1349 Lakeview Dr · Southlake, TX 76092

$1,295,000

5 bd · 4.0 ba · 4,340 sqft · SingleFamily public records · 61 Days on market

Built 1987 1.02 ac lot $298/sqft · 12% below area Est $1466k · 12% under $8/mo HOA

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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 +12.8/15.0
• Schools +8.3/10.0
• Cash flow +8.2/30.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled among winding streets and mature trees, this 4,340 sq ft 5 bedroom custom home with primary and 2nd bedroom on the first floor. The home offers exceptional space, character, and value in one of Southlake’s most sought-after neighborhoods. Soaring ceilings and expansive rooms create an impressive sense of scale, perfect for both everyday living and entertaining. This home sits at the corner of 2 culdesacs. The 3 car garage opens to one and the circle drive off the other culdesac takes you to the front door. Step outside to a private backyard retreat featuring a sparkling pool and spa, beautifully enclosed with wrought iron fencing, all set on a serene 1+ acre lot. No worries with this 50 year Davinci roof. A rare opportunity to own a spacious custom home in a premier location—just minutes from top-rated Carroll ISD schools, Southlake Town Square, and DFW Airport. Kids can catch the school bus at the corner of the lot.

Key facts

• Serene lot
• Wrought iron fencing
• Premier location

Tags

• PRIVATE BACKYARD RETREAT
• WROUGHT IRON FENCING
• SERENE LOT
• PREMIER LOCATION

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $1.29M.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.08M (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $934k (27.9% below list).
• Recommended offer: $934k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 1.4% 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: schools A+, crime A+, employment 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.
• Market conditions: 283 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 45% 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 $9k of loan paydown is wiped out by about $39k 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 61 days — a 6% lower offer ($1.22M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $362k; list at $1.29M implies a 258% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $934,161 (27.9% 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. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.00%
• DSCR: 0.82
• GRM: 11.6

CMA / ARV

• ARV (median comp): $1,466,175
• List price: $1,295,000
• Delta: -11.67%
• 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
1335 Hidden Gln	0.18mi	5/4.0	4,426 (+2%)	9mo	$1,750,000	$395	81
1115 Travis Ct	0.63mi	4/4.0 (-1)	4,278 (-1%)	1mo	$1,673,400	$391	62
1371 Holland Hl	0.28mi	4/3.0 (-1)	3,913 (-10%)	4mo	$1,350,000	$345	58
1340 Meadow Gln	0.49mi	5/5.0	4,620 (+6%)	7mo	$2,799,990	$606	57
1350 Ten Bar Ct	0.44mi	4/3.0 (-1)	3,998 (-8%)	2mo	$1,375,000	$344	56
1211 Cross Timber Dr	0.39mi	4/3.5 (-1)	3,970 (-8%)	8mo	$1,280,000	$322	54
1737 Tuscan Ridge Cir	0.55mi	5/5.0	4,577 (+6%)	10mo	$1,195,000	$261	52
1410 Pecos Dr	0.75mi	4/4.5 (-1)	4,144 (-4%)	2mo	$1,249,000	$301	49
1811 Redwing Ct	0.70mi	5/3.5	4,693 (+8%)	6mo	$1,175,000	$250	47
1640 Tuscan Ridge Cir	0.50mi	4/3.0 (-1)	3,740 (-14%)	2mo	$1,125,000	$301	43
1020 Whittington Pl	0.73mi	5/6.0	4,906 (+13%)	3mo	$2,175,000	$443	34
810 Brazos Dr	0.71mi	4/3.0 (-1)	3,766 (-13%)	3mo	$1,349,000	$358	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: -23.0%
• Equity multiple: 0.21×
• Total profit: $-286,854
• Equity at exit: $193,089

10-year hold

• IRR: -17.6%
• Equity multiple: 0.04×
• Total profit: $-349,173
• Equity at exit: $111,968

Cash invested: $362,600 (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: 11.6×

Monthly cashflow live

• Estimated rent: $9,342 high
• Mortgage (P&I): −$6,791
• Tax from tax record: −$1,249 /mo · $14,988/yr
• Insurance: −$540
• HOA: −$8
• Vacancy / Maint / Mgmt: −$1,962
• Net cashflow: $-1,208

Break-even live

Break-even rent $10,870

Max offer price $1,081,633

Occupancy floor —

Sensitivity live

Price	-10% $-475	-5% $-841	+0% $-1,208	+5% $-1,574	+10% $-1,941
Rent	-10% $-1,946	-5% $-1,577	+0% $-1,208	+5% $-839	+10% $-470
Rate	-1.0pp $-556	-0.5pp $-878	base $-1,208	+0.5pp $-1,543	+1.0pp $-1,885

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: $323,750
• Closing costs: $38,850
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Raven Bend Ct Southlake, TX	4.0	3.0	3019	$6,200	$2.05	25d	1	0.64mi
1713 Water Lily Dr Southlake, TX	5.0	3.5	3503	$6,500	$1.86	44d	1	0.88mi
1015 Brazos Dr Southlake, TX	4.0	3.0	3807	$6,500	$1.71	44d	1	0.94mi
850 Ginger Ct Southlake, TX	4.0	3.0	3509	$5,600	$1.60	8d	1	1.00mi
450 Ginger Ct Southlake, TX	4.0	5.5	3433	$7,500	$2.18	20d	1	1.10mi
1308 Normandy Dr Southlake, TX	4.0	4.5	4158	$6,500	$1.56	25d	1	1.14mi
320 W Highland St Southlake, TX	6.0	5.5	6035	$20,000	$3.31	4d	1	1.24mi
809 Charleston Dr Southlake, TX	5.0	5.5	6320	$13,500	$2.14	25d	1	1.30mi
1107 Normandy Dr Southlake, TX	4.0	4.0	3916	$6,500	$1.66	25d	1	1.32mi
1824 Broken Bend Dr Westlake, TX	4.0	4.5	4270	$15,000	$3.51	44d	1	1.38mi
809 Jamestown Ln Southlake, TX	5.0	5.0	5886	$12,000	$2.04	44d	1	1.43mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-18
   days on market $1,295,000 Active 61 DOM
2. 2026-06-17
   days on market $1,295,000 Active 60 DOM
3. 2026-06-16
   days on market $1,295,000 Active 59 DOM
4. 2026-06-15
   days on market $1,295,000 Active 58 DOM
5. 2026-06-13
   days on market $1,295,000 Active 56 DOM
6. 2026-06-09
   days on market $1,295,000 Active 52 DOM
7. 2026-06-08
   days on market $1,295,000 Active 51 DOM
8. 2026-06-07
   days on market $1,295,000 Active 50 DOM
9. 2026-06-04
   days on market $1,295,000 Active 47 DOM
10. 2026-06-03
    days on market $1,295,000 Active 46 DOM
11. 2026-06-02
    days on market $1,295,000 Active 45 DOM
12. 2026-06-01
    days on market $1,295,000 Active 44 DOM
13. 2026-05-31
    days on market $1,295,000 Active 43 DOM
14. 2026-04-29
    status Active 958-char remark

    Show marketing remark (958 chars)

    Nestled among winding streets and mature trees, this 4,340 sq ft 5 bedroom custom home with primary and 2nd bedroom on the first floor. The home offers exceptional space, character, and value in one of Southlake’s most sought-after neighborhoods. Soaring ceilings and expansive rooms create an impressive sense of scale, perfect for both everyday living and entertaining. This home sits at the corner of 2 culdesacs. The 3 car garage opens to one and the circle drive off the other culdesac takes you to the front door. Step outside to a private backyard retreat featuring a sparkling pool and spa, beautifully enclosed with wrought iron fencing, all set on a serene 1+ acre lot. No worries with this 50 year Davinci roof. A rare opportunity to own a spacious custom home in a premier location—just minutes from top-rated Carroll ISD schools, Southlake Town Square, and DFW Airport. Kids can catch the school bus at the corner of the lot.

15. 2026-04-21
    historical Active Option Contract 958-char remark

    Show marketing remark (958 chars)

    Nestled among winding streets and mature trees, this 4,340 sq ft 5 bedroom custom home with primary and 2nd bedroom on the first floor. The home offers exceptional space, character, and value in one of Southlake’s most sought-after neighborhoods. Soaring ceilings and expansive rooms create an impressive sense of scale, perfect for both everyday living and entertaining. This home sits at the corner of 2 culdesacs. The 3 car garage opens to one and the circle drive off the other culdesac takes you to the front door. Step outside to a private backyard retreat featuring a sparkling pool and spa, beautifully enclosed with wrought iron fencing, all set on a serene 1+ acre lot. No worries with this 50 year Davinci roof. A rare opportunity to own a spacious custom home in a premier location—just minutes from top-rated Carroll ISD schools, Southlake Town Square, and DFW Airport. Kids can catch the school bus at the corner of the lot.

16. 2026-04-16
    listed $1,295,000 Active 958-char remark

    Show marketing remark (958 chars)

    Nestled among winding streets and mature trees, this 4,340 sq ft 5 bedroom custom home with primary and 2nd bedroom on the first floor. The home offers exceptional space, character, and value in one of Southlake’s most sought-after neighborhoods. Soaring ceilings and expansive rooms create an impressive sense of scale, perfect for both everyday living and entertaining. This home sits at the corner of 2 culdesacs. The 3 car garage opens to one and the circle drive off the other culdesac takes you to the front door. Step outside to a private backyard retreat featuring a sparkling pool and spa, beautifully enclosed with wrought iron fencing, all set on a serene 1+ acre lot. No worries with this 50 year Davinci roof. A rare opportunity to own a spacious custom home in a premier location—just minutes from top-rated Carroll ISD schools, Southlake Town Square, and DFW Airport. Kids can catch the school bus at the corner of the lot.

17. 2025-10-13
    historical
18. 2025-09-04
    price $1,395,000
19. 2025-08-08
    listed $1,420,000 Active
20. 2003-01-23
    soldstatus
21. 2002-12-06
    historical
22. 2002-10-03
    listed $389,527
23. 1999-10-01
    soldstatus
24. 1994-06-27
    soldstatus $361,760
25. 1992-11-30
    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: $14,988 · $1,249/mo
• Projected year-2 tax: $23,698 · $1,975/mo
• Expected delta: +$8,711/yr (+$726/mo · 58.1%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $112,099
• − Mortgage interest: −$72,540
• − Property taxes: −$14,988
• − Insurance: −$6,475
• − Repairs & maintenance: −$8,968
• − Management: −$8,968
• − HOA: −$96
• − Depreciation: −$37,673
• Taxable loss: −$37,608
• Est. tax savings @ 24.0%: +$9,026
• After-tax cash flow: $-5,468/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

+258.0% since first listed

12 events — show timeline

• 2026-04-29 Relisted — NTREIS
• 2026-04-21 Contingent — NTREIS
• 2026-04-16 Listed $1,295,000 NTREIS
• 2025-10-13 Listing Removed — NTREIS
• 2025-09-04 Price Changed $1,395,000 NTREIS
• 2025-08-08 Listed $1,420,000 NTREIS
• 2003-01-23 Sold (Public Records) — Public Records
• 2002-12-06 Listing Removed — NTREIS
• 2002-10-03 Listed $389,527 NTREIS
• 1999-10-01 Sold (Public Records) — Public Records
• 1994-06-27 Sold (Public Records) $361,760 Public Records
• 1992-11-30 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $14,988 · +6.2% YoY. Source: county tax records.