300 Pimlico Dr · Hickory Creek, TX 75065

$859,900

3 bd · 2.0 ba · 3,892 sqft · SingleFamily public records · 25 Days on market

Built 2017 0.38 ac lot $221/sqft · 6% above area Est $825k · at est. $86/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 +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +7.0/10.0
• ARV discount +5.6/15.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lake Lewisville's Premier Lakeside Community offering a Neighborhood lined with neatly manicured oversized yards, trees and Greenbelt space to make you feel relaxed the minute you drive in!! The community is a golf cart friendly space with access to all the parks for the Lake! As you enter you will notice soaring ceilings and a Beautiful view to your Backyard Retreat! The double doors to left of entering home offers multi-generational living space with two seperate bedrooms or living room and private ensuite bath! The home also features a mudroom to house bookbags, shoes and hats! The beautiful staircase leads to fun spaces to enjoy like a game room, media room and the secondary bedrooms!

Key facts

• Lakeside community
• Leisure living pool
• Mudroom

Tags

• LAKESIDE COMMUNITY
• GOLF CART FRIENDLY
• BACKYARD RETREAT
• MUDROOM
• LEISURE LIVING POOL
• WATERFALL FEATURE

Property features AI

Finance

• Other: Easements for utilities; Will not subdivide
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Mandatory association; Annual association fee covers full use of facilities; HOA management: Steeplechase of Hickory Creek; Community features include clubhouse, community pool, pool, lake, fishing, park, greenbelt

Exterior

• Parking: Attached 2-car garage with garage door opener (garage faces front); 2 covered parking spaces; Additional driveway/parking; Concrete driveway
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: City water; City sewer; Individual gas meter; Individual water meter
• Home design: Single family residence; Two stories; Residential property; Smart home features present; Not attached to other properties; Subdivision setting
• Construction: Built in 2017; Brick construction; Composition roof; Slab foundation
• Exterior features: Covered and screened porch(es); Outdoor living center; Gutters; Outdoor lighting; Wood and wrought iron fencing; Sprinkler system; Landscaped yard; Greenbelt

Interior

• Kitchen: Built-in gas range; Gas cooktop; Double oven; Microwave; Dishwasher; Disposal; Granite countertops; Farm sink; Breakfast bar; Kitchen island; Walk-in pantry; Water line to refrigerator; Tankless water heater
• Bedrooms: 5 bedrooms; Primary bedroom on main level; Secondary primary-style bedroom on main level; Guest suite on main level; Additional bedrooms on second level
• Flooring: Carpet; Ceramic tile; Tile
• Bathrooms: 5 bathrooms total (3 full, 2 half); Primary bath with dual sinks, separate shower, separate vanities, linen closet, built-in cabinets, natural stone/granite
• Heating & cooling: Central air; Natural gas heating; ENERGY STAR qualified equipment
• Interior features: Cable TV available; Decorative lighting; Flat screen wiring; High-speed internet available; In-law suite floorplan; Kitchen island; Pantry; Vaulted ceilings; Walk-in closets; Electric shades; Window coverings; Four living areas; One dining area; Total room count: 14; Two levels
• Laundry & utility: Full-size washer/dryer area; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $860k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $860k).
• Recommended offer: $847k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.6% in Hickory Creek — 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 (#238 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• 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.
• Zoned schools: Lake Dallas El (math 30% / reading 32%, grade F, #2,429 of 4,322 statewide, top 57%, 534 students, 63% FRL) — zoned schools average 63% FRL vs 36% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 130 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $6k of loan paydown is wiped out by about $26k 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 25 days — a 2% lower offer ($847k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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.

Risks & watch-outs

• 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 $847,001 (1.5% below list)

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: 9.30%
• Cash-on-cash: 10.73%
• DSCR: 1.48
• GRM: 6.9

CMA / ARV

• ARV (median comp): $825,051
• List price: $859,900
• Delta: 4.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Secretariat Dr	0.19mi	4/3.5 (+1)	3,821 (-2%)	10mo	$925,000	$242	69
110 Stallion Ln	0.07mi	4/4.0 (+1)	3,608 (-7%)	3mo	$839,000	$233	69
217 Pimlico Dr	0.08mi	4/4.5 (+1)	4,103 (+5%)	7mo	$850,000	$207	67
119 Citation Ln	0.26mi	4/3.0 (+1)	3,716 (-4%)	19mo	$805,000	$217	56
4124 Kyles Landing Dr	0.51mi	4/3.5 (+1)	3,679 (-6%)	2mo	$650,000	$177	55
231 Secretariat Dr	0.18mi	4/3.5 (+1)	3,399 (-13%)	24mo	$799,999	$235	40
1106 Ellard Dr	0.63mi	4/3.0 (+1)	3,392 (-13%)	2mo	$1,100,000	$324	38
118 Shadow Creek Ln	0.48mi	4/3.0 (+1)	3,374 (-13%)	19mo	$650,400	$193	31
132 Shadow Creek Ln	0.45mi	4/3.5 (+1)	3,434 (-12%)	21mo	$715,000	$208	31
116 Nora Ln	0.65mi	4/3.5 (+1)	3,367 (-14%)	13mo	$635,000	$189	25

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-2,052
• Equity at exit: $128,214

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $175,529
• Equity at exit: $74,348

Cash invested: $240,772 (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 75065

• Home prices YoY: -6.8%
• Active inventory: 130
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $10,323 medium
• Mortgage (P&I): −$4,509
• Tax from tax record: −$1,049 /mo · $12,589/yr
• Insurance: −$358
• HOA: −$86
• Vacancy / Maint / Mgmt: −$2,168
• Net cashflow: $2,153

Break-even live

Break-even rent $7,598

Max offer price $859,900

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: $214,975
• Closing costs: $25,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Barkley Dr Unit 1391266P Hickory Creek, TX	4.0	3.0	3239	$15,242	$4.71	24d	1	1.10mi
201 Barkley Dr Lake Dallas, TX	4.0	3.0	3243	$10,500	$3.24	21d	1	1.10mi
2701 Clark Dr Corinth, TX	4.0	2.5	2837	$2,495	$0.88	43d	1	1.49mi

HOA detail

• Monthly dues: $86 · $1,032/yr

Listing history 15 events

1. 2026-05-04
   historical Active Option Contract 1922-char remark
2. 2026-04-24
   listed $859,900 Active 1922-char remark
3. 2025-09-29
   historical
4. 2025-07-17
   listed $859,900 Active
5. 2022-11-02
   historical
6. 2022-09-22
   listed $865,000 Active
7. 2018-06-07
   soldstatus
8. 2018-06-06
   soldstatus Sold
9. 2018-05-17
   status Pending
10. 2018-02-07
    price $502,000
11. 2018-01-26
    listed $562,910 Active
12. 2018-01-09
    soldstatus
13. 2017-10-18
    historical
14. 2017-05-18
    listed $551,910 Active
15. 2017-01-06
    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: $12,589 · $1,049/mo
• Projected year-2 tax: $15,736 · $1,311/mo
• Expected delta: +$3,147/yr (+$262/mo · 25.0%)

ⓘ 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 4/10 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: $123,878
• − Mortgage interest: −$48,168
• − Property taxes: −$12,589
• − Insurance: −$4,300
• − Repairs & maintenance: −$9,910
• − Management: −$9,910
• − HOA: −$1,032
• − Depreciation: −$25,015
• Taxable income: $12,954
• Est. tax owed @ 24.0%: −$3,109
• After-tax cash flow: $22,721/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 — Hickory Creek

• Score: 72/100
• State rank: #238
• US rank: #5782

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hickory Creek, TX
• City population: 13,046
• 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

+55.8% since first listed

17 events — show timeline

• 2026-06-11 Sold (MLS) — NTREIS
• 2026-05-19 Pending — NTREIS
• 2026-05-04 Contingent — NTREIS
• 2026-04-24 Listed $859,900 NTREIS
• 2025-09-29 Listing Removed — NTREIS
• 2025-07-17 Listed $859,900 NTREIS
• 2022-11-02 Listing Removed — NTREIS
• 2022-09-22 Listed $865,000 NTREIS
• 2018-06-07 Sold (Public Records) — Public Records
• 2018-06-06 Sold (MLS) — NTREIS
• 2018-05-17 Pending — NTREIS
• 2018-02-07 Price Changed $502,000 NTREIS
• 2018-01-26 Listed $562,910 NTREIS
• 2018-01-09 Sold (Public Records) — Public Records
• 2017-10-18 Listing Removed — NTREIS
• 2017-05-18 Listed $551,910 NTREIS
• 2017-01-06 Sold (Public Records) — Public Records

Property tax history

+26.6%/yr

Latest (2025): $12,589 · +2.7% YoY. Source: county tax records.