1125 Hillwood Dr · Lewisville, TX 75067

$259,000

3 bd · 2.0 ba · 1,678 sqft · SingleFamily public records · 12 Days on market

Built 1970 7,318 sqft lot $154/sqft · 15% below area Est $306k · 15% under

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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 +14.4/15.0
• Cash flow +8.9/30.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.7/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Multiple offers received. Seller is calling for highest and best offers by Friday, May 15th @ 5:00 * * Opportunity meets potential at 1125 Hillwood Drive!!! Thoughtfully priced below comparable homes, this Lewisville property offers built-in equity for buyers ready to make it their own. The flexible layout features an expanded living area created by a garage conversion, an oversized pantry for added functionality, and a generously sized primary suite formed by combining two bedrooms, complete with dual closets. Outdoors, a storage shed and additional rear parking, accessible through an upgraded privacy fence adds even more versatility. With cosmetic updates, this home is well-positi

Key facts

• Rear parking
• Garage conversion
• Primary suite

Tags

• GARAGE CONVERSION
• OVERSIZED PANTRY
• PRIMARY SUITE
• DUAL CLOSETS
• STORAGE SHED
• REAR PARKING

Property features AI

Finance

• Other: Personal items and furniture are excluded; many contents negotiable; Possession is negotiable
• Financial info: Listing terms include Cash and Conventional; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Additional parking available; Side-by-side parking
• Security: Audio and video surveillance devices present
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Property not attached; No accessory unit
• Construction: Built in 1970; Brick and siding exterior; Composition/shingle roof; Slab foundation
• Exterior features: Covered rear porch; Covered porch; Wood fencing; Easement for utilities

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bedrooms: Primary bedroom on main level with walk-in closet; Additional bedroom on main level with walk-in closet; Total of 3 bedrooms
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Granite counters; Pantry; Walk-in closets; Plantation shutters; Window coverings; One living area; One dining area; Room count: 3; Levels: One
• Laundry & utility: Full-size washer/dryer area; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-208 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (18.9% below list).
• Recommended offer: $210k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.1% in Lewisville — 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 69/100 on livability (#440 in TX) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime B+; Watch: commute D+, amenities F, health & safety 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: Stem Academy At Hedrick Middle (math 40% / reading 40%, grade F, #646 of 1,662 statewide, top 40%, 850 students, 79% FRL); Lewisville H S (math 33% / reading 41%, grade F, #897 of 1,632 statewide, top 57%, 4,240 students, 67% FRL) — zoned schools average 73% FRL vs 26% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 52% district-wide (-13 pts) — the specific schools serving this property underperform the Lewisville ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 225 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).
• This rent runs 32% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $210,157 (18.9% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 5.33%
• Cash-on-cash: -3.43%
• DSCR: 0.85
• GRM: 10.3

CMA / ARV

• ARV (median comp): $305,596
• List price: $259,000
• Delta: -15.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
954 S Old Orchard Ln	0.21mi	3/2.5	1,651 (-2%)	0mo	$340,000	$206	85
913 Azalia Dr	0.34mi	3/3.0	1,706 (+2%)	2mo	$385,000	$226	76
807 Kathryn Dr	0.43mi	3/2.0	1,744 (+4%)	1mo	$399,900	$229	72
1436 Stella Dr	0.56mi	3/2.0	1,613 (-4%)	1mo	$349,000	$216	67
952 Ramblewood Dr	0.29mi	3/2.0	1,466 (-13%)	2mo	$345,000	$235	64
1716 Creekway Dr	0.72mi	3/2.5	1,698 (+1%)	2mo	$365,000	$215	60
1326 Kingston Dr	0.64mi	4/2.0 (+1)	1,728 (+3%)	0mo	$245,000	$142	60
1326 Dogwood Trl	0.75mi	3/2.0	1,732 (+3%)	1mo	$374,900	$216	58
1332 Marchant Pl	0.49mi	3/2.5	1,522 (-9%)	2mo	$370,000	$243	58
1506 Carnation Dr	0.54mi	3/2.0	1,850 (+10%)	0mo	$344,900	$186	57
1477 Altstatten Ln	0.63mi	3/2.0	1,495 (-11%)	3mo	$319,900	$214	50
1461 Saint Gallen Ln	0.61mi	3/2.0	1,457 (-13%)	0mo	$335,000	$230	49

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 · 0.86% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.18×
• Total profit: $-59,536
• Equity at exit: $38,618

10-year hold

• IRR: -28.2%
• Equity multiple: -0.19×
• Total profit: $-85,955
• Equity at exit: $22,394

Cash invested: $72,520 (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 75067

• Home prices YoY: -22.7%
• Rents YoY: 0.9%
• Active inventory: 225
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,102 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$402 /mo · $4,819/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-208

Break-even live

Break-even rent $2,364

Max offer price $222,343

Occupancy floor —

Sensitivity live

Price	-10% $-61	-5% $-134	+0% $-208	+5% $-281	+10% $-354
Rent	-10% $-374	-5% $-291	+0% $-208	+5% $-124	+10% $-41
Rate	-1.0pp $-77	-0.5pp $-142	base $-208	+0.5pp $-275	+1.0pp $-343

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
940 S Old Orchard Ln Lewisville, TX	3.0	2.0	1492	$2,100	$1.41	20d	1	0.19mi
1025 Kingston Dr Lewisville, TX	3.0	2.0	1283	$2,300	$1.79	23d	1	0.22mi
940 Sylvan Creek Dr Lewisville, TX	3.0	2.0	1506	$2,200	$1.46	17d	1	0.25mi
945 Ramblewood Dr Lewisville, TX	3.0	2.0	1126	$2,295	$2.04	46d	1	0.27mi
905 Boxwood Dr Lewisville, TX	2.0	2.0	1088	$1,895	$1.74	46d	1	0.32mi
941 Azalia Dr Lewisville, TX	3.0	2.5	1614	$2,405	$1.49	17d	1	0.36mi
919 Azalia Dr Lewisville, TX	3.0	2.0	1235	$2,150	$1.74	46d	1	0.36mi
1324 Iris Ln Lewisville, TX	3.0	2.0	1628	$2,395	$1.47	22d	1	0.39mi
1124 Kathy Ln Lewisville, TX	2.0	1.5	1149	$1,700	$1.48	20d	1	0.39mi
1124 Kathy Ln Lewisville, TX	2.0	1.5	1149	$1,740	$1.51	46d	1	0.39mi
1118 Kathy Ln Lewisville, TX	2.0	1.5	1280	$1,800	$1.41	46d	1	0.40mi
1112 Kathy Ln Lewisville, TX	2.0	1.5	1116	$1,800	$1.61	17d	1	0.41mi
901 Elizabeth Dr Lewisville, TX	3.0	2.5	1770	$2,600	$1.47	10d	1	0.49mi
1416 Ross Dr Lewisville, TX	3.0	2.0	1508	$2,400	$1.59	46d	1	0.50mi
701 Idlewilde Dr Lewisville, TX	3.0	2.0	1224	$2,100	$1.72	6d	1	0.51mi
1121 Timberlake Ln Lewisville, TX	3.0	2.0	1833	$2,500	$1.36	21d	1	0.52mi
1504 Carnation Dr Lewisville, TX	4.0	2.0	2080	$2,340	$1.12	10d	1	0.55mi
1514 Carnation Dr Lewisville, TX	3.0	2.0	1699	$2,335	$1.37	15d	1	0.60mi
1420 Palisades Dr Lewisville, TX	3.0	2.0	1229	$1,924	$1.57	23d	1	0.61mi
1362 Applegate Dr Lewisville, TX	3.0	2.0	1820	$2,285	$1.26	24d	1	0.65mi
1508 Barbara Dr Lewisville, TX	3.0	2.5	1478	$1,950	$1.32	46d	1	0.66mi
1709 Circle Creek Dr Lewisville, TX	4.0	2.5	2107	$2,699	$1.28	46d	1	0.67mi
1313 Monaco Dr Lewisville, TX	3.0	2.0	1180	$2,195	$1.86	46d	1	0.67mi
1320 Cherry Hill Ln Lewisville, TX	3.0	2.0	1524	$2,250	$1.48	46d	1	0.71mi
1720 Circle Creek Dr Lewisville, TX	3.0	2.5	1358	$2,250	$1.66	27d	1	0.71mi
3901 Granby Ln Flower Mound, TX	3.0	2.0	1437	$2,200	$1.53	46d	1	0.76mi
401 N Old Orchard Ln Unit 2121 Lewisville, TX	2.0	2.0	1187	$1,664	$1.40	0d	1	0.78mi
401 N Old Orchard Ln Unit 3121 Lewisville, TX	3.0	2.0	1351	$2,054	$1.52	14d	1	0.78mi
401 N Old Orchard Ln Unit 3121 Lewisville, TX	3.0	2.0	1351	$2,054	$1.52	0d	1	0.78mi
401 N Old Orchard Ln Unit 438 Lewisville, TX	2.0	2.0	1187	$1,664	$1.40	14d	1	0.80mi
1331 Overlook Dr Lewisville, TX	3.0	2.5	1741	$2,350	$1.35	4d	1	0.83mi
1331 Overlook Dr Lewisville, TX	3.0	2.5	1741	$2,500	$1.44	46d	1	0.83mi
1453 Ridgecreek Dr Lewisville, TX	3.0	2.5	1551	$2,370	$1.53	22d	1	0.89mi
760 S Edmonds Ln Lewisville, TX	2.0	1.0	753	$1,459	$1.94	7d	1	0.90mi
617 Harvest Hill St Lewisville, TX	2.0	2.0	1112	$1,950	$1.75	2d	1	0.91mi
1113 Wood Creek Cir Flower Mound, TX	4.0	2.0	2174	$2,661	$1.22	46d	1	0.91mi
1200 College Pkwy Lewisville, TX	1.0–3.0	1.0–2.0	1050	$2,108	$2.01	1d	46	0.92mi
557 Hunters Glen St Lewisville, TX	2.0	2.0	1314	$1,800	$1.37	20d	1	0.92mi
601 Harvest Hill St Lewisville, TX	2.0	2.0	1314	$1,950	$1.48	46d	1	0.93mi
541 Hunters Glen St Lewisville, TX	2.0	1.0	1050	$1,675	$1.60	46d	1	0.94mi

Listing history 4 events

1. 2026-05-06
   listed $259,000 Active 736-char remark
2. 2001-05-24
   soldstatus
3. 1993-01-06
   soldstatus
4. 1986-02-04
   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: $4,819 · $402/mo
• Projected year-2 tax: $4,819 · $402/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 · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,219
• − Mortgage interest: −$14,508
• − Property taxes: −$4,819
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − Depreciation: −$7,535
• Taxable loss: −$6,973
• Est. tax savings @ 24.0%: +$1,674
• After-tax cash flow: $-817/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 — Lewisville

• Score: 69/100
• State rank: #440
• US rank: #8991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lewisville, TX
• County: Denton County · 901,654 people
• City population: 84,871
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 66,913
• Household income: $78,752
• Rent vs Own: 60.2% rent · 39.8% own
• Severe rent burden: 3630.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 35% Hispanic / Latino 34% Black 16% Two or more races 16% Asian 11% Native American 1%
• Hispanic origin (detail): Mexican 25% Puerto Rican 2%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 24% · Canada, Philippines, South Korea
• Languages at home: 61% English-only · Spanish 27% Other Asian/Pacific 4% Other Indo-European 2%

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: ▼ -82.21%
• Current HPI: 279.3299
• Rent YoY: ▲ 0.86%
• 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

5 events — show timeline

• 2026-05-19 Pending — NTREIS
• 2026-05-06 Listed $259,000 NTREIS
• 2001-05-24 Sold (Public Records) — Public Records
• 1993-01-06 Sold (Public Records) — Public Records
• 1986-02-04 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $4,819 · -9.8% YoY. Source: county tax records.