1210 Oakwood Trl · Southlake, TX 76092

$850,000

3 bd · 2.0 ba · 2,676 sqft · SingleFamily public records · 21 Days on market

Built 1977 0.51 ac lot Est $814k · at est.

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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).

• Cash flow +9.7/30.0
• Schools +8.3/10.0
• ARV discount +5.5/15.0
• Livability +3.8/5.0
• DSCR +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled single-story home sitting on just over half an acre in the highly sought Carroll ISD. This 5 bedroom has 4 full baths with an open concept living area, neutral paint, LVP and tile flooring throughout. No carpet. There are tons of windows to enable plenty of natural light. All bathrooms have been remodeled with updated tile, new faucet fixtures & stylish lighting. The chef style kitchen has new cabinets, huge island with storage, granite counter tops, & new SS appliances with gas range, microwave & refrigerator. The laundry room is nice size with folding area, washer & dryer. The property is situated on a corner lot with lots of trees & a huge backyard that is perfect for entertaining & large enough to create your dream oasis. Recently fenced & RV parking added with 50 Amp plug & sewer hook-up. Back yard has additional yard behind the main fenced in area.

Key facts

• Gated rv parking
• Rv hookups
• Roof replaced

Tags

• PRIVATE TREED CORNER LOT
• RV HOOKUPS
• TANKLESS WATER HEATER
• ROOF REPLACED
• NEW WINDOWS SCHEDULED
• GATED RV PARKING

Property features AI

Finance

• Other: Property type: Single Family Residence; Accessory unit: none; Municipal Utility District: No
• Financial info: Listing terms include Cash, Conventional, FHA, VA Loan, and 1031 Exchange
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage with 2 covered spaces, garage door opener, garage faces side; Additional RV access/parking with gated RV area; 2-car single door configuration
• Security: No listed smart home features
• Utilities: City water and city sewer; Individual gas and water meters; Curbs and sidewalk; Underground utilities; Irrigation equipment
• Home design: Single-family residence (one story); Residential property; Entry level: main level; Year built 1977
• Construction: Brick and frame construction; Composition roof; Slab foundation
• Exterior features: Corner lot on a cul-de-sac with landscaped yard; Large backyard with grass and many trees; Sprinkler system; Subdivision location; RV hookup and RV/boat parking; Wood fencing

Interior

• Kitchen: Built-in cabinets; Granite countertops; Kitchen island; Water line to refrigerator; Dishwasher; Disposal; Gas range; Microwave; Tankless water heater
• Bedrooms: 5 bedrooms (all on main level); Primary bedroom with ensuite bath, dual sinks, built-in cabinets and custom closet system
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank
• Bathrooms: 4 full bathrooms; Ensuite baths in multiple bedrooms; Jack & Jill bathroom
• Heating & cooling: Central heating; Fireplace(s) as supplemental heat (gas starter, gas logs); Natural gas heating; Central electric air conditioning
• Interior features: Open floorplan with kitchen island; Granite countertops; Built-in cabinets and features; Decorative lighting; Flat screen wiring; High-speed internet available; Walk-in closets; Two living areas; One dining area; Room count: 11; Levels: One
• Laundry & utility: Laundry on main level with built-in cabinets and granite countertop; Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $850k.

Deal economics

• At list price, monthly cash flow is $-554 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $752k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $656k (22.8% below list).
• Recommended offer: $656k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 1.5% in Southlake — 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 76/100 on livability (#107 in TX, #3,547 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Carroll ISD (suburban): math 84% / reading 83% proficiency, ranked #1 of 826 in TX (top 0%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Carroll El (math 83% / reading 78%, grade A+, #28 of 4,322 statewide, top 1%, 625 students, 0% FRL) — zoned schools at 0% FRL track the district average.
• Market conditions: 283 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 18,938 units permitted in Tarrant County in 2024 (8,336 in 5+ unit buildings).
• This rent runs 32% of the median local income ($250k/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 $6k of loan paydown is wiped out by about $26k of value loss. Plan a longer hold.
• Tarrant County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($837k) is reasonable based on typical stale-listing flexibility.
• 5 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $656,360 (22.8% 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 1977 — 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 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?
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: 0.77% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.79%
• DSCR: 0.88
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $813,504
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1209 Oakwood Trl	0.04mi	4/3.0 (+1)	2,633 (-2%)	18mo	$789,500	$300	71
1206 Oakwood Trl	0.07mi	4/3.0 (+1)	2,923 (+9%)	4mo	$889,000	$304	69
1212 Oakwood Trl	0.02mi	4/3.0 (+1)	2,943 (+10%)	12mo	$675,000	$229	64
801 Helen St	0.49mi	3/3.0	2,353 (-12%)	10mo	$775,000	$329	45
1408 Brighton Ct	0.72mi	4/2.5 (+1)	2,904 (+8%)	2mo	$999,999	$344	43
1308 Oakhurst Dr	0.14mi	4/3.5 (+1)	3,077 (+15%)	22mo	$1,000,000	$325	39
7603 Monticello Pkwy	0.60mi	4/3.5 (+1)	2,955 (+10%)	24mo	$850,000	$288	24

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: -21.0%
• Equity multiple: 0.27×
• Total profit: $-172,998
• Equity at exit: $126,738

10-year hold

• IRR: -14.3%
• Equity multiple: 0.18×
• Total profit: $-196,003
• Equity at exit: $73,492

Cash invested: $238,000 (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 76092

• Home prices YoY: -34.0%
• Active inventory: 283
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $6,564 high
• Mortgage (P&I): −$4,457
• Tax from tax record: −$927 /mo · $11,130/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,378
• Net cashflow: $-554

Break-even live

Break-even rent $7,265

Max offer price $752,154

Occupancy floor —

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 Essex Ct Southlake, TX	4.0	2.5	2748	$5,999	$2.18	7d	1	1.07mi
450 Ginger Ct Southlake, TX	4.0	5.5	3433	$7,500	$2.18	19d	1	1.29mi
250 Glenrose Ct Southlake, TX	3.0	2.5	2804	$6,000	$2.14	2d	1	1.33mi
1020 Highland Oaks Dr Southlake, TX	4.0	3.5	3750	$5,600	$1.49	19d	1	1.37mi
1212 W Murphy Rd Colleyville, TX	3.0	3.0	2056	$5,500	$2.68	1d	1	1.37mi
850 Ginger Ct Southlake, TX	4.0	3.0	3509	$5,600	$1.60	7d	1	1.38mi
7301 Jo Will St Colleyville, TX	4.0	4.0	2200	$4,250	$1.93	10d	1	1.39mi

Listing history 26 events

1. 2026-06-18
   status $850,000 Active 21 DOM
2. 2026-06-18
   days on market $850,000 Active Option Contract 21 DOM
3. 2026-06-17
   days on market $850,000 Active Option Contract 20 DOM
4. 2026-06-16
   days on market $850,000 Active Option Contract 19 DOM
5. 2026-06-15
   days on market $850,000 Active Option Contract 18 DOM
6. 2026-06-13
   days on market $850,000 Active Option Contract 16 DOM
7. 2026-06-09
   days on market $850,000 Active Option Contract 12 DOM
8. 2026-06-08
   days on market $850,000 Active Option Contract 11 DOM
9. 2026-06-07
   days on market $850,000 Active Option Contract 10 DOM
10. 2026-05-11
    listed $850,000 Active
11. 2024-02-05
    soldstatus Closed 920-char remark

    Show marketing remark (920 chars)

    Beautifully remodeled single-story home sitting on just over half an acre in the highly sought Carroll ISD. This 5 bedroom has 4 full baths with an open concept living area, neutral paint, LVP and tile flooring throughout. No carpet. There are tons of windows to enable plenty of natural light. All bathrooms have been remodeled with updated tile, new faucet fixtures & stylish lighting. The chef style kitchen has new cabinets, huge island with storage, granite counter tops, & new SS appliances with gas range, microwave & refrigerator. The laundry room is nice size with folding area, washer & dryer. The property is situated on a corner lot with lots of trees & a huge backyard that is perfect for entertaining & large enough to create your dream oasis. Recently fenced & RV parking added with 50 Amp plug & sewer hook-up. Back yard has additional yard behind the main fenced in area.

12. 2024-02-05
    soldstatus

    Show marketing remark (920 chars)

    Beautifully remodeled single-story home sitting on just over half an acre in the highly sought Carroll ISD. This 5 bedroom has 4 full baths with an open concept living area, neutral paint, LVP and tile flooring throughout. No carpet. There are tons of windows to enable plenty of natural light. All bathrooms have been remodeled with updated tile, new faucet fixtures & stylish lighting. The chef style kitchen has new cabinets, huge island with storage, granite counter tops, & new SS appliances with gas range, microwave & refrigerator. The laundry room is nice size with folding area, washer & dryer. The property is situated on a corner lot with lots of trees & a huge backyard that is perfect for entertaining & large enough to create your dream oasis. Recently fenced & RV parking added with 50 Amp plug & sewer hook-up. Back yard has additional yard behind the main fenced in area.

13. 2024-01-25
    status Pending 920-char remark

    Show marketing remark (920 chars)

    Beautifully remodeled single-story home sitting on just over half an acre in the highly sought Carroll ISD. This 5 bedroom has 4 full baths with an open concept living area, neutral paint, LVP and tile flooring throughout. No carpet. There are tons of windows to enable plenty of natural light. All bathrooms have been remodeled with updated tile, new faucet fixtures & stylish lighting. The chef style kitchen has new cabinets, huge island with storage, granite counter tops, & new SS appliances with gas range, microwave & refrigerator. The laundry room is nice size with folding area, washer & dryer. The property is situated on a corner lot with lots of trees & a huge backyard that is perfect for entertaining & large enough to create your dream oasis. Recently fenced & RV parking added with 50 Amp plug & sewer hook-up. Back yard has additional yard behind the main fenced in area.

14. 2024-01-04
    historical Active Option Contract 920-char remark

    Show marketing remark (920 chars)

    Beautifully remodeled single-story home sitting on just over half an acre in the highly sought Carroll ISD. This 5 bedroom has 4 full baths with an open concept living area, neutral paint, LVP and tile flooring throughout. No carpet. There are tons of windows to enable plenty of natural light. All bathrooms have been remodeled with updated tile, new faucet fixtures & stylish lighting. The chef style kitchen has new cabinets, huge island with storage, granite counter tops, & new SS appliances with gas range, microwave & refrigerator. The laundry room is nice size with folding area, washer & dryer. The property is situated on a corner lot with lots of trees & a huge backyard that is perfect for entertaining & large enough to create your dream oasis. Recently fenced & RV parking added with 50 Amp plug & sewer hook-up. Back yard has additional yard behind the main fenced in area.

15. 2023-12-29
    status Active 920-char remark

    Show marketing remark (920 chars)

    Beautifully remodeled single-story home sitting on just over half an acre in the highly sought Carroll ISD. This 5 bedroom has 4 full baths with an open concept living area, neutral paint, LVP and tile flooring throughout. No carpet. There are tons of windows to enable plenty of natural light. All bathrooms have been remodeled with updated tile, new faucet fixtures & stylish lighting. The chef style kitchen has new cabinets, huge island with storage, granite counter tops, & new SS appliances with gas range, microwave & refrigerator. The laundry room is nice size with folding area, washer & dryer. The property is situated on a corner lot with lots of trees & a huge backyard that is perfect for entertaining & large enough to create your dream oasis. Recently fenced & RV parking added with 50 Amp plug & sewer hook-up. Back yard has additional yard behind the main fenced in area.

16. 2023-12-16
    historical Active Option Contract 920-char remark

    Show marketing remark (920 chars)

    Beautifully remodeled single-story home sitting on just over half an acre in the highly sought Carroll ISD. This 5 bedroom has 4 full baths with an open concept living area, neutral paint, LVP and tile flooring throughout. No carpet. There are tons of windows to enable plenty of natural light. All bathrooms have been remodeled with updated tile, new faucet fixtures & stylish lighting. The chef style kitchen has new cabinets, huge island with storage, granite counter tops, & new SS appliances with gas range, microwave & refrigerator. The laundry room is nice size with folding area, washer & dryer. The property is situated on a corner lot with lots of trees & a huge backyard that is perfect for entertaining & large enough to create your dream oasis. Recently fenced & RV parking added with 50 Amp plug & sewer hook-up. Back yard has additional yard behind the main fenced in area.

17. 2023-12-12
    price $820,000 920-char remark

    Show marketing remark (920 chars)

    Beautifully remodeled single-story home sitting on just over half an acre in the highly sought Carroll ISD. This 5 bedroom has 4 full baths with an open concept living area, neutral paint, LVP and tile flooring throughout. No carpet. There are tons of windows to enable plenty of natural light. All bathrooms have been remodeled with updated tile, new faucet fixtures & stylish lighting. The chef style kitchen has new cabinets, huge island with storage, granite counter tops, & new SS appliances with gas range, microwave & refrigerator. The laundry room is nice size with folding area, washer & dryer. The property is situated on a corner lot with lots of trees & a huge backyard that is perfect for entertaining & large enough to create your dream oasis. Recently fenced & RV parking added with 50 Amp plug & sewer hook-up. Back yard has additional yard behind the main fenced in area.

18. 2023-11-16
    listed $825,000 Active 920-char remark

    Show marketing remark (920 chars)

    Beautifully remodeled single-story home sitting on just over half an acre in the highly sought Carroll ISD. This 5 bedroom has 4 full baths with an open concept living area, neutral paint, LVP and tile flooring throughout. No carpet. There are tons of windows to enable plenty of natural light. All bathrooms have been remodeled with updated tile, new faucet fixtures & stylish lighting. The chef style kitchen has new cabinets, huge island with storage, granite counter tops, & new SS appliances with gas range, microwave & refrigerator. The laundry room is nice size with folding area, washer & dryer. The property is situated on a corner lot with lots of trees & a huge backyard that is perfect for entertaining & large enough to create your dream oasis. Recently fenced & RV parking added with 50 Amp plug & sewer hook-up. Back yard has additional yard behind the main fenced in area.

19. 2023-08-05
    historical
20. 2023-07-16
    price $825,000
21. 2023-06-30
    listed $875,000 Active
22. 2022-07-29
    price $769,000
23. 2022-07-23
    listed $799,000 Active
24. 2021-12-23
    soldstatus
25. 1985-08-05
    soldstatus
26. 1979-09-26
    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: $11,130 · $927/mo
• Projected year-2 tax: $15,555 · $1,296/mo
• Expected delta: +$4,425/yr (+$369/mo · 39.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 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: $78,763
• − Mortgage interest: −$47,613
• − Property taxes: −$11,130
• − Insurance: −$4,250
• − Repairs & maintenance: −$6,301
• − Management: −$6,301
• − Depreciation: −$24,727
• Taxable loss: −$21,559
• Est. tax savings @ 24.0%: +$5,174
• After-tax cash flow: $-1,472/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: Carroll ISD
• NCES district ID: 4813020
• Math proficiency: 84% ▼ -6.00%
• Reading proficiency: 83% ▼ -3.00%
• Median HH income: $176,203
• Composite: 82.64/100
• National rank: #21
• State rank: #1 of 826 in TX

Livability — Southlake

• Score: 76/100
• State rank: #107
• US rank: #3547

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southlake, TX
• County: Tarrant County · 2,033,669 people
• City population: 31,520
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 31,520
• Household income: $250,001
• Rent vs Own: 5.4% rent · 94.6% own
• Severe rent burden: 137.0

Population outlook (Tarrant County) Hauer SSP2

• Today (2025): 2,380,417 people
• By 2030: 2,578,900 · +8.3%
• By 2040: 2,974,995 · +25.0%
• By 2050: 3,350,489 · +40.8%
• By 2075: 4,216,909 · +77.2%
• By 2100: 4,741,527 · +99.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Asian 16% Hispanic / Latino 9% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 5% Chinese 4% Other Indo-European 3%

Political lean MEDSL · Tarrant

• 2024 margin: Lean R (+5.1) · D 46.7% · R 51.9% · Other 1.4%
• 2008→2024 swing: +6.6pp toward D · 2008: -11.7pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+0.2 2016: R+8.7 2012: R+15.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -155.85%
• Current HPI: 302.8677
• Rent YoY: —
• 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

+6.4% since first listed

17 events — show timeline

• 2026-05-11 Listed $850,000 NTREIS
• 2024-02-05 Sold (Public Records) — Public Records
• 2024-02-05 Sold (MLS) — NTREIS
• 2024-01-25 Pending — NTREIS
• 2024-01-04 Contingent — NTREIS
• 2023-12-29 Relisted — NTREIS
• 2023-12-16 Contingent — NTREIS
• 2023-12-12 Price Changed $820,000 NTREIS
• 2023-11-16 Listed $825,000 NTREIS
• 2023-08-05 Listing Removed — NTREIS
• 2023-07-16 Price Changed $825,000 NTREIS
• 2023-06-30 Listed $875,000 NTREIS
• 2022-07-29 Price Changed $769,000 NTREIS
• 2022-07-23 Listed $799,000 NTREIS
• 2021-12-23 Sold (Public Records) — Public Records
• 1985-08-05 Sold (Public Records) — Public Records
• 1979-09-26 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $11,130 · -3.5% YoY. Source: county tax records.