjoy the community pool, playground & trails.

23. 2016-08-26
    listed $214,900 Active 468-char remark

    Show marketing remark (468 chars)

    Beautiful drive-up is just the beginning of this charming home located on a corner lot in the desirable Artesia! Wonderful kitchen with granite & lots of cabinets overlook the covered patio and nice sized back yard. Oversized family room with cozy fireplace & wood floors. Master has luxurious bath with dual sinks, garden tub & walk in closet. All other bedrooms are great sized. Prosper ISD! Enjoy the community pool, playground & trails.

24. 2013-08-30
    soldstatus
25. 2013-08-28
    soldstatus Closed

    Show marketing remark (206 chars)

    Absolutely adorable home. Major upgrades, Cabinetry, Tile Flooring, Carpeting, Wood Floors, Granite, Black Appliances. Nice corner lot, Stone accents on exterior. This one is better than new! Dont miss it!

26. 2013-08-05
    status Pending

    Show marketing remark (206 chars)

    Absolutely adorable home. Major upgrades, Cabinetry, Tile Flooring, Carpeting, Wood Floors, Granite, Black Appliances. Nice corner lot, Stone accents on exterior. This one is better than new! Dont miss it!

27. 2013-07-24
    historical Active Option Contract

    Show marketing remark (206 chars)

    Absolutely adorable home. Major upgrades, Cabinetry, Tile Flooring, Carpeting, Wood Floors, Granite, Black Appliances. Nice corner lot, Stone accents on exterior. This one is better than new! Dont miss it!

28. 2013-07-11
    listed $165,000 Active

    Show marketing remark (206 chars)

    Absolutely adorable home. Major upgrades, Cabinetry, Tile Flooring, Carpeting, Wood Floors, Granite, Black Appliances. Nice corner lot, Stone accents on exterior. This one is better than new! Dont miss it!

ⓘ 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: $7,501 · $625/mo
• Projected year-2 tax: $7,501 · $625/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $33,114
• − Mortgage interest: −$18,760
• − Property taxes: −$7,501
• − Insurance: −$1,674
• − Repairs & maintenance: −$2,649
• − Management: −$2,649
• − HOA: −$660
• − Depreciation: −$9,743
• Taxable loss: −$10,522
• Est. tax savings @ 24.0%: +$2,525
• After-tax cash flow: $-2,225/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: Prosper ISD
• NCES district ID: 4836000
• Math proficiency: 58% ▼ -16.00%
• Reading proficiency: 60% ▼ -9.00%
• Median HH income: $107,993
• Composite: 55.79/100
• National rank: #1212
• State rank: #33 of 826 in TX

Livability — Prosper

• Score: 70/100
• State rank: #341
• US rank: #7401

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collin County · 1,159,394 people
• City population: 53,011
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 53,011
• Household income: $196,564
• Rent vs Own: 10.4% rent · 89.6% own
• Severe rent burden: 581.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 59% Hispanic / Latino 14% Asian 14% Two or more races 10% Black 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Slovak 1% Lithuanian 1% Romanian 1%
• Foreign-born: 18% · Canada, China
• Languages at home: 77% English-only · Spanish 8% Other Indo-European 5% Other Asian/Pacific 4%

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: ▼ -72.33%
• Current HPI: 286.9426
• Rent YoY: ▼ -1.29%
• 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

+103.0% since first listed

16 events — show timeline

• 2026-06-11 Price Changed $334,900 NTREIS
• 2026-06-01 Price Changed $350,000 NTREIS
• 2026-05-14 Price Changed $362,400 NTREIS
• 2026-04-27 Listed $369,900 NTREIS
• 2026-03-14 Rental Removed $2,349 Tricon
• 2026-03-13 Listed for Rent $2,349 Tricon
• 2016-09-30 Sold (Public Records) — Public Records
• 2016-09-20 Sold (MLS) — NTREIS
• 2016-09-09 Pending — NTREIS
• 2016-08-30 Contingent — NTREIS
• 2016-08-26 Listed $214,900 NTREIS
• 2013-08-30 Sold (Public Records) — Public Records
• 2013-08-28 Sold (MLS) — NTREIS
• 2013-08-05 Pending — NTREIS
• 2013-07-24 Contingent — NTREIS
• 2013-07-11 Listed $165,000 NTREIS

Property tax history

+4.1%/yr

Latest (2025): $7,501 · -15.5% YoY. Source: county tax records.