(U/C) CYPRESS CREEK MONTFORT DRIVE
14119 MONTFORT DR, DALLAS, TX, 752543015
$6,461,030
2025 Appraised Value
↑ 271.7% from prior year
EXECUTIVE SUMMARY: CYPRESS CREEK MONTFORT DRIVE
The 168-unit under-construction asset at $38.5K/unit presents a critical data integrity issue that precludes investment decision-making: appraisal methodology shows 89.5% land value allocation—nearly triple the 25–35% baseline for stabilized Class-A multifamily—while debt records show $5.0K financing against a $6.5M valuation, suggesting ATTOM source corruption. The Galleria Dallas submarket positioning and 2025 delivery timing into an active new construction market are contextually sound, but operational fundamentals remain unverifiable without stabilized lease-up data, market absorption rates, and clarification on the appraised value's legitimacy against comparable new construction yields. Missing loan terms, DSCR, maturity schedule, and ownership transaction details eliminate any debt capacity or leverage analysis. Recommendation: Pass pending data reconciliation. The property warrants watch-list status only if appraisal and debt records are corrected through primary sources and a formal lease-up pro forma is provided.
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WHERE LIFE IS EVERGREEN
Cypress Creek Montfort Drive offers an experience that surpasses everyday life. Our one, two or three bedroom apartment homes are built with your practical and social needs in mind, providing a place to thrive and flourish. High-tech amenities perfectly complete your brand-new residence here in Dallas, Texas. Say goodbye to simple living and step into something new at our upscale, pet-friendly community, just minutes from the Galleria Dallas. Wrap yourself in luxury and let comfort sweep you off your feet when you lease a new one, two, or three bedroom apartment home at Cypress Creek Montfort Drive. Designed to complement your unique lifestyle, each interior is a blank canvas for you to add your personal touch. Having a beautiful apartment is simply the chef's kiss to your life in Dallas – we just give you the space to do it all. Living near the Galleria places you exactly where you want to be in Dallas, in an area brimming with endless things to see, do, and experience. With proximity to hiking trails, shops, fine dining, and Celestial Park, you'll have the opportunity to get out and explore in the fresh air.
Limited data set prevents definitive assessment, but 2025 delivery timing and observed finishes suggest Class A positioning. The three photos capture excellent condition with fresh paint, mixed hardwood/tile flooring, and mid-range appliances (LG/Samsung-tier standard white), consistent with newly constructed product rather than value-add. In-unit washer/dryer and pendant lighting indicate above-builder-grade specification. Without exterior imagery, amenity details, or kitchen/bath close-ups, cannot evaluate curb appeal, common area quality, or finish consistency across the 168-unit portfolio—critical for new construction quality control assessment.
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AI Analysis
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Debt & Transaction History
Data Quality Issues Prevent Analysis
This dataset contains critical gaps that preclude meaningful debt and ownership assessment. The loan amount is listed as $5.0K against a $6.5M appraised value—implying $38.6K per unit debt, which is nonsensical for a 2025 construction asset and suggests data corruption in the ATTOM source. Missing loan maturity, rate, term, and DSCR make refinancing risk and debt service capacity unquantifiable. The property remains under construction with no stabilized operational history, and the ownership entry lacks a seller name and consideration amount, indicating incomplete transaction documentation.
🏛️ TX Comptroller Entity Data
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Financial Estimates
Estimated from loan records, rental listings, and appraisal data using industry-standard assumptions.
Sale & Valuation
- Est. Sale Price ⓘ
- $7,143
- Sale $/Unit
- $42
- Value YoY
- +271.7%
- Implied Cap Rate ⓘ
- —
- Est. Cap Rate ⓘ
- —
Operating Income
- Gross Potential Rent ⓘ
- —
- Est. Vacancy ⓘ
- —
- Submarket Vac. ⓘ
- —
- Eff. Gross Income
- —
- OpEx Ratio ⓘ
- 50%
- Est. NOI
- —
- NOI/Unit
- —
Debt & Taxes
- Taxes/Unit ⓘ
- $961/yr
- Est. DSCR ⓘ
- —
Based on most recent loan: $5,000 (Sep 2021, attom)
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Property Summary
Under-construction 168-unit, four-story mid-rise at Cypress Creek Montfort Drive delivering in 2025 with wood-frame construction and brick exterior; 279.7K SF gross building area yields 158.3K SF net leasable across one-, two-, and three-bedroom floor plans. Quality rated "Very Good" with "Good" current condition. Positioned near Galleria Dallas; permits up to 2 pets per unit with 75-lb weight limit. No parking type specified and amenity details unavailable in listing data.
Property Details
- Account #
- 007007000A0060000
- Market
- Dallas County, TX
- Building Class
- APARTMENT (BRICK EXTERIOR)
- Building Style
- Mid-Rise
- Construction
- D-WOOD FRAME
- Quality
- VERY GOOD
- Condition
- GOOD
- Stories
- 4
- Gross Building Area
- 279,654 SF
- Net Leasable Area
- 158,276 SF
- Neighborhood
- UNASSIGNED
- Last Sale
- July 01, 2024
- Enriched
- about 2 months ago
Owner Information
- Owner
- CYPRESS CREEK MONTFORT DRIVE
- Mailing Address
-
LPAUSTIN, TEXAS 787465776
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Rental Performance
Available Units Over Time
Latest Scrape (Mar 25, 2026)
Fees
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Amenities
Pet Policy
Cats & Dogs Accepted. Maximum of 2 Pets per Home. Weight Limit: 75 lbs per Pet.
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Appraisal History
Appraisal Analysis: Cypress Creek Montfort Drive
This under-construction 168-unit asset appraised at $6.46M ($38.5K/unit) in 2025, with a severe land-to-improvement skew: 89.5% allocated to land value versus 10.4% to improvements. The 271.7% year-over-year jump reflects the property's transition from land or early-stage development to near-completion valuation rather than market appreciation. The extraordinarily high land component relative to a 2025 stabilized asset suggests either aggressive land banking, zoning premiums, or an appraisal methodology issue worth reconciling against comparable new construction in the market—most Class-A multifamily stabilizes with 25–35% land value. Per-unit basis and redevelopment upside cannot be assessed without completed project metrics and market comps.
| Year | Total Value | Change |
|---|---|---|
| 2025 | $6,461,030 | +271.7% |
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