3 Oak Village Ct · Trophy Club, TX 76262

$542,000

3 bd · 2.0 ba · 2,433 sqft · SingleFamily public records · 37 Days on market

Built 1983 7,187 sqft lot $223/sqft · at area comps Est $533k · 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 +12.7/30.0
• ARV discount +6.8/15.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• 1% rule +3.5/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare find! Gorgeous views of hole #17 of the Ben Hogan Course at Trophy Club. This lovely Trophy Club home offers 3 bedrooms, 3 bathrooms & an oversized 2 car garage. Trophy Club is currently the #1 safest city in Texas. Freshly painted walls throughout. There is a wall of windows in the living & dining room. The living room offers cabinets, a wet bar & a wood burning fireplace. One bedroom downstairs with a full bathroom, 2 Bedrooms & 2 full bathrooms upstairs. Spacious primary bedroom with an en-suite and access to the balcony. The kitchen has granite countertops, a ton of cabinets & a pantry. There are 2 ovens, 2 cooktops & microwave. Relaxing covered

Key facts

• Wet bar
• En-suite
• Covered patio

Tags

• GORGEOUS VIEWS OF HOLE 17
• WALL OF WINDOWS
• WET BAR
• WOOD BURNING FIREPLACE
• EN-SUITE
• COVERED PATIO

Property features AI

Finance

• Financial info: Listing terms include 1031 Exchange, Conventional, FHA and VA Loan
• HOA & community: No association (none); Community amenities include a community pool, playground and stables

Exterior

• Parking: Attached 2-car garage with garage door opener and garage facing front; 2 garage spaces (approx. 20' wide x 25' long)
• Utilities: Individual water meter; MUD water (Municipal Utility District); Utilities easement for utilities
• Home design: Single-family residence; Two levels; Interior lot; On golf course; Landscaped with few trees; Subdivision location; Irrigation equipment present
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1983
• Exterior features: Balcony; Covered porch(es); Covered patio/porch

Interior

• Kitchen: Granite counters; Natural stone/granite countertops; Breakfast bar; Built-in cabinets; Eat-in kitchen; Pantry; Water line to refrigerator; Dishwasher; Disposal; Electric cooktop; Electric oven; Electric range; Microwave; Convection oven
• Bedrooms: 3 bedrooms total; Primary bedroom upstairs with ensuite bath, dual sinks, separate shower, separate vanities and walk-in closet(s); Split bedroom layout
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; Double vanities in primary
• Heating & cooling: Central heating (electric); Central air (electric); Zoned HVAC; Ceiling fans
• Interior features: Built-in features and cabinets; Cable TV available; Double vanity; Eat-in kitchen; Granite counters; High-speed internet available; Pantry; Vaulted ceilings; Walk-in closets; Wet bar; Bay windows; Window coverings
• Laundry & utility: Utility room with floor drain, sink and built-in cabinets; Full-size washer/dryer area; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $542k.

Deal economics

• At list price, monthly cash flow is $-64 ($-766/yr) — negative.
• To cash-flow at today's rent, offer at most $531k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $462k (14.8% below list).
• Recommended offer: $462k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.5% in Trophy Club — 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 78/100 on livability (#66 in TX, #2,390 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Northwest ISD (rural): math 48% / reading 52% proficiency, ranked #120 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lakeview El (math 75% / reading 68%, grade A-, #117 of 4,322 statewide, top 3%, 547 students, 8% FRL); Medlin Middle (math 66% / reading 61%, grade B+, #115 of 1,662 statewide, top 7%, 991 students, 12% FRL); Byron Nelson H S (math 60% / reading 76%, grade B, #150 of 1,632 statewide, top 10%, 2,809 students, 0% FRL) — zoned schools average 6% FRL vs 22% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 68% at this address vs 50% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Northwest ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 384 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).
• This rent runs 37% of the median local income ($151k/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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Denton County population projected at +66% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($526k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $461,513 (14.8% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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: 0.85% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 9.8

CMA / ARV

• ARV (median comp): $533,452
• List price: $542,000
• Delta: 1.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1134 Sunset Dr	0.28mi	3/2.5	2,379 (-2%)	1mo	$575,000	$242	80
1102 Trophy Club Dr	0.17mi	4/2.0 (+1)	2,527 (+4%)	3mo	$565,000	$224	78
1006 Trophy Club Dr	0.45mi	3/2.0	2,378 (-2%)	1mo	$490,000	$206	75
1128 Sunset Dr	0.29mi	4/2.5 (+1)	2,464 (+1%)	3mo	$490,000	$199	75
3 Avenue Twenty	0.18mi	4/2.0 (+1)	2,216 (-9%)	7mo	$490,000	$221	66
117 Carnoustie Dr	0.24mi	3/2.5	2,147 (-12%)	2mo	$799,000	$372	66
1 Roaring Creek Ct	0.54mi	3/2.5	2,212 (-9%)	8mo	$485,000	$219	51
9 Crooked Creek Ct	0.66mi	4/2.5 (+1)	2,384 (-2%)	10mo	$485,000	$203	51
101 Oakmont Dr	0.47mi	4/2.5 (+1)	2,681 (+10%)	6mo	$589,000	$220	49
7 Lake Forest Ct	0.71mi	4/3.0 (+1)	2,563 (+5%)	4mo	$560,000	$218	45
8 Saint Andrews Ct	0.64mi	3/2.5	2,717 (+12%)	7mo	$674,999	$248	43
2801 Sherwood Dr	0.73mi	2/2.5 (-1)	2,070 (-15%)	8mo	$569,900	$275	28

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 · 0.29% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.31×
• Total profit: $-104,100
• Equity at exit: $80,814

10-year hold

• IRR: -20.5%
• Equity multiple: 0.06×
• Total profit: $-143,316
• Equity at exit: $46,862

Cash invested: $151,760 (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 76262

• Home prices YoY: -30.5%
• Rents YoY: 0.3%
• Active inventory: 384
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $4,615 high
• Mortgage (P&I): −$2,842
• Tax from tax record: −$642 /mo · $7,700/yr
• Insurance: −$226
• HOA: −$0
• Vacancy / Maint / Mgmt: −$969
• Net cashflow: $-64

Break-even live

Break-even rent $4,696

Max offer price $530,718

Occupancy floor 96%

Sensitivity live

Price	-10% $243	-5% $90	+0% $-64	+5% $-217	+10% $-371
Rent	-10% $-428	-5% $-246	+0% $-64	+5% $118	+10% $301
Rate	-1.0pp $209	-0.5pp $74	base $-64	+0.5pp $-204	+1.0pp $-347

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: $135,500
• Closing costs: $16,260
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Summit Cv Trophy Club, TX	3.0	2.0	1927	$2,450	$1.27	7d	1	0.26mi
105 Summit Cv Trophy Club, TX	3.0	2.0	1764	$4,850	$2.75	0d	1	0.30mi
90 Trophy Club Dr Unit 123 Trophy Club, TX	3.0	2.0	1841	$3,985	$2.16	0d	1	0.39mi
100 Claire Dr Roanoke, TX	3.0	3.0	2316	$4,900	$2.12	45d	1	0.53mi
49 Arta Dr Unit 201 Westlake, TX	2.0	2.5	2387	$10,000	$4.19	0d	1	1.00mi
49 Arta Dr Unit 203 Westlake, TX	2.0	2.0	2407	$9,885	$4.11	0d	1	1.00mi
49 Arta Dr Unit 105 Westlake, TX	3.0	3.5	2381	$9,875	$4.15	0d	1	1.00mi
5 Parkway Ct Roanoke, TX	4.0	3.0	2998	$4,000	$1.33	9d	1	1.06mi
76 Cortes Dr Roanoke, TX	3.0	3.5	3140	$13,000	$4.14	45d	1	1.26mi
204 Village Trl Roanoke, TX	4.0	2.0	2862	$4,000	$1.40	45d	1	1.27mi
543 Indian Creek Dr Roanoke, TX	3.0	2.5	2293	$2,750	$1.20	22d	1	1.31mi
207 Pebble Beach Dr Roanoke, TX	3.0	2.5	2883	$3,800	$1.32	45d	1	1.39mi
21 Durango Dr Roanoke, TX	3.0	2.0	1878	$2,650	$1.41	26d	1	1.47mi

Listing history 18 events

1. 2026-06-22
   days on market $542,000 Active 37 DOM
2. 2026-06-18
   days on market $542,000 Active 34 DOM
3. 2026-06-17
   days on market $542,000 Active 33 DOM
4. 2026-06-16
   days on market $542,000 Active 32 DOM
5. 2026-06-15
   days on market $542,000 Active 31 DOM
6. 2026-06-13
   days on market $542,000 Active 29 DOM
7. 2026-06-09
   days on market $542,000 Active 25 DOM
8. 2026-06-08
   days on market $542,000 Active 24 DOM
9. 2026-06-07
   days on market $542,000 Active 23 DOM
10. 2026-06-04
    days on market $542,000 Active 20 DOM
11. 2026-06-03
    days on market $542,000 Active 19 DOM
12. 2026-06-02
    days on market $542,000 Active 18 DOM
13. 2026-06-01
    days on market $542,000 Active 17 DOM
14. 2026-05-31
    days on market $542,000 Active 16 DOM
15. 2026-05-15
    listed $542,000 Active 940-char remark
16. 1997-01-14
    soldstatus
17. 1990-10-12
    soldstatus
18. 1990-09-07
    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: $7,700 · $642/mo
• Projected year-2 tax: $9,919 · $827/mo
• Expected delta: +$2,218/yr (+$185/mo · 28.8%)

ⓘ 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 6/10 Major 27% 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: $55,382
• − Mortgage interest: −$30,360
• − Property taxes: −$7,700
• − Insurance: −$2,710
• − Repairs & maintenance: −$4,431
• − Management: −$4,431
• − Depreciation: −$15,767
• Taxable loss: −$10,017
• Est. tax savings @ 24.0%: +$2,404
• After-tax cash flow: $1,638/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: Northwest ISD
• NCES district ID: 4833180
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $85,315
• Composite: 46.15/100
• National rank: #2504
• State rank: #120 of 826 in TX

Livability — Trophy Club

• Score: 78/100
• State rank: #66
• US rank: #2390

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: Trophy Club, TX
• County: Denton County · 901,654 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 43,620
• Household income: $151,250
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 704.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 15% Two or more races 12% Asian 7% Black 5%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 3% Italian 3% Romanian 2%
• Foreign-born: 12% · Canada, South Korea, Vietnam
• Languages at home: 83% English-only · Spanish 8% Other Indo-European 3% 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: ▼ -119.49%
• Current HPI: 272.8582
• Rent YoY: ▲ 0.29%
• 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

4 events — show timeline

• 2026-05-15 Listed $542,000 NTREIS
• 1997-01-14 Sold (Public Records) — Public Records
• 1990-10-12 Sold (Public Records) — Public Records
• 1990-09-07 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $7,700 · +8.0% YoY. Source: county tax records.