4132 Kyles Landing Dr · Hickory Creek, TX 75065

$619,900

4 bd · 3.0 ba · 3,062 sqft · SingleFamily public records · 87 Days on market

Built 2022 Excellent condition 7,884 sqft lot $202/sqft · 8% above area Est $610k · at est. $63/mo HOA ↓ 3% since listing

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.8/15.0
• Condition / age +4.8/5.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must-see home near Lake Lewisville in Sycamore Cove, a limited lakeside Beazer community where new homes are no longer being built. Seller may consider buyer closing cost assistance with an acceptable offer, and a 1-year rate buydown is available for qualified buyers through the preferred lender. Built in December 2022 and set on a private, tree-lined premium lot with no direct rear neighbors, this nearly new home offers 4 bedrooms, 3 baths, a dedicated office, and an enclosed permitted bonus room currently used as a second office and game room that could easily be converted into a 5th bedroom or used as a flex space. Inside, the home features wood floors, open-concept living, dining, and kitchen spaces, abundant cabinetry, granite countertops, and a large peninsula with seating. The floor plan includes the primary suite and an additional bedroom downstairs, with two bedrooms, the bonus room, and a large media room with built-in surround sound upstairs. A 3-car garage with EV charger, smart thermostat, smart oven, and security system with front and rear cameras adds modern convenience, while the remaining 10-year structural warranty provides added peace of mind. Enjoy Sycamore Cove access to nearby Sycamore Bend Park, featuring a boat ramp, park, nature trails, and Lake Lewisville recreation just down the road. The community also offers a pond, fishing dock, scenic green space, and no MUD or PID tax, all tucked away in Hickory Creek with convenient access to I-35E, shopping, dining, Dallas, and DFW Airport.

Key facts

• 3-car garage
• Ev charger
• 7,884 sq ft lot

Tags

• OVERSIZED MEDIA-PLAYROOM
• IN-WALL SURROUND SOUND
• SEPARATE ENCLOSED FLEX ROOM
• OPEN-CONCEPT FLOORPLAN
• 3-CAR GARAGE
• EV CHARGER

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $620k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $6k ($69k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $620k).
• Recommended offer: $583k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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.
• Market conditions: 130 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $4k of loan paydown is wiped out by about $19k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $174k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($583k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $582,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 2.08% ✓
• Cap rate: 17.45%
• Cash-on-cash: 39.85%
• DSCR: 2.77
• GRM: 4.0

CMA / ARV

• ARV (median comp): $610,178
• List price: $619,900
• Delta: 1.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4115 Mountain Laurel Dr	0.10mi	5/4.0 (+1)	3,216 (+5%)	2mo	$615,000	$191	76
4036 Kyles Landing Dr	0.14mi	4/2.5	2,896 (-5%)	10mo	$619,000	$214	74
4007 Kyles Landing Dr	0.22mi	4/3.0	3,060 (-0%)	22mo	$599,990	$196	71
3015 Maynard Rd	0.36mi	3/2.5 (-1)	3,061 (-0%)	12mo	$929,900	$304	66
231 Secretariat Dr	0.49mi	4/3.5	3,399 (+11%)	24mo	$799,999	$235	37
231 Nottingham Trl	0.68mi	3/3.0 (-1)	2,612 (-15%)	7mo	$699,499	$268	33

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: 36.2%
• Equity multiple: 2.54×
• Total profit: $266,951
• Equity at exit: $92,429

10-year hold

• IRR: 42.9%
• Equity multiple: 5.07×
• Total profit: $706,290
• Equity at exit: $53,598

Cash invested: $173,572 (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: 4.0×

Monthly cashflow live

• Estimated rent: $12,872 medium
• Mortgage (P&I): −$3,251
• Tax from tax record: −$833 /mo · $9,994/yr
• Insurance: −$258
• HOA: −$63
• Vacancy / Maint / Mgmt: −$2,703
• Net cashflow: $5,764

Break-even live

Break-even rent $5,576

Max offer price $619,900

Occupancy floor 50%

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: $154,975
• Closing costs: $18,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Derby Ln Lake Dallas, TX	4.0	3.0	2535	$2,900	$1.14	7d	1	1.00mi
1017 Almond St Hickory Creek, TX	4.0	2.0	2103	$2,750	$1.31	16d	1	1.23mi
201 Barkley Dr Unit 1391266P Hickory Creek, TX	4.0	3.0	3239	$15,242	$4.71	24d	1	1.32mi
201 Barkley Dr Lake Dallas, TX	4.0	3.0	3243	$10,500	$3.24	22d	1	1.32mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: security

Listing history 31 events

1. 2026-06-18
   days on market $619,900 Active 87 DOM
2. 2026-06-17
   days on market $619,900 Active 86 DOM
3. 2026-06-16
   days on market $619,900 Active 85 DOM
4. 2026-06-15
   days on market $619,900 Active 84 DOM
5. 2026-06-13
   pricedays on market $619,900 Active 82 DOM
6. 2026-06-09
   days on market $624,900 Active 78 DOM
7. 2026-06-08
   days on market $624,900 Active 77 DOM
8. 2026-06-07
   days on market $624,900 Active 76 DOM
9. 2026-06-04
   days on market $624,900 Active 73 DOM
10. 2026-06-03
    days on market $624,900 Active 72 DOM
11. 2026-06-02
    days on market $624,900 Active 71 DOM
12. 2026-06-01
    days on market $624,900 Active 70 DOM
13. 2026-05-31
    days on market $624,900 Active 69 DOM
14. 2026-05-15
    price $629,900 1532-char remark

    Show marketing remark (1532 chars)

    Must-see home near Lake Lewisville in Sycamore Cove, a limited lakeside Beazer community where new homes are no longer being built. Seller may consider buyer closing cost assistance with an acceptable offer, and a 1-year rate buydown is available for qualified buyers through the preferred lender. Built in December 2022 and set on a private, tree-lined premium lot with no direct rear neighbors, this nearly new home offers 4 bedrooms, 3 baths, a dedicated office, and an enclosed permitted bonus room currently used as a second office and game room that could easily be converted into a 5th bedroom or used as a flex space. Inside, the home features wood floors, open-concept living, dining, and kitchen spaces, abundant cabinetry, granite countertops, and a large peninsula with seating. The floor plan includes the primary suite and an additional bedroom downstairs, with two bedrooms, the bonus room, and a large media room with built-in surround sound upstairs. A 3-car garage with EV charger, smart thermostat, smart oven, and security system with front and rear cameras adds modern convenience, while the remaining 10-year structural warranty provides added peace of mind. Enjoy Sycamore Cove access to nearby Sycamore Bend Park, featuring a boat ramp, park, nature trails, and Lake Lewisville recreation just down the road. The community also offers a pond, fishing dock, scenic green space, and no MUD or PID tax, all tucked away in Hickory Creek with convenient access to I-35E, shopping, dining, Dallas, and DFW Airport.

15. 2026-05-08
    price $634,900 1532-char remark

    Show marketing remark (1532 chars)

    Must-see home near Lake Lewisville in Sycamore Cove, a limited lakeside Beazer community where new homes are no longer being built. Seller may consider buyer closing cost assistance with an acceptable offer, and a 1-year rate buydown is available for qualified buyers through the preferred lender. Built in December 2022 and set on a private, tree-lined premium lot with no direct rear neighbors, this nearly new home offers 4 bedrooms, 3 baths, a dedicated office, and an enclosed permitted bonus room currently used as a second office and game room that could easily be converted into a 5th bedroom or used as a flex space. Inside, the home features wood floors, open-concept living, dining, and kitchen spaces, abundant cabinetry, granite countertops, and a large peninsula with seating. The floor plan includes the primary suite and an additional bedroom downstairs, with two bedrooms, the bonus room, and a large media room with built-in surround sound upstairs. A 3-car garage with EV charger, smart thermostat, smart oven, and security system with front and rear cameras adds modern convenience, while the remaining 10-year structural warranty provides added peace of mind. Enjoy Sycamore Cove access to nearby Sycamore Bend Park, featuring a boat ramp, park, nature trails, and Lake Lewisville recreation just down the road. The community also offers a pond, fishing dock, scenic green space, and no MUD or PID tax, all tucked away in Hickory Creek with convenient access to I-35E, shopping, dining, Dallas, and DFW Airport.

16. 2026-04-24
    price $639,900 1532-char remark

    Show marketing remark (1532 chars)

    Must-see home near Lake Lewisville in Sycamore Cove, a limited lakeside Beazer community where new homes are no longer being built. Seller may consider buyer closing cost assistance with an acceptable offer, and a 1-year rate buydown is available for qualified buyers through the preferred lender. Built in December 2022 and set on a private, tree-lined premium lot with no direct rear neighbors, this nearly new home offers 4 bedrooms, 3 baths, a dedicated office, and an enclosed permitted bonus room currently used as a second office and game room that could easily be converted into a 5th bedroom or used as a flex space. Inside, the home features wood floors, open-concept living, dining, and kitchen spaces, abundant cabinetry, granite countertops, and a large peninsula with seating. The floor plan includes the primary suite and an additional bedroom downstairs, with two bedrooms, the bonus room, and a large media room with built-in surround sound upstairs. A 3-car garage with EV charger, smart thermostat, smart oven, and security system with front and rear cameras adds modern convenience, while the remaining 10-year structural warranty provides added peace of mind. Enjoy Sycamore Cove access to nearby Sycamore Bend Park, featuring a boat ramp, park, nature trails, and Lake Lewisville recreation just down the road. The community also offers a pond, fishing dock, scenic green space, and no MUD or PID tax, all tucked away in Hickory Creek with convenient access to I-35E, shopping, dining, Dallas, and DFW Airport.

17. 2026-04-03
    price $644,900 1532-char remark

    Show marketing remark (1532 chars)

    Must-see home near Lake Lewisville in Sycamore Cove, a limited lakeside Beazer community where new homes are no longer being built. Seller may consider buyer closing cost assistance with an acceptable offer, and a 1-year rate buydown is available for qualified buyers through the preferred lender. Built in December 2022 and set on a private, tree-lined premium lot with no direct rear neighbors, this nearly new home offers 4 bedrooms, 3 baths, a dedicated office, and an enclosed permitted bonus room currently used as a second office and game room that could easily be converted into a 5th bedroom or used as a flex space. Inside, the home features wood floors, open-concept living, dining, and kitchen spaces, abundant cabinetry, granite countertops, and a large peninsula with seating. The floor plan includes the primary suite and an additional bedroom downstairs, with two bedrooms, the bonus room, and a large media room with built-in surround sound upstairs. A 3-car garage with EV charger, smart thermostat, smart oven, and security system with front and rear cameras adds modern convenience, while the remaining 10-year structural warranty provides added peace of mind. Enjoy Sycamore Cove access to nearby Sycamore Bend Park, featuring a boat ramp, park, nature trails, and Lake Lewisville recreation just down the road. The community also offers a pond, fishing dock, scenic green space, and no MUD or PID tax, all tucked away in Hickory Creek with convenient access to I-35E, shopping, dining, Dallas, and DFW Airport.

18. 2026-03-19
    listed $649,900 Active 1532-char remark

    Show marketing remark (1532 chars)

    Must-see home near Lake Lewisville in Sycamore Cove, a limited lakeside Beazer community where new homes are no longer being built. Seller may consider buyer closing cost assistance with an acceptable offer, and a 1-year rate buydown is available for qualified buyers through the preferred lender. Built in December 2022 and set on a private, tree-lined premium lot with no direct rear neighbors, this nearly new home offers 4 bedrooms, 3 baths, a dedicated office, and an enclosed permitted bonus room currently used as a second office and game room that could easily be converted into a 5th bedroom or used as a flex space. Inside, the home features wood floors, open-concept living, dining, and kitchen spaces, abundant cabinetry, granite countertops, and a large peninsula with seating. The floor plan includes the primary suite and an additional bedroom downstairs, with two bedrooms, the bonus room, and a large media room with built-in surround sound upstairs. A 3-car garage with EV charger, smart thermostat, smart oven, and security system with front and rear cameras adds modern convenience, while the remaining 10-year structural warranty provides added peace of mind. Enjoy Sycamore Cove access to nearby Sycamore Bend Park, featuring a boat ramp, park, nature trails, and Lake Lewisville recreation just down the road. The community also offers a pond, fishing dock, scenic green space, and no MUD or PID tax, all tucked away in Hickory Creek with convenient access to I-35E, shopping, dining, Dallas, and DFW Airport.

19. 2022-12-21
    soldstatus Closed 771-char remark

    Show marketing remark (771 chars)

    Spacious open concept with 4 beds, 3 full baths, study, media room, 2 beds and 2 baths down, large walk in attic, oversized covered patio and 3 car garage. The open kitchen, nook, and family room offer great space for entertaining, and the home site offers privacy and a view because it backs to HOA common space. Sycamore Cove provides a very peaceful and secluded setting on top of a lakeside peninsula, it is surrounded by mature oaks and it's a very short walk to Lake Lewisville and Sycamore Bend Park. Sycamore Cove also hosts an impressive 2.04 percent tax rate with no MUD or PID taxes. 10K CC available using Beazer Choice program. Buy your rate down *Days on market is based on start of construction.* * Estimated completion December 2022 - January 2023*

20. 2022-10-26
    status Pending 771-char remark

    Show marketing remark (771 chars)

    Spacious open concept with 4 beds, 3 full baths, study, media room, 2 beds and 2 baths down, large walk in attic, oversized covered patio and 3 car garage. The open kitchen, nook, and family room offer great space for entertaining, and the home site offers privacy and a view because it backs to HOA common space. Sycamore Cove provides a very peaceful and secluded setting on top of a lakeside peninsula, it is surrounded by mature oaks and it's a very short walk to Lake Lewisville and Sycamore Bend Park. Sycamore Cove also hosts an impressive 2.04 percent tax rate with no MUD or PID taxes. 10K CC available using Beazer Choice program. Buy your rate down *Days on market is based on start of construction.* * Estimated completion December 2022 - January 2023*

21. 2022-10-26
    price $633,448 771-char remark

    Show marketing remark (771 chars)

    Spacious open concept with 4 beds, 3 full baths, study, media room, 2 beds and 2 baths down, large walk in attic, oversized covered patio and 3 car garage. The open kitchen, nook, and family room offer great space for entertaining, and the home site offers privacy and a view because it backs to HOA common space. Sycamore Cove provides a very peaceful and secluded setting on top of a lakeside peninsula, it is surrounded by mature oaks and it's a very short walk to Lake Lewisville and Sycamore Bend Park. Sycamore Cove also hosts an impressive 2.04 percent tax rate with no MUD or PID taxes. 10K CC available using Beazer Choice program. Buy your rate down *Days on market is based on start of construction.* * Estimated completion December 2022 - January 2023*

22. 2022-10-25
    price $599,990 771-char remark

    Show marketing remark (771 chars)

    Spacious open concept with 4 beds, 3 full baths, study, media room, 2 beds and 2 baths down, large walk in attic, oversized covered patio and 3 car garage. The open kitchen, nook, and family room offer great space for entertaining, and the home site offers privacy and a view because it backs to HOA common space. Sycamore Cove provides a very peaceful and secluded setting on top of a lakeside peninsula, it is surrounded by mature oaks and it's a very short walk to Lake Lewisville and Sycamore Bend Park. Sycamore Cove also hosts an impressive 2.04 percent tax rate with no MUD or PID taxes. 10K CC available using Beazer Choice program. Buy your rate down *Days on market is based on start of construction.* * Estimated completion December 2022 - January 2023*

23. 2022-10-15
    price $633,448 771-char remark

    Show marketing remark (771 chars)

    Spacious open concept with 4 beds, 3 full baths, study, media room, 2 beds and 2 baths down, large walk in attic, oversized covered patio and 3 car garage. The open kitchen, nook, and family room offer great space for entertaining, and the home site offers privacy and a view because it backs to HOA common space. Sycamore Cove provides a very peaceful and secluded setting on top of a lakeside peninsula, it is surrounded by mature oaks and it's a very short walk to Lake Lewisville and Sycamore Bend Park. Sycamore Cove also hosts an impressive 2.04 percent tax rate with no MUD or PID taxes. 10K CC available using Beazer Choice program. Buy your rate down *Days on market is based on start of construction.* * Estimated completion December 2022 - January 2023*

24. 2022-10-14
    price $643,448 771-char remark

    Show marketing remark (771 chars)

    Spacious open concept with 4 beds, 3 full baths, study, media room, 2 beds and 2 baths down, large walk in attic, oversized covered patio and 3 car garage. The open kitchen, nook, and family room offer great space for entertaining, and the home site offers privacy and a view because it backs to HOA common space. Sycamore Cove provides a very peaceful and secluded setting on top of a lakeside peninsula, it is surrounded by mature oaks and it's a very short walk to Lake Lewisville and Sycamore Bend Park. Sycamore Cove also hosts an impressive 2.04 percent tax rate with no MUD or PID taxes. 10K CC available using Beazer Choice program. Buy your rate down *Days on market is based on start of construction.* * Estimated completion December 2022 - January 2023*

25. 2022-09-30
    price $637,446 771-char remark

    Show marketing remark (771 chars)

    Spacious open concept with 4 beds, 3 full baths, study, media room, 2 beds and 2 baths down, large walk in attic, oversized covered patio and 3 car garage. The open kitchen, nook, and family room offer great space for entertaining, and the home site offers privacy and a view because it backs to HOA common space. Sycamore Cove provides a very peaceful and secluded setting on top of a lakeside peninsula, it is surrounded by mature oaks and it's a very short walk to Lake Lewisville and Sycamore Bend Park. Sycamore Cove also hosts an impressive 2.04 percent tax rate with no MUD or PID taxes. 10K CC available using Beazer Choice program. Buy your rate down *Days on market is based on start of construction.* * Estimated completion December 2022 - January 2023*

26. 2022-09-30
    price $637,646 771-char remark

    Show marketing remark (771 chars)

    Spacious open concept with 4 beds, 3 full baths, study, media room, 2 beds and 2 baths down, large walk in attic, oversized covered patio and 3 car garage. The open kitchen, nook, and family room offer great space for entertaining, and the home site offers privacy and a view because it backs to HOA common space. Sycamore Cove provides a very peaceful and secluded setting on top of a lakeside peninsula, it is surrounded by mature oaks and it's a very short walk to Lake Lewisville and Sycamore Bend Park. Sycamore Cove also hosts an impressive 2.04 percent tax rate with no MUD or PID taxes. 10K CC available using Beazer Choice program. Buy your rate down *Days on market is based on start of construction.* * Estimated completion December 2022 - January 2023*

27. 2022-09-30
    price $637,666 771-char remark

    Show marketing remark (771 chars)

    Spacious open concept with 4 beds, 3 full baths, study, media room, 2 beds and 2 baths down, large walk in attic, oversized covered patio and 3 car garage. The open kitchen, nook, and family room offer great space for entertaining, and the home site offers privacy and a view because it backs to HOA common space. Sycamore Cove provides a very peaceful and secluded setting on top of a lakeside peninsula, it is surrounded by mature oaks and it's a very short walk to Lake Lewisville and Sycamore Bend Park. Sycamore Cove also hosts an impressive 2.04 percent tax rate with no MUD or PID taxes. 10K CC available using Beazer Choice program. Buy your rate down *Days on market is based on start of construction.* * Estimated completion December 2022 - January 2023*

28. 2022-09-30
    price $637,446 771-char remark

    Show marketing remark (771 chars)

    Spacious open concept with 4 beds, 3 full baths, study, media room, 2 beds and 2 baths down, large walk in attic, oversized covered patio and 3 car garage. The open kitchen, nook, and family room offer great space for entertaining, and the home site offers privacy and a view because it backs to HOA common space. Sycamore Cove provides a very peaceful and secluded setting on top of a lakeside peninsula, it is surrounded by mature oaks and it's a very short walk to Lake Lewisville and Sycamore Bend Park. Sycamore Cove also hosts an impressive 2.04 percent tax rate with no MUD or PID taxes. 10K CC available using Beazer Choice program. Buy your rate down *Days on market is based on start of construction.* * Estimated completion December 2022 - January 2023*

29. 2022-09-23
    price $631,813 771-char remark

    Show marketing remark (771 chars)

    Spacious open concept with 4 beds, 3 full baths, study, media room, 2 beds and 2 baths down, large walk in attic, oversized covered patio and 3 car garage. The open kitchen, nook, and family room offer great space for entertaining, and the home site offers privacy and a view because it backs to HOA common space. Sycamore Cove provides a very peaceful and secluded setting on top of a lakeside peninsula, it is surrounded by mature oaks and it's a very short walk to Lake Lewisville and Sycamore Bend Park. Sycamore Cove also hosts an impressive 2.04 percent tax rate with no MUD or PID taxes. 10K CC available using Beazer Choice program. Buy your rate down *Days on market is based on start of construction.* * Estimated completion December 2022 - January 2023*

30. 2022-09-22
    listed $651,813 Active 771-char remark

    Show marketing remark (771 chars)

    Spacious open concept with 4 beds, 3 full baths, study, media room, 2 beds and 2 baths down, large walk in attic, oversized covered patio and 3 car garage. The open kitchen, nook, and family room offer great space for entertaining, and the home site offers privacy and a view because it backs to HOA common space. Sycamore Cove provides a very peaceful and secluded setting on top of a lakeside peninsula, it is surrounded by mature oaks and it's a very short walk to Lake Lewisville and Sycamore Bend Park. Sycamore Cove also hosts an impressive 2.04 percent tax rate with no MUD or PID taxes. 10K CC available using Beazer Choice program. Buy your rate down *Days on market is based on start of construction.* * Estimated completion December 2022 - January 2023*

31. 2022-02-25
    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: $9,994 · $833/mo
• Projected year-2 tax: $11,344 · $945/mo
• Expected delta: +$1,351/yr (+$113/mo · 13.5%)

ⓘ 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 · 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: $154,470
• − Mortgage interest: −$34,724
• − Property taxes: −$9,994
• − Insurance: −$3,100
• − Repairs & maintenance: −$12,358
• − Management: −$12,358
• − HOA: −$756
• − Depreciation: −$18,033
• Taxable income: $63,148
• Est. tax owed @ 24.0%: −$15,155
• After-tax cash flow: $54,016/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This nearly new home in Sycamore Cove is in excellent condition with no visible repairs needed. It offers a spacious layout and a private, tree-lined lot, making it an ideal investment property.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Upgrade lighting fixtures — Enhances curb appeal and interior aesthetics
• Both Install smart home technology — Enhances convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Upgrade lighting fixtures — Enhances curb appeal and interior aesthetics ↑
• Both Install smart home technology — Enhances convenience and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-3.4% since first listed

18 events — show timeline

• 2026-05-15 Price Changed $629,900 NTREIS
• 2026-05-08 Price Changed $634,900 NTREIS
• 2026-04-24 Price Changed $639,900 NTREIS
• 2026-04-03 Price Changed $644,900 NTREIS
• 2026-03-19 Listed $649,900 NTREIS
• 2022-12-21 Sold (MLS) — NTREIS
• 2022-10-26 Pending — NTREIS
• 2022-10-26 Price Changed $633,448 NTREIS
• 2022-10-25 Price Changed $599,990 NTREIS
• 2022-10-15 Price Changed $633,448 NTREIS
• 2022-10-14 Price Changed $643,448 NTREIS
• 2022-09-30 Price Changed $637,446 NTREIS
• 2022-09-30 Price Changed $637,646 NTREIS
• 2022-09-30 Price Changed $637,666 NTREIS
• 2022-09-30 Price Changed $637,446 NTREIS
• 2022-09-23 Price Changed $631,813 NTREIS
• 2022-09-22 Listed $651,813 NTREIS
• 2022-02-25 Sold (Public Records) — Public Records

Property tax history

+93.9%/yr

Latest (2025): $9,994 · -3.1% YoY. Source: county tax records.