3022 North Josey Lane #115, Carrollton, TX 75007
Multifamily / apartment
What does [P] mean? Address and location are real public data. Anything marked [P] is a probability-based estimate generated for a typical home like this one – not a record about this exact property. Hover or tap [P] to see how each value is estimated.
Sources: DNCAD county appraisal record · TxGIO / National Address Database · OpenStreetMap buildings · FEMA flood map · USGS elevation · FHFA price index · Texas Dept. of Insurance. Items marked [P] are estimates and are not taken from these sources.
First look at the property
This is a multifamily / apartment in Carrollton, Denton County, with an appraised value of $33,116,000 DNCAD and about 245,538 sq ft of living area. Below is a short read of what speaks for and against it, based on the data on this page.
Strengths
- Modeled price of $135 per sq ft is below the nearby comparable median of $161.
- Appraised value and building facts come from the DNCAD county record, not from a model.
- HVAC age risk looks low on the available data.
Weaknesses
- Property tax of about $629,200 per year ($52,433 per month) is a large running cost.
- Modeled cash flow is negative with 25% down: –$75,872 per month.
- Cap rate of 3.7 % is low compared with typical mortgage rates.
- Building age of 44 years means roof, foundation, plumbing and electrical need a proper inspection.
- Hail / wind is rated high: Roof ~21 yrs old; Texas hail and storm exposure.
Working hypothesis: this looks like a better fit for an owner-occupier than for an investor focused on cash flow. That is a starting point, not a conclusion; the sections below show the numbers behind it.
The five questions
High Foundation
High Cash flow (investor)
See all risks and the due-diligence checklist
Property facts
- Address
- 3022 North Josey Lane #115, Carrollton, TX 75007
- Coordinates
- 32.99652, -96.88609
- Property type
- Multifamily / apartment DNCAD
- Living area
- 245,538 sq ft DNCAD
- Bedrooms
- 1 [P]Probability-based. Derived from the assumed floor plan.
- Bathrooms
- 1 [P]Probability-based. Derived from the assumed floor plan.
- Floors
- 3 [P]Probability-based. Probability-based estimate for a typical home like this one.
- Building footprint
- 93,011 sq ft [P]Probability-based. Probability-based estimate for a typical home like this one.
- Lot size
- 620,469 sq ft DNCAD
- Year built
- 1982 DNCAD
- Building data source
- OpenStreetMap
Parcel, status and occupancy
- County
- Denton County TxGIO all addresses in the county
- Parcel ID (APN)
65064DNCAD- Listing status
- Off-market (no active listing found) [P]Probability-based. No MLS feed is connected, so listing status and price history are not available. Licensed listing data is needed for live status.
- Occupancy
- Renter-occupied [P]Probability-based. Occupancy is not known. Typical split for this property type and city.
- Parking
- 1–2 spaces (shared lot) [P]Probability-based. Probability-based estimate for a typical home like this one. It is not taken from any register or record about this specific property.
- Virtual tour
- Not available [P]Probability-based. No 3D tour or video is connected to this address.
- Parcel boundary
- Not available [P]Probability-based. Parcel outlines come from county GIS and are not a legal survey. The map shows the address point and nearby addresses.
- Last updated
- County record tax year 2026 · page updated Oct 13, 2026
- Canonical ID
TX-32fe41299d87
County appraisal record real data
From the Denton County appraisal district (DNCAD, tax year 2026). Appraised value is the county’s estimate for tax purposes, not a sale price or an appraisal for a loan.
- Appraised market value
- $33,116,273 DNCAD
- Land value
- $3,722,808 DNCAD
- Improvement value
- $9,181,156 DNCAD
- Land use code
- B1 DNCAD
- Lot size
- 14.244 acres (620,469 sq ft) DNCAD
- Last remodel / effective year
- 1987 DNCAD
- Quality grade
- CSP,D,PAV,TEN,WOD DNCAD
- School district
- CARROLLTON-FB ISD DNCAD
- Last recorded deed
- Sep 29, 2011 DNCAD
Photos
Photos from public sources (Wikimedia Commons, Wikidata, KartaView) taken at or near this address – of the building, the street, or the surrounding area. Many addresses have none.
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Valuation
- Estimated value
- $33,116,000 DNCAD county appraised market value
- Range
- $30,798,000 – $35,434,000
- Valuation date
- Oct 12, 2026
- Confidence
- Medium–high [P]Probability-based. Higher when building footprint, type and floors are mapped in OpenStreetMap. Here: footprint not mapped, type estimated, floors estimated.
- Price per sq ft
- $135 [P]Probability-based. Probability-based estimate for a typical home like this one. It is not taken from any register or record about this specific property.
- Comparable-sales indication
- $43,147,000 [P]Probability-based. Median of size/age-adjusted modeled comparable sales below. Comparable sales here are modeled, not recorded deeds.
Methodology (TX-model v1.1 · 2026-10-12): the estimate is the county appraisal district’s market value for this property, shown with a range and cross-checked against nearby comparable values. when no county record is used, estimated living area × a city-level price per sq ft × age factor × a property-level seeded variation, cross-checked against size- and age-adjusted nearby comparable values. Sale prices, listings and assessments from county records are not connected, so every number on this page that is not marked “OSM” is a modeled estimate [P].
Estimated value [P]Probability-based. No sale price or appraisal is used. The estimate multiplies the estimated living area by a typical price per square foot for the city, adjusted for age. Treat it as a rough guess.
$33,116,000 [P]Probability-based. Probability-based estimate for a typical home like this one. It is not taken from any register or record about this specific property.
Range $28,480,000 – $37,752,000 · about $135 per sq ft
History is real market data: the shape follows the FHFA house price index for ZIP 75007 (all-transactions, annual), scaled to this home’s modeled value [P]Probability-based. The index level is not this home’s price; only the year-by-year movement is observed.
Estimated monthly costs
- Property tax
- $52,433/mo [P]Probability-based. Texas has no state income tax and relies heavily on property tax. Rate assumed from typical local rates (about 1.90% of value).
- Home insurance
- $23,458/mo [P]Probability-based. Typical Texas homeowners insurance (hail and wind exposure).
- Mortgage (20% down, 30-yr, 6.75%)
- $171,832/mo [P]Probability-based. Illustrative only: 20% down, 30-year fixed at 6.75%.
Price history and appreciation
- Listing price history
- Not available [P]Probability-based. Needs a licensed MLS or listing-data feed.
- 1-year change in value
- 0.1 % [P]Probability-based. From the modeled city value index. Not this property’s recorded history.
- 3-year change in value
- 0.4 % [P]Probability-based. From the modeled city value index. Not this property’s recorded history.
- 5-year change in value
- 26.5 % [P]Probability-based. From the modeled city value index. Not this property’s recorded history.
- Over/undervalued vs comps
- Enter an asking price in “The five questions”.
Comps [P]Probability-based. Sold, active and pending comparables are modeled from nearby addresses. They are not recorded sales or live listings, and are shown to explain how the estimate is reasoned.
| Address | Status | Price | $/sq ft | Size · bd/ba | Built | Distance | Date | Sale-to-list | Days on market | Adjusted price | Why included |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1721 East Frankford Road | Active [P] | $50,239,000 | $170 | 294,764 sq ft · 453/328 | 1983 | 0.62 mi | Sep 27, 2026 | – | 69 | $47,260,379size –$2,928,947 · age –$49,674 | same type · size within 20% · 0.62 mi away · built 1983 |
| 1721 East Frankford Road | Sold [P] | $47,540,000 | $161 | 294,764 sq ft · 453/328 | 1983 | 0.62 mi | Aug 11, 2026 | 98.5 % | 60 | $44,561,379size –$2,928,947 · age –$49,674 | same type · size within 20% · 0.62 mi away · built 1983 |
| 1721 East Frankford Road | Sold [P] | $46,126,000 | $156 | 294,764 sq ft · 453/328 | 1983 | 0.62 mi | Dec 8, 2025 | 92.4 % | 85 | $43,147,379size –$2,928,947 · age –$49,674 | same type · size within 20% · 0.62 mi away · built 1983 |
| 1721 East Frankford Road | Sold [P] | $46,706,000 | $158 | 294,764 sq ft · 453/328 | 1983 | 0.62 mi | Jan 6, 2026 | 93.5 % | 67 | $43,727,379size –$2,928,947 · age –$49,674 | same type · size within 20% · 0.62 mi away · built 1983 |
| 1721 East Frankford Road | Pending [P] | $50,251,000 | $170 | 294,764 sq ft · 453/328 | 1983 | 0.63 mi | Sep 7, 2026 | – | 74 | $47,272,379size –$2,928,947 · age –$49,674 | same type · size within 20% · 0.63 mi away · built 1983 |
| 1721 East Frankford Road | Active [P] | $49,636,000 | $168 | 294,764 sq ft · 453/328 | 1983 | 0.63 mi | Sep 17, 2026 | – | 70 | $46,657,379size –$2,928,947 · age –$49,674 | same type · size within 20% · 0.63 mi away · built 1983 |
| 1721 East Frankford Road | Sold [P] | $45,980,000 | $156 | 294,764 sq ft · 453/328 | 1983 | 0.63 mi | Dec 19, 2025 | 94.5 % | 60 | $43,001,379size –$2,928,947 · age –$49,674 | same type · size within 20% · 0.63 mi away · built 1983 |
| 1721 East Frankford Road | Sold [P] | $46,069,000 | $156 | 294,764 sq ft · 453/328 | 1983 | 0.63 mi | Mar 14, 2026 | 95.8 % | 52 | $43,090,379size –$2,928,947 · age –$49,674 | same type · size within 20% · 0.63 mi away · built 1983 |
Median comparable $/sq ft: $161 (this property: $135). Adjustments: size at 35% of the city price per sq ft, age at 0.15% of value per year, plus a type adjustment where the property types differ.
Rental analysis
- Market rent range
- $225,090 – $275,110 / month [P]Probability-based. Modeled from typical rent per sq ft for the city and property type. Asking rents are not collected rents.
- Long-term rental
- Standard 12-month lease assumed
- Short-term rental (STR)
- Possible with local registration/permit [P]Probability-based. Texas cities set their own short-term rental rules, including licensing, occupancy limits and zones. Verify with the city (Carrollton) and your HOA before assuming STR income.
- Vacancy and concessions
- 6 % vacancy · 1 % concessions [P]Probability-based. Typical underwriting assumptions; adjust in the Financial model.
- NOI (base case)
- $1,221,349 / year [P]Probability-based. After vacancy, taxes, insurance, HOA, 8% management, maintenance and admin. Before debt service and income tax.
- Cap rate
- 3.7 % [P]Probability-based. NOI ÷ estimated value ($33,116,000). The denominator is the modeled value, not a purchase price.
- Break-even occupancy
- 123 % [P]Probability-based. Occupancy needed to cover operating costs, debt service and capex reserves.
Rent comps: nearby modeled rents are not available; rent benchmarks would come from HUD Fair Market Rents and licensed rental feeds. Treat the range as an estimate.
Rental comparables [P]Probability-based. Modeled from nearby properties of the same type. Advertised rent is not achieved rent or a signed lease.
| Address | Rent / mo | Characteristics | Built | Distance | Date | Source type |
|---|---|---|---|---|---|---|
| 2114 East Frankford Road | $16,850 [P] | 15,050 sq ft · 23 bd / 17 ba | 2024 | 0.53 mi | Sep 10, 2026 | Lease (modeled) [P] |
| 1737 East Frankford Road | $216,875 [P] | 195,223 sq ft · 300 bd / 217 ba | 1983 | 0.55 mi | Sep 2, 2026 | Advertised [P] |
| 1737 East Frankford Road | $202,775 [P] | 195,223 sq ft · 300 bd / 217 ba | 1983 | 0.56 mi | Aug 27, 2026 | Advertised [P] |
| 1700 East Frankford Road | $6,650 [P] | 5,590 sq ft · 9 bd / 6 ba | 2017 | 0.56 mi | Sep 8, 2026 | Advertised [P] |
Median nearby rent $202,775 vs this property’s estimate $250,100 (+23.3 %): the estimate differs from nearby comparables – verify before relying on it.
True cost of ownership [P]Probability-based. Every line is a modeled estimate shown as a low – base – high range because taxes, insurance and maintenance are uncertain.
What will this property actually cost per month? Pick how you will use it and change any assumption. Ranges widen where the input is most uncertain.
An automated estimate is not an appraisal, inspection, insurance quote or lender approval. Actual loan terms depend on the borrower.
Property tax scenarios [P]Probability-based. Texas property taxes are local, so your bill will not simply copy the current owner’s. These scenarios use assumed tax rates and appraisal behavior.
Model what a buyer may pay, separately for an owner-occupant with a homestead exemption and for an investor. The current owner’s modeled bill is shown for contrast.
Rules used: homestead exemption applies to the school-district part of the rate for a qualifying primary residence; homestead appraisal growth is capped at 10% per year after the first year; non-homestead property may have a separate cap (verify current law and your county). The exemption does not apply automatically to investment property. Verify rates, exemptions and caps with the county appraisal district and the Texas Comptroller.
Property tax protest support
- Deadline: generally May 15 or 30 days after the notice of appraised value is mailed, whichever is later – confirm the date on your notice.
- Check the appraisal district’s record of your property (area, year built, condition, exemptions) for errors.
- Gather evidence: comparable assessments and sales, photos of defects, repair estimates.
- Compare your assessed value per sq ft with similar nearby homes (this property’s modeled value: $135 per sq ft).
- A protest does not guarantee a reduction.
Insurance and hazard intelligence [P]Probability-based. Premium ranges are modeled from value, age and city-level hazard. They are not quotes. Actual premiums depend on claims history, roof, coverage and insurer.
| Coverage | Estimated range (modeled) | Notes |
|---|---|---|
| Homeowners (dwelling $36,831,000) | $197,043 – $422,235 / yr | Base $281,490 |
| Wind / hail deductible | 1 % – 2 % of dwelling coverage | Common in Texas policies; check your policy |
| Flood (separate policy) | $600 – $2,000 / yr | NFIP or private; homeowners policies exclude flood |
| Named-storm coverage | Often separate in coastal counties | Ask the agent |
- Hail / wind indicator
- Elevated (Texas) [P]Probability-based. City-level generalization.
- Flood indicator
- Moderate [P]Probability-based. City-level generalization. Use the FEMA map for this address.
- Roof age (est.)
- 21 years [P]Probability-based. Older roofs can raise premiums or limit coverage.
- Condominium owners in ZIP 75007
- 567 active policies; Apr–Jun 2026: 15 canceled, 1 not renewed, 1 applications declined (2.8 % of active policies canceled or not renewed in 3 months) TDI
- Owner-occupied homeowners in ZIP 75007
- 13,988 active policies; Apr–Jun 2026: 607 canceled, 63 not renewed, 714 applications declined (4.8 % of active policies canceled or not renewed in 3 months) TDI
- Dwelling (landlord) policies in ZIP 75007
- 1,833 active policies; Apr–Jun 2026: 90 canceled, 3 not renewed, 29 applications declined (5.1 % of active policies canceled or not renewed in 3 months) TDI
- Source
- Texas Department of Insurance, HB 2067 residential property statistics (policy counts as of Dec 31, 2025; actions Apr–Jun 2026). ZIP-level, not this property.
- Claims history of this property
- Not available at address level [P]Probability-based. The Texas Department of Insurance publishes market statistics. Property-level claims and cancellation/non-renewal history is not available here. TDI
Quote checklist
- Ask for the CLUE report of the property and seller’s claims history.
- Get quotes from at least three insurers/agents, with the same coverage and deductibles.
- Confirm roof age/material, and whether hail damage is excluded or cosmetic-only.
- Ask about wind/hail and named-storm deductibles.
- Check flood zone on the FEMA Flood Map Service Center and get a flood quote.
- Confirm whether the Texas FAIR Plan / TWIA applies (coastal areas).
HOA and document intelligence [P]Probability-based. HOA information is not available for this address. The dues below are a probability-based estimate for a property like this.
- HOA likely?
- Yes [P]Probability-based. Likelihood from property type and area.
- Estimated dues
- $425 / month [P]Probability-based. Probability-based estimate for a typical home like this one. It is not taken from any register or record about this specific property.
- Special assessments
- Unknown [P]Probability-based. Request the resale certificate; it lists assessments, reserves and litigation.
- Reserve funding
- Unknown [P]Probability-based. Probability-based estimate for a typical home like this one. It is not taken from any register or record about this specific property.
- Rental restrictions
- Possible: minimum lease term, caps, registration, short-term rental limits [P]Probability-based. Rules differ by association and must be read in the current documents.
- Official portal
- hoa.texas.gov
Analyze HOA or resale documents
Paste text from an HOA resale certificate, dues notice or rules. The analysis runs in your browser – nothing is uploaded. It highlights dues, assessments, rental rules and follow-up questions; it is not legal interpretation.
Tip: for PDFs, copy the text out first. You can also upload files in a Listings chat.
Financial model Interactive
All defaults are modeled estimates [P] – change anything. Cap rate uses the purchase price you enter. Debt service is excluded from NOI and cap rate. Tax effects are illustrative, not tax advice.
Offer-price analysis
Saved in this browser so you can compare deals side by side.
Scenarios
Sensitivity
Formulas
- Gross rental yield = annual scheduled rent ÷ price.
- NOI = effective gross income − operating expenses (no debt service, no income tax).
- Cap rate = NOI ÷ price.
- Cash flow = NOI − debt service − capex reserve.
- Cash-on-cash = annual pre-tax cash flow ÷ cash invested (down payment + closing + repairs + reserves + points/fees).
- DSCR = NOI ÷ annual debt service.
- Break-even occupancy = (operating costs + debt service + reserve) ÷ potential gross income.
- IRR from the initial cash, yearly cash flows with growth, and net sale proceeds after selling costs and loan payoff.
- Equity buildup shows principal paydown and appreciation separately.
Resale and exit risk [P]Probability-based. Scenarios, not forecasts. Assumes 25% down, 6.75%, 30-year loan on the modeled value and 6% selling costs.
| Scenario | Hold | Value change | Sale price | Selling costs (6%) | Loan balance | Net proceeds |
|---|---|---|---|---|---|---|
| Base | 3 yrs | 2.0 %/yr | $35,119,971 | $2,107,198 | $23,986,326 | $9,026,447 |
| Base | 7 yrs | 2.0 %/yr | $37,981,826 | $2,278,910 | $22,548,885 | $13,154,032 |
| Flat | 3 yrs | 0.0 %/yr | $33,116,000 | $1,986,960 | $23,986,326 | $7,142,714 |
| Flat | 7 yrs | 0.0 %/yr | $33,116,000 | $1,986,960 | $22,548,885 | $8,580,155 |
| Downside | 3 yrs | -2.0 %/yr | $31,168,514 | $1,870,111 | $23,986,326 | $5,312,078 |
| Downside | 7 yrs | -2.0 %/yr | $28,748,845 | $1,724,931 | $22,548,885 | $4,475,030 |
| Severe downside | 3 yrs | -4.5 %/yr | $28,843,502 | $1,730,610 | $23,986,326 | $3,126,566 |
| Severe downside | 7 yrs | -4.5 %/yr | $23,991,725 | $1,439,504 | $22,548,885 | $3,337 |
Expected time to sell: about 85 days (55 on market + ~30 to close) [P]; slower in a downturn. Negative net proceeds mean you would owe cash at sale.
Market · Carrollton [P]Probability-based. City-level indicators (not parcel-level). Values are approximate priors for the city, not current statistics.
Geographic level: city / metro (Texas). Sources to verify: FHFA House Price Index, U.S. Census ACS, HUD, Texas Real Estate Research Center.
| Indicator | Value | Geographic level |
|---|---|---|
| Median sale price | $300,000 [P] | City / metro |
| 1-year trend | 0.1 % [P] | City / metro |
| 3-year trend | 0.4 % [P] | City / metro |
| 5-year trend | 26.5 % [P] | City / metro |
| Rent growth (YoY, asking) | 1.2 % [P] | City / metro |
| Months of supply | 4.3 [P] | City / metro |
| Days on market | 55 [P] | City / metro |
| Sale-to-list ratio | 97.0 % [P] | City / metro |
| New-construction permits / year | 1,000 [P] | City / metro |
| Median household income | $70,000 [P] | City / metro |
| Affordability: price ÷ income | 4.3× [P] | City / metro |
| Population | 100,000 [P] | City / metro |
| Job growth (YoY) | 1.5 % [P] | City / metro |
| Unemployment | 4.2 % [P] | City / metro |
Outlook scenarios [P]Probability-based. Scenarios with stated assumptions, not guaranteed predictions.
| Scenario | Assumed growth | 2027 | 2029 | 2031 |
|---|---|---|---|---|
| Downside | -1.5 % / yr | $32,612,000 | $31,627,000 | $30,671,000 |
| Base | 2.0 % / yr | $33,771,000 | $35,120,000 | $36,523,000 |
| Upside | 4.5 % / yr | $34,599,000 | $37,767,000 | $41,225,000 |
Assumptions: base growth from the city prior adjusted for this home’s age and type; downside assumes higher rates and weaker demand; upside assumes continued in-migration and constrained supply.
New supply and development [P]Probability-based. City-level permit volume is an approximate prior. Nearby permits and planned projects are not tracked here.
- New housing permits / year
- 1,000 (Carrollton)
- Competing rental supply
- Check new apartment projects within 2 miles [P]Probability-based. Needs permit and listing data.
- Planned developments
- City permit search · County GIS
Plans change and may not be completed.
Neighborhood
Nearby places are read live from OpenStreetMap (within about 1 mile). Statistics below are for the city, not this block. We do not show demographic profiles for individual properties, and school and crime information needs local context – use the official sources linked.
Loading nearby amenities …
- Schools
- Attendance zone depends on the school district [P]Probability-based. The school district and campus ratings are not part of the data used. Check the Texas Education Agency (TXschools.gov) and the district’s attendance-zone lookup. TXschools.gov
- Crime
- City or police-department reports [P]Probability-based. Crime data is not shown at address level without local context. Use the official city or police-department dashboards. find official data
- Zoning / land use
- Not determined [P]Probability-based. Zoning comes from the city GIS or planning department. Single-family detached is the typical use for this property type. zoning map
- Planned developments
- Check city permit data [P]Probability-based. Planned projects are not tracked. See the city’s development dashboard and the county for permits.
Fair housing: Listings does not steer or rank neighborhoods by who lives there. Insights are about the property, its costs and its surroundings.
Floor plan Assumed
Floors 3 [P]Probability-based. The number of floors is not recorded for this building. It is estimated from the building type and footprint.
Probability-based illustration – not an actual floor plan. Listings has no access to this building’s real room layout. The drawing is generated by an algorithm from the building footprint (estimated – no footprint is mapped), number of floors, building type and typical US layouts. Shape, dimensions, rooms, walls, doors, windows and furniture may differ completely from reality. Do not use for buying, selling, permits or valuation.
Property condition [P]Probability-based. No inspection records are used. Component ages follow the modeled renovation history and typical lifespans. Get a professional inspection.
| Component | Estimated installed | Age | Typical life left | Condition (est.) | Replacement cost (est.) |
|---|---|---|---|---|---|
| Roof | ~2005 [P] | 21 yrs | 1 yrs | Near end of life | $9,000 – $22,000 |
| HVAC | ~2017 [P] | 9 yrs | 6 yrs | OK | $7,000 – $15,000 |
| Water heater | ~2017 [P] | 9 yrs | 3 yrs | Near end of life | $1,200 – $3,500 |
| Plumbing | ~1982 [P] | 44 yrs | 11 yrs | OK | $4,000 – $15,000 (repipe) |
| Electrical | ~1982 [P] | 44 yrs | 6 yrs | OK | $3,000 – $12,000 (panel/rewire) |
| Foundation | ~1982 [P] | 44 yrs | 26 yrs | OK | $4,000 – $30,000 (piers/leveling) |
| Drainage / grading | ~1982 [P] | 44 yrs | 0 yrs | Past typical life | $1,500 – $8,000 |
| Windows / building envelope | ~2009 [P] | 17 yrs | 11 yrs | OK | $6,000 – $20,000 |
Common Texas issues: foundation movement on expansive clay, hail damage to roofs, and HVAC load in summer heat. Year built 1982.
Renovation history [P]Probability-based. We have no records of work done on this property. The list is a probability-based simulation from the home’s age and typical lifespans of building components. It is not real.
Probable – not real. This is not a record of actual work. Years are approximate.
- ~2025 New flooring Wood-look vinyl/laminate, tile or carpet
- ~2024 Bathroom remodel Tile, fixtures and waterproofing
- ~2017 HVAC system replaced Central A/C and furnace
- ~2017 Water heater replaced Tank or tankless water heater
- ~2017 Fence / outdoor New fence, patio or landscaping
- ~2009 Window replacement New double-pane windows
- ~2006 Fence / outdoor New fence, patio or landscaping
- ~2005 Roof replacement Shingles and underlayment (hail damage is common in Texas)
- ~2003 Water heater replaced Tank or tankless water heater
- ~1998 HVAC system replaced Central A/C and furnace
- ~1994 Water heater replaced Tank or tankless water heater
Likely features [P]Probability-based. Features are not recorded for this property. Each percentage is how likely a home like this is to have it.
- Central A/C 99%
- Ceiling fans 80%
- Walk-in closet 80%
- Energy-efficient windows 30%
- Home office space 45%
Only features that came out as likely are shown. Percentages are the chance for a typical home like this.
Property records
Appraisal history DNCAD
| Tax year | Market value | Land | Improvements | Assessed |
|---|---|---|---|---|
| 2026 | $33,116,273 | $3,722,808 | $9,181,156 | $33,116,273 |
Deed history DNCAD
| Recorded | Event |
|---|---|
| Sep 29, 2011 | Recorded deed transfer DNCAD |
Dates of recorded deeds from the county appraisal record. Texas is a non-disclosure state, so sale prices are not part of public records.
Tax history (modeled) [P]
| Year | Market value | Assessed value | Taxable (after $140k homestead*) | Tax bill (est.) |
|---|---|---|---|---|
| 2022 | $31,395,000 | $29,511,000 | $29,371,000 | $549,504 |
| 2023 | $32,990,000 | $31,011,000 | $30,871,000 | $577,422 |
| 2024 | $33,399,000 | $31,395,000 | $31,255,000 | $584,575 |
| 2025 | $33,087,000 | $31,102,000 | $30,962,000 | $579,114 |
| 2026 | $33,116,000 | $31,129,000 | $30,989,000 | $579,623 |
*The Texas school-tax homestead exemption applies only to owner-occupied primary residences; the 10% annual appraisal cap also applies to homesteads. Records come from the county appraisal district – not connected, so these are estimates.
Permits and improvements [P]
| Year | Work | Status |
|---|---|---|
| ~2024 | Bathroom remodel | Final inspection passed [P] |
| ~2017 | HVAC system replaced | Final inspection passed [P] |
| ~2017 | Water heater replaced | Final inspection passed [P] |
| ~2009 | Window replacement | Final inspection passed [P] |
| ~2005 | Roof replacement | Final inspection passed [P] |
| ~2003 | Water heater replaced | Final inspection passed [P] |
| ~1998 | HVAC system replaced | Final inspection passed [P] |
Modeled from the renovation simulation – check the city’s permit portal for real permits.
- Ownership and deed
- Not available [P]Probability-based. Deed and ownership records are held by the Denton County Clerk and are not part of the data used.
- Rental history
- Not available [P]Probability-based. Prior asking rents and leases need licensed rental data.
- Foreclosure and liens
- None known [P]Probability-based. No public filings are connected. Order a title search.
Title, liens and recorded documents
- Recorded filings
- Not searched [P]Probability-based. No county clerk search is connected. An incomplete public-record search does not prove clear title. County Clerk records
- Liens / tax delinquency
- Not verified
- Easements
- Unknown – order a survey
- Mineral rights
- Often severed in Texas [P]Probability-based. Mineral and surface rights can be owned separately. Review the title commitment.
Items for title-company review: ownership chain, open liens, easements, restrictive covenants, mineral reservations, HOA liens.
Risks and due diligence [P]Probability-based. Risk levels are probability-based, from age, type and city-level hazard. A map designation alone is not a full risk assessment.
| Risk | Severity | Evidence | Estimated impact | Confidence | Next step |
|---|---|---|---|---|---|
| Hail / wind | High | Roof ~21 yrs old [P]; Texas hail and storm exposure | $331,200 – $1,324,600 roof/exterior; higher premiums | Medium | Get an insurance quote and a roof inspection |
| Foundation | High | Age 44 yrs on expansive clay [P] | $4,000 – $30,000 | Low | Foundation/structural engineer inspection |
| Cash flow (investor) | High | Base case cash flow –$75,872/mo, DSCR 0.63 | See sensitivities | Medium | Verify rent comps, insurance and tax bill; run the Financial model |
| Flood | Moderate | City-level: moderate [P] | $0 – $4,967,000 uninsured; flood insurance $700–$3,500/yr | Low | Check the FEMA Flood Map Service Center and elevation certificate |
| Plumbing / electrical | Moderate | Built in the polybutylene-pipe era [P] | $3,000 – $15,000 | Low | Sewer scope, plumbing and electrical inspection |
| Property tax reassessment | Moderate | Texas relies on property tax; rates ~1.90% [P] | +$62,920/yr per +10% value | Medium | Check the county appraisal district and exemptions |
| HOA / condo | Moderate | Dues, reserves and special assessments unknown [P] | Varies | Low | Request the HOA resale package |
| Rental compliance | Moderate | City registration / STR rules vary | Fines and lost income | Low | Check Carrollton rules |
| Title and legal | Unknown | No title, easement or lien data connected | Varies | Low | Order title search and survey |
| HVAC age | Low | System ~9 yrs [P] | $7,000 – $15,000 | Low | HVAC inspection and service records |
| Data quality | Low | Confidence Medium–high; area and rooms are modeled | Valuation error band ±7% | High | Compare with appraisal district and an appraisal |
Due-diligence checklist
Your checklist is saved in this browser only.
Climate and risk [P]Probability-based. City-level generalizations, not an assessment of this specific parcel. Check FEMA flood maps and your insurer.
- FEMA flood zone
- … FEMA
- Flood risk (city level)
- Moderate [P]Probability-based. City-level generalization; the FEMA zone above is the address-level fact.
- Ground elevation
- … USGS
- Hail & wind
- Elevated across most of Texas
- Hurricane / tropical storm
- Low to moderate (inland)
- Wildfire
- Low
- Earthquake
- Low
- Extreme heat
- High – long, hot summers; cooling costs matter
- Drought
- Moderate – periodic droughts and water restrictions
- Foundation movement
- More common on expansive clay soils
- State income tax
- None in Texas (property tax is higher)
Nearby homes
Map © OpenStreetMap contributors. Blue dots are nearby addresses.
Net proceeds calculator [P]Probability-based. Texas typical seller costs are used as defaults: about 5.5% agent commissions, title policy and escrow fees. Adjust to your own numbers.
- Agent commissions (5.5%)
- –
- Title policy & escrow (est.)
- –
- Prorated property tax (est.)
- –
- Total selling costs
- –
Estimates only. Texas has no state income tax or transfer tax; federal capital gains tax is not included.
Overall assessment
As a home for your own use
Estimated cost of owning is about $275,744 per month with 20% down at 6.75%, including property tax, insurance, HOA and maintenance. Because of the building age, an independent inspection is the first step. Compare the price with recent sales of similar homes in Carrollton before you decide.
As a leveraged rental
Base case gross yield is 9.1 %, cap rate 3.7 % and cash flow –$75,872 per month with 25% down. With these assumptions the property does not pay for itself, so a lower price, higher rent or a larger down payment would be needed. Change any assumption in the financial model above to test it.
Largest open questions
- The real market value: confirm with sold comparables and, if buying, an appraisal.
- The tax level after purchase: homestead exemptions and reassessment change the bill.
- The insurance quote: hail, wind and flood cover can differ a lot between addresses.
- Technical condition: foundation, roof and HVAC need a physical inspection.
Method and limits: this is a desk analysis from public records, map data and stated assumptions. Items marked [P] are probability-based estimates. It is not an appraisal, inspection or legal advice.
Property report
One-page summary. Use “Print / save as PDF” for a copy. Confidence: Medium–high · TX-model v1.1 · 2026-10-12 · updated Oct 12, 2026.
- Estimated all-in monthly cost
- $307,664 [P]Probability-based. 20% down, 6.75%, 30 yrs; tax, insurance, HOA, 1% maintenance, utilities.
- If taxes +20% and insurance +30%
- $325,188 (+$17,524 / mo)
- Rent supported by comparables?
- Estimated $250,100 / month; see the rental comparables above.
- Base-case investor cash flow
- –$75,872 / mo · cap rate 3.7 % · DSCR 0.63
- Price that meets a 6% cap rate
- see Financial model
Needs verification
- High Hail / wind – Get an insurance quote and a roof inspection
- High Foundation – Foundation/structural engineer inspection
- High Cash flow (investor) – Verify rent comps, insurance and tax bill; run the Financial model
- Moderate Flood – Check the FEMA Flood Map Service Center and elevation certificate
- Moderate Plumbing / electrical – Sewer scope, plumbing and electrical inspection
Who should confirm what
- Inspection: condition, roof, HVAC, foundation, plumbing
- Insurance quote: wind/hail premium and availability
- Official records: appraisal district, county clerk, permits
- Professional review: title, survey, HOA documents, tax advice
Official sources
Texas Department of Insurance · Comptroller property tax · HOA portal · FEMA flood maps · Appraisal district · County clerk · Permits · GIS
Confirmed facts = address, location and OSM-mapped building data · [P] = modeled estimate · everything else is an unresolved question.
Documents
Keep the paperwork for this property in one place: inspection report, survey, seller’s disclosure, HOA package, insurance quotes and lender estimate. Upload files in a chat with Listings to have them summarized – your documents stay private to your account.
Open Listings chat to upload documents Report a data error
Data sources, provenance and coverage
| Value | Label | Source / method | Date / version | Confidence |
|---|---|---|---|---|
| Address, ZIP, city | recorded | US DOT National Address Database via Overture Maps | 2025-09 snapshot | High |
| Coordinates | recorded | NAD address point | 2025-09 | High |
| Building type | modeled | City mix prior | Overture 2026-09-23 | Low |
| Building footprint | modeled | Typical size | Overture 2026-09-23 | Low |
| Floors | modeled | Type prior | Overture 2026-09-23 | Low |
| Living area, beds, baths, lot, year built, value | recorded | County appraisal district record (DNCAD 2026) | Tax year 2026 | High |
| Permits, deed dates, appraisal history | recorded | County appraisal district | Tax year 2026 | High |
| FEMA flood zone, ground elevation | recorded | FEMA National Flood Hazard Layer; USGS 3DEP | Live | High |
| Price history shape | observed | FHFA ZIP house price index where published | Annual, through 2025 | Medium |
| Estimated value, rent, tax, insurance | modeled | City $/sq ft priors × size × age | TX-model v1.1 · 2026-10-12 | Low–medium |
| Renovations, permits, sales, tax history | modeled | Lifespan simulation; no county records | TX-model v1.1 · 2026-10-12 | Low |
| Photos | observed | Wikimedia Commons, Wikidata, KartaView (geotagged) | Live, cached 30 days | Varies |
| Nearby amenities | observed | OpenStreetMap (live query) | Live, cached 14 days | Medium |
| Financial model inputs | user-entered / modeled | Defaults [P]; your edits are yours | Live | – |
Coverage today: Carrollton and four other large Texas cities. Not connected: MLS listings, county recorder, county assessor, parcel boundaries, FEMA flood zones, school and crime datasets. Gaps are shown as “Not available” or [P], never filled silently. Computed metrics are versioned (TX-model v1.1 · 2026-10-12) and the formulas are shown in the Financial model.
Sources and caveats
Address points: U.S. DOT National Address Database (public domain), via Overture Maps. Buildings: OpenStreetMap contributors and Overture Maps (floors, class and footprint where mapped). Map tiles © OpenStreetMap contributors. Values, size, rooms, year built, renovations, features and costs marked [P] are modeled estimates and may be very different from reality. Not an appraisal, listing or offer. Do not use for buying, selling, lending or insurance decisions.
Listings can make mistakes. Check important info.