2120 Hardy Ln · Flower Mound, TX 75028

$715,000

5 bd · 3.0 ba · 3,356 sqft · SingleFamily public records · 1 Days on market

Built 1998 8,886 sqft lot Est $738k · at est. $69/mo HOA · 1% of rent

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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 +25.9/30.0
• ARV discount +8.9/15.0
• DSCR +8.7/10.0
• 1% rule +7.0/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GORGEOUS 5 bedrm home with great curb appeal!Extensive handscraped hardwoods, soaring ceilings, fresh paint, loads of storage, laundry chute & crown moldings. Kitchen with granite, island, tumbled stone backsplash, ss appliances, gas c-top & island. Master has dual vanities, jetted tub, separate shower. Wall of windows boasts a view of pool, spa w waterfall, arbor covered patio & lush landscaping. Great schools! (2nd bdrm down is same as study) w French drs

Key facts

• Charming landscaping
• Covered patio
• New front door

Tags

• SPARKLING SALTWATER POOL
• COVERED PATIO
• CHARMING LANDSCAPING
• EASY TO MAINTAIN YARD
• TWO NEW HOT WATER HEATERS
• NEW FRONT DOOR

Property features AI

Finance

• Other: Refrigerator excluded from sale but may be negotiable
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Mandatory HOA; Annual HOA fee (paid annually) with management by Accelerated Association Management; HOA fee covers full use of facilities and management fees; Community amenities include pool, tennis courts, sidewalks, curbs, and greenbelt

Exterior

• Parking: Attached 2-car garage (18' wide x 22' long x 9' high) with garage door opener; Covered parking for 2 vehicles; Driveway
• Security: Burglar alarm; Security system; Video surveillance present
• Utilities: City water; City sewer; Natural gas available; individual gas meter; Individual water meter; Underground utilities; Curbs and sidewalks
• Home design: Single family residence; Two stories; Built in 1998; Brick construction; Composition roof; Slab foundation; Located in a subdivision
• Construction: Brick exterior; Composition roof; Slab foundation; Year built: 1998
• Exterior features: Covered porch; Covered patio; Gutters; Exterior lighting; Wood fencing; Sprinkler system; Landscaped yard with few trees; Greenbelt access

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Gas cooktop; Microwave; Convection oven; Ice maker; Granite countertops; Kitchen island; Built-in cabinets; Breakfast bar; Pantry; Plumbed for gas in kitchen; Water line to refrigerator; Vented exhaust fan
• Bedrooms: Five bedrooms total; Primary bedroom on the first floor with dual sinks, separate shower, and walk-in closet; One bedroom on first floor (split bedroom plan); Three bedrooms on second floor
• Flooring: Hardwood; Wood; Tile; Carpet
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating with natural gas and zoned fireplaces; Fireplace(s) (gas logs, gas starter, brick surround); Central air; Electric; Ceiling fans; Attic fan; Zoned HVAC
• Interior features: Vaulted ceilings; Chandeliers and decorative lighting; Cable TV available; High-speed internet available; Bay windows with window coverings; 12 total rooms (includes living, dining, breakfast, utility, etc.); Three living areas; Two dining areas
• Laundry & utility: Washer hookup; Laundry chute; Utility room on first floor

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $715k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $715k).
• Cap rate 9.3% vs local median 2.5% in Flower Mound — 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 71/100 on livability (#317 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.
• Lewisville ISD (suburban): math 49% / reading 54% proficiency, ranked #109 of 826 in TX (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Prairie Trail Elementary (math 57% / reading 64%, grade B-, #385 of 4,322 statewide, top 9%, 643 students, 25% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: Rents soft (-0.2%/yr); 270 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).
• At $8,556/mo this rent would consume 69% of the median local household income ($149k/yr) (locally 779% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y 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 $225k; list at $715k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $715,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.57%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $738,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2132 Hardy Ln	0.04mi	4/3.5 (-1)	3,133 (-7%)	4mo	$705,000	$225	76
1412 Big Falls Dr	0.69mi	5/3.0	3,341 (-0%)	1mo	$663,000	$198	66
1804 Morning Mist Trl	0.34mi	4/3.0 (-1)	3,065 (-9%)	2mo	$575,900	$188	63
1812 Marble Pass Dr	0.52mi	5/4.5	3,454 (+3%)	3mo	$759,000	$220	62
1620 Harvest Glen Dr	0.50mi	4/3.5 (-1)	3,293 (-2%)	8mo	$660,000	$200	60
6002 Valleywood Dr	0.55mi	4/3.5 (-1)	3,229 (-4%)	3mo	$700,000	$217	58
6004 Windridge Ln	0.61mi	5/4.0	3,524 (+5%)	1mo	$785,000	$223	58
6205 Prairie Hill Ln	0.67mi	4/3.0 (-1)	3,600 (+7%)	0mo	$924,000	$257	51
5517 Sweet Roxie Ln	0.50mi	4/4.5 (-1)	3,727 (+11%)	2mo	$1,449,000	$389	45
6000 Windridge Ln	0.61mi	4/3.5 (-1)	3,724 (+11%)	2mo	$765,000	$205	44
6109 Gateridge Dr	0.61mi	4/4.0 (-1)	2,996 (-11%)	2mo	$730,000	$244	43
1717 Stone Crest Dr	0.59mi	5/3.5	3,795 (+13%)	8mo	$670,000	$177	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.86×
• Total profit: $-28,461
• Equity at exit: $106,609

10-year hold

• IRR: 1.9%
• Equity multiple: 1.12×
• Total profit: $23,595
• Equity at exit: $61,820

Cash invested: $200,200 (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 75028

• Home prices YoY: -27.9%
• Rents YoY: -0.2%
• Active inventory: 270
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $8,556 high
• Mortgage (P&I): −$3,750
• Tax from tax record: −$879 /mo · $10,552/yr
• Insurance: −$298
• HOA: −$69
• Vacancy / Maint / Mgmt: −$1,797
• Net cashflow: $1,763

Break-even live

Break-even rent $6,324

Max offer price $715,000

Occupancy floor 74%

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: $178,750
• Closing costs: $21,450
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 Glenbrook St Flower Mound, TX	5.0	2.5	2806	$9,750	$3.47	43d	1	0.31mi
2200 Glenbrook St Unit 1019560P Flower Mound, TX	5.0	2.5	2798	$10,877	$3.89	43d	1	0.31mi
6008 Rock Ridge Dr Flower Mound, TX	4.0	2.5	2502	$3,290	$1.31	7d	1	0.43mi
1905 Devereux Ct Flower Mound, TX	4.0	3.5	3640	$4,225	$1.16	1d	1	0.43mi
2509 Cross Haven Dr Flower Mound, TX	4.0	2.0	2608	$3,200	$1.23	24d	1	0.64mi
6205 Prairie Hill Ln Flower Mound, TX	4.0	3.0	3600	$4,250	$1.18	2d	1	0.64mi
1101 Homestead St Unit 1514794P Flower Mound, TX	4.0	2.5	2346	$9,000	$3.84	21d	1	1.12mi
2216 6th Ave Flower Mound, TX	4.0	3.5	2937	$4,500	$1.53	4d	1	1.20mi
568 Sellmeyer Ln Unit 1019575P Lewisville, TX	4.0	2.5	2723	$15,967	$5.86	21d	1	1.39mi
568 Sellmeyer Ln Lewisville, TX	4.0	2.5	2728	$9,750	$3.57	21d	1	1.39mi

HOA detail

• Monthly dues: $69 · $828/yr
• Likely covers: watergaslandscapingpool

Listing history 2 events

1. 2026-06-18
   remarks 687-char remark
2. 2026-06-18
   listed $715,000 Active 1 DOM

ⓘ 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: $10,552 · $879/mo
• Projected year-2 tax: $13,084 · $1,090/mo
• Expected delta: +$2,533/yr (+$211/mo · 24.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 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: $102,671
• − Mortgage interest: −$40,051
• − Property taxes: −$10,552
• − Insurance: −$3,575
• − Repairs & maintenance: −$8,214
• − Management: −$8,214
• − HOA: −$828
• − Depreciation: −$20,800
• Taxable income: $10,438
• Est. tax owed @ 24.0%: −$2,505
• After-tax cash flow: $18,656/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: Lewisville ISD
• NCES district ID: 4827300
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $82,351
• Composite: 47.1/100
• National rank: #2333
• State rank: #109 of 826 in TX

Livability — Flower Mound

• Score: 71/100
• State rank: #317
• US rank: #7074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flower Mound, TX
• County: Denton County · 901,654 people
• City population: 75,184
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 49,094
• Household income: $149,436
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 779.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Asian 12% Two or more races 10% Black 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 3% Slovak 3% Serbian 3%
• Foreign-born: 14% · Canada, South Korea, China
• Languages at home: 81% English-only · Spanish 7% Other Asian/Pacific 4% Other Indo-European 3%

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: ▼ -107.51%
• Current HPI: 277.7883
• Rent YoY: ▼ -0.25%
• 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

+217.8% since first listed

17 events — show timeline

• 2026-06-18 Listed $715,000 NTREIS
• 2013-04-16 Sold (Public Records) — Public Records
• 2013-04-15 Sold (MLS) — NTREIS
• 2013-03-18 Pending — NTREIS
• 2013-03-11 Contingent — NTREIS
• 2013-03-06 Listed $339,900 NTREIS
• 2011-12-22 Sold (Public Records) — Public Records
• 2011-12-22 Sold (MLS) — NTREIS
• 2011-12-10 Pending — NTREIS
• 2011-11-22 Contingent — NTREIS
• 2011-11-17 Listed $300,000 NTREIS
• 2008-06-09 Sold (Public Records) — Public Records
• 2008-06-04 Sold (MLS) — NTREIS
• 2008-05-23 Listing Removed — NTREIS
• 2008-03-03 Listed $315,000 NTREIS
• 2000-11-13 Sold (Public Records) $225,000 Public Records
• 1998-01-23 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $10,552 · +5.8% YoY. Source: county tax records.