513 Hunters Glen St · Lewisville, TX 75067

$250,000

2 bd · 2.0 ba · 1,314 sqft · MultiFamily public records · 11 Days on market

Built 1983 4,199 sqft lot

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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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.7/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

MULTIPLE OFFERS! DEADLINE IS MON JAN 21 AT 5PM. Adorable 2 bedroom duplex on cul-de-sac. Home features vaulted ceilings, laminate flooring in living and dining areas. Beautiful White Brick Wood Burning Fireplace! Both bedrooms include large walk in closets and views to the back yard. French doors lead from Master Bedroom to covered patio. Recently updated paint throughout home. Wood Fence replaced in 2017!

Key facts

• New carpet
• Cul-de-sac
• Vaulted ceilings

Tags

• CUL-DE-SAC
• VAULTED CEILINGS
• NEWLY INSTALLED LAMINATE FLOOR
• NEW CARPET
• NEW QUARTZ COUNTERTOP
• WOOD BURNING FIREPLACE

Property features AI

Finance

• Other: Special listing conditions: Standard; Possession at closing/funding; Agent related to owner / Owner is agent; Survey available
• Financial info: Listing terms: Cash, Conventional; Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Carport (1 covered/carport space) and on-street parking with alley access; No garage spaces
• Utilities: City sewer; City water; Sidewalk available; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Attached; Two levels; Built in 1983; Subdivision: QUAILCREST BLK A LOT 22; Restrictions include no smoking, no sublease, no waterbeds, and pet restrictions
• Construction: Brick and siding exterior; Composition/shingle roof; Slab foundation
• Exterior features: Covered patio / rear porch with deck

Interior

• Kitchen: Breakfast bar; Built-in cabinets; Water line to refrigerator; Dishwasher; Disposal; Electric cooktop / electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Primary bedroom on level 1 with walk-in closet(s) and linen closet; Second bedroom on level 2 with walk-in closet(s)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms; Bathrooms include built-in cabinets and dual sinks
• Heating & cooling: Central heating (electric, heat pump); Central air (electric, heat pump); Ceiling fan(s)
• Interior features: Open floorplan; Vaulted ceilings; Walk-in closet(s); 1 living area; 1 dining area; 8 total rooms; Fireplace (brick, living room, wood burning)
• Laundry & utility: Utility room; Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.2% 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: Lakeland El (math 20% / reading 21%, grade F, #3,515 of 4,322 statewide, top 82%, 620 students, 89% FRL) — zoned schools average 89% FRL vs 26% district-wide (63 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 52% district-wide (-31 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; 214 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 41% 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $90k; list at $250k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% 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 $250,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.96%
• DSCR: 1.31
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.86% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-20,242
• Equity at exit: $37,276

10-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-6,333
• Equity at exit: $21,615

Cash invested: $70,000 (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: 214
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $2,669 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$287 /mo · $3,445/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $406

Break-even live

Break-even rent $2,155

Max offer price $250,000

Occupancy floor 80%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,668
Total (2 units)			$2,669

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
513 Hunters Glen St Lewisville, TX	2.0	2.0	1314	$1,950	$1.48	44d	1	0.01mi
502 Harvest Hill St Lewisville, TX	2.0	1.0	1143	$1,895	$1.66	7d	1	0.04mi
541 Hunters Glen St Lewisville, TX	2.0	1.0	1050	$1,675	$1.60	44d	1	0.06mi
557 Hunters Glen St Lewisville, TX	2.0	2.0	1314	$1,800	$1.37	17d	1	0.09mi
601 Harvest Hill St Lewisville, TX	2.0	2.0	1314	$1,950	$1.48	44d	1	0.15mi
602 Prairie Dell St Lewisville, TX	2.0	2.0	1112	$2,265	$2.04	14d	1	0.16mi
712 Ridgecrest Dr Lewisville, TX	3.0	2.0	1128	$1,850	$1.64	44d	1	0.35mi
760 S Edmonds Ln Lewisville, TX	2.0	1.0	753	$1,459	$1.94	5d	1	0.38mi
701 Idlewilde Dr Lewisville, TX	3.0	2.0	1224	$2,100	$1.72	4d	1	0.52mi
436 Degan Ave Lewisville, TX	3.0	2.0	1500	$2,800	$1.87	19d	1	0.58mi
1200 College Pkwy Unit 1233 Lewisville, TX	3.0	2.0	1493	$2,032	$1.36	3d	1	0.58mi
450 S Edna Ave Lewisville, TX	3.0	2.5	1371	$5,000	$3.65	3d	1	0.59mi
1200 College Pkwy Unit 1237 Lewisville, TX	2.0	2.0	996	$1,412	$1.42	3d	1	0.59mi
1112 Kathy Ln Lewisville, TX	2.0	1.5	1116	$1,800	$1.61	15d	1	0.60mi
1118 Kathy Ln Lewisville, TX	2.0	1.5	1280	$1,800	$1.41	44d	1	0.62mi
1124 Kathy Ln Lewisville, TX	2.0	1.5	1149	$1,700	$1.48	17d	1	0.63mi
1124 Kathy Ln Lewisville, TX	2.0	1.5	1149	$1,740	$1.51	44d	1	0.63mi
1200 College Pkwy Lewisville, TX	1.0–3.0	1.0–2.0	1050	$1,604	$1.53	1d	46	0.66mi
828 Pinnacle Cir Lewisville, TX	3.0	2.0	1730	$2,435	$1.41	5d	1	0.66mi
400 W Main St Lewisville, TX	1.0–3.0	1.0–2.0	1000	$2,052	$2.05	3d	39	0.67mi
401 N Old Orchard Ln Unit 3121 Lewisville, TX	3.0	2.0	1351	$2,054	$1.52	12d	1	0.68mi
401 N Old Orchard Ln Unit 3121 Lewisville, TX	3.0	2.0	1351	$2,011	$1.49	3d	1	0.68mi
401 N Old Orchard Ln Unit 2121 Lewisville, TX	2.0	2.0	1187	$1,621	$1.37	3d	1	0.68mi
401 N Old Orchard Ln Unit 438 Lewisville, TX	2.0	2.0	1187	$1,664	$1.40	12d	1	0.68mi
376 W Walters St Lewisville, TX	2.0	1.0	1008	$1,650	$1.64	44d	1	0.74mi
165 N Old Orchard Ln Lewisville, TX	1.0–2.0	1.0–2.0	814	$1,421	$1.75	2d	34	0.74mi
1000 Valley Ridge Blvd Lewisville, TX	2.0–3.0	1.0–2.0	984	$1,009	$1.02	3d	12	0.82mi
1320 Cherry Hill Ln Lewisville, TX	3.0	2.0	1524	$2,250	$1.48	44d	1	0.84mi
1420 Palisades Dr Lewisville, TX	3.0	2.0	1229	$1,924	$1.57	21d	1	0.88mi
1313 Monaco Dr Lewisville, TX	3.0	2.0	1180	$2,195	$1.86	44d	1	0.90mi
321 Fagg Dr Lewisville, TX	1.0	1.5	921	$2,000	$2.17	17d	1	0.92mi
843 Harbor Dr Lewisville, TX	3.0	1.0	1210	$2,000	$1.65	44d	1	0.94mi
1362 Applegate Dr Lewisville, TX	3.0	2.0	1820	$2,285	$1.26	22d	1	0.98mi
1025 Kingston Dr Lewisville, TX	3.0	2.0	1283	$2,300	$1.79	21d	1	1.02mi
324 N Shore Pl Lewisville, TX	3.0	1.5	1160	$2,150	$1.85	21d	1	1.04mi
535 S Mill St Lewisville, TX	2.0	1.0–2.0	827	$2,401	$2.90	2d	25	1.07mi
1324 Iris Ln Lewisville, TX	3.0	2.0	1628	$2,395	$1.47	20d	1	1.07mi
120 Main St Lewisville, TX	1.0–3.0	1.0–2.0	1542	$2,463	$1.60	1d	13	1.08mi
100 E Main St Lewisville, TX	1.0–2.0	1.0–2.0	1071	$2,620	$2.45	2d	17	1.12mi
1420 W Main St Lewisville, TX	2.0	2.0	907	$1,493	$1.65	21d	1	1.13mi

Listing history 12 events

1. 2026-05-22
   historical Active Option Contract
2. 2026-05-19
   listed $250,000 Active
3. 2026-05-04
   price $1,950
4. 2026-04-28
   price $1,850
5. 2026-03-26
   listed $1,900
6. 2019-09-27
   soldstatus
7. 2019-02-15
   soldstatus Sold 410-char remark

   Show marketing remark (410 chars)

   MULTIPLE OFFERS! DEADLINE IS MON JAN 21 AT 5PM. Adorable 2 bedroom duplex on cul-de-sac. Home features vaulted ceilings, laminate flooring in living and dining areas. Beautiful White Brick Wood Burning Fireplace! Both bedrooms include large walk in closets and views to the back yard. French doors lead from Master Bedroom to covered patio. Recently updated paint throughout home. Wood Fence replaced in 2017!

8. 2019-02-15
   soldstatus

   Show marketing remark (410 chars)

   MULTIPLE OFFERS! DEADLINE IS MON JAN 21 AT 5PM. Adorable 2 bedroom duplex on cul-de-sac. Home features vaulted ceilings, laminate flooring in living and dining areas. Beautiful White Brick Wood Burning Fireplace! Both bedrooms include large walk in closets and views to the back yard. French doors lead from Master Bedroom to covered patio. Recently updated paint throughout home. Wood Fence replaced in 2017!

9. 2019-01-29
   status Pending 410-char remark

   Show marketing remark (410 chars)

   MULTIPLE OFFERS! DEADLINE IS MON JAN 21 AT 5PM. Adorable 2 bedroom duplex on cul-de-sac. Home features vaulted ceilings, laminate flooring in living and dining areas. Beautiful White Brick Wood Burning Fireplace! Both bedrooms include large walk in closets and views to the back yard. French doors lead from Master Bedroom to covered patio. Recently updated paint throughout home. Wood Fence replaced in 2017!

10. 2019-01-22
    historical Active Option Contract 410-char remark

    Show marketing remark (410 chars)

    MULTIPLE OFFERS! DEADLINE IS MON JAN 21 AT 5PM. Adorable 2 bedroom duplex on cul-de-sac. Home features vaulted ceilings, laminate flooring in living and dining areas. Beautiful White Brick Wood Burning Fireplace! Both bedrooms include large walk in closets and views to the back yard. French doors lead from Master Bedroom to covered patio. Recently updated paint throughout home. Wood Fence replaced in 2017!

11. 2019-01-12
    listed $175,000 Active 410-char remark

    Show marketing remark (410 chars)

    MULTIPLE OFFERS! DEADLINE IS MON JAN 21 AT 5PM. Adorable 2 bedroom duplex on cul-de-sac. Home features vaulted ceilings, laminate flooring in living and dining areas. Beautiful White Brick Wood Burning Fireplace! Both bedrooms include large walk in closets and views to the back yard. French doors lead from Master Bedroom to covered patio. Recently updated paint throughout home. Wood Fence replaced in 2017!

12. 2001-05-04
    soldstatus $89,900

ⓘ 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: $3,445 · $287/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$1,130/yr (+$94/mo · 32.8%)

ⓘ 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 24% 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: $32,028
• − Mortgage interest: −$14,004
• − Property taxes: −$3,445
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,562
• − Management: −$2,562
• − Depreciation: −$7,273
• Taxable income: $931
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $4,651/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

+178.1% since first listed

12 events — show timeline

• 2026-05-22 Contingent — NTREIS
• 2026-05-19 Listed $250,000 NTREIS
• 2026-05-04 Price Changed $1,950 NTREIS
• 2026-04-28 Price Changed $1,850 NTREIS
• 2026-03-26 Listed for Rent $1,900 NTREIS
• 2019-09-27 Sold (Public Records) — Public Records
• 2019-02-15 Sold (Public Records) — Public Records
• 2019-02-15 Sold (MLS) — NTREIS
• 2019-01-29 Pending — NTREIS
• 2019-01-22 Contingent — NTREIS
• 2019-01-12 Listed $175,000 NTREIS
• 2001-05-04 Sold (Public Records) $89,900 Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,445 · +10.2% YoY. Source: county tax records.