5113 Blue Glen Dr · The Colony, TX 75056

$295,000

3 bd · 2.0 ba · 1,335 sqft · SingleFamily public records · 13 Days on market

Built 1974 7,013 sqft lot $221/sqft · 9% below area Est $325k · 9% under

---

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 +11.7/15.0
• Cash flow +10.0/30.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This The Colony one-story offers a fireplace and a one-car garage. Upgraded features include fresh interior and exterior paint and new carpet in select rooms. Home comes with a 30-day buyback guarantee. Terms and conditions apply.

Key facts

• Kitchen peninsula
• Bar seating
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• BUTCHER BLOCK COUNTERTOPS
• KITCHEN PENINSULA
• BAR SEATING
• OPEN SHELVING
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Property is not subdividable; Subdivision: Colony No 5
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association; Community sidewalks

Exterior

• Parking: Attached garage (1 garage space); Covered parking space; Driveway; Garage door opener; Garage faces front
• Security: Audio and video surveillance devices present
• Utilities: City water; City sewer; Curbs; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Built in 1974; Preowned
• Construction: Brick and siding exterior; Composition roof; Slab foundation
• Exterior features: Patio; Fenced backyard with wood fencing; Located on a cul-de-sac; Few trees on lot; Grassed vegetation; Sidewalks in the community

Interior

• Kitchen: Commercial-grade vent; Dishwasher; Electric range
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Carpet; Ceramic tile; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric cooling
• Interior features: Open floorplan; Walk-in closet(s); Fireplace in living room (wood burning); One living area; One dining area
• Laundry & utility: Washer hookup; Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (18.7% below list).
• Recommended offer: $240k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.9% in The Colony — 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 68/100 on livability (#464 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F.
• Lewisville ISD (suburban): math 49% / reading 54% proficiency, ranked #109 of 826 in TX (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Camey El (math 26% / reading 31%, grade F, #2,706 of 4,322 statewide, top 63%, 490 students, 63% FRL) — zoned schools average 63% FRL vs 26% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 52% district-wide (-23 pts) — the specific schools serving this property underperform the Lewisville ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.0%/yr); 427 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $239,739 (18.7% 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 1974 — 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 B-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: 0.81% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 10.3

CMA / ARV

• ARV (median comp): $325,317
• List price: $295,000
• Delta: -9.32%
• 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
5113 Blue Glen Dr	0.00mi	3/2.0	1,335 (0%)	1mo	$295,000	$221	100
5134 Aztec Dr	0.19mi	3/2.0	1,335 (0%)	1mo	$310,000	$232	90
5220 Arbor Glen Rd	0.16mi	3/2.0	1,378 (+3%)	5mo	$299,999	$218	83
5104 Aztec Dr	0.19mi	3/2.0	1,365 (+2%)	6mo	$199,900	$146	83
5236 Arbor Glen Rd	0.20mi	3/2.0	1,379 (+3%)	5mo	$300,000	$218	81
5040 S Colony Blvd	0.31mi	3/2.0	1,460 (+9%)	2mo	$290,000	$199	68
5325 Strickland Ave	0.60mi	3/2.0	1,335 (0%)	4mo	$248,700	$186	68
5321 Strickland Ave	0.60mi	3/2.0	1,379 (+3%)	0mo	$303,000	$220	66
5041 Avery Ln	0.29mi	3/2.0	1,460 (+9%)	7mo	$359,500	$246	65
5101 S Colony Blvd	0.35mi	3/2.0	1,460 (+9%)	8mo	$350,000	$240	62
5053 Avery Ln	0.28mi	3/2.0	1,504 (+13%)	9mo	$350,000	$233	58
5229 Cook Cir	0.56mi	3/2.0	1,496 (+12%)	1mo	$330,000	$221	53

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.1%
• Equity multiple: 0.20×
• Total profit: $-66,163
• Equity at exit: $43,985

10-year hold

• IRR: -31.2%
• Equity multiple: -0.20×
• Total profit: $-99,201
• Equity at exit: $25,506

Cash invested: $82,600 (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 75056

• Rents YoY: -1.0%
• Active inventory: 427
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,397 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$403 /mo · $4,834/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-179

Break-even live

Break-even rent $2,624

Max offer price $263,405

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-95	+0% $-179	+5% $-262	+10% $-346
Rent	-10% $-368	-5% $-274	+0% $-179	+5% $-84	+10% $11
Rate	-1.0pp $-30	-0.5pp $-104	base $-179	+0.5pp $-255	+1.0pp $-333

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5112 Arbor Glen Rd The Colony, TX	4.0	2.0	1850	$4,500	$2.43	44d	1	0.07mi
5060 Arbor Glen Rd The Colony, TX	3.0	2.0	1359	$2,050	$1.51	11d	1	0.11mi
5229 Goodman Dr The Colony, TX	3.0	2.0	1419	$2,300	$1.62	25d	1	0.18mi
5225 Worley Dr The Colony, TX	3.0	2.0	1379	$2,100	$1.52	18d	1	0.19mi
5101 Aztec Dr The Colony, TX	3.0	2.0	1379	$2,250	$1.63	44d	1	0.24mi
4905 Avery Pl The Colony, TX	3.0	2.0	1699	$2,500	$1.47	44d	1	0.30mi
4905 Avery Cir The Colony, TX	3.0	2.0	1460	$2,150	$1.47	17d	1	0.31mi
5033 Avery Ln The Colony, TX	4.0	2.0	1856	$2,395	$1.29	3d	1	0.32mi
4913 Alta Oaks Ln The Colony, TX	3.0	2.0	1738	$2,156	$1.24	44d	1	0.46mi
5161 Bartlett Dr The Colony, TX	4.0	2.0	1856	$2,700	$1.45	44d	1	0.46mi
4828 Alta Oaks Ln The Colony, TX	3.0	2.0	1699	$2,200	$1.29	45d	1	0.55mi
4808 Arbor Glen Rd The Colony, TX	4.0	2.0	1830	$2,495	$1.36	25d	1	0.63mi
4805 Alta Oaks Ln The Colony, TX	4.0	3.0	1699	$6,500	$3.83	25d	1	0.63mi
4777 Memorial Dr The Colony, TX	2.0	2.0	1047	$1,841	$1.76	44d	1	0.74mi
4777 Memorial Dr The Colony, TX	3.0	2.0	1370	$2,325	$1.70	13d	1	0.74mi
4777 Memorial Dr Unit 4810 The Colony, TX	3.0	2.0	1281	$2,132	$1.66	44d	1	0.74mi
4777 Memorial Dr Unit 3121 The Colony, TX	3.0	2.0	1370	$2,361	$1.72	3d	1	0.74mi
4777 Memorial Dr Unit 2121 The Colony, TX	2.0	2.0	922	$1,577	$1.71	14d	1	0.74mi
4777 Memorial Dr Unit 4800 The Colony, TX	2.0	2.0	922	$1,641	$1.78	0d	1	0.74mi
4777 Memorial Dr Unit 4834 The Colony, TX	2.0	2.0	922	$1,577	$1.71	44d	1	0.74mi
5201 Marks Cir The Colony, TX	3.0	2.0	1339	$2,185	$1.63	0d	1	0.75mi
5620 S Colony Blvd The Colony, TX	1.0–3.0	1.0–2.0	990	$2,274	$2.30	2d	25	0.79mi
5212 Knox Dr The Colony, TX	3.0	2.0	1379	$3,400	$2.47	25d	1	0.79mi
6399 Morning Star Dr Unit 3121 The Colony, TX	3.0	2.0	1292	$1,797	$1.39	3d	1	0.92mi
6399 Morning Star Dr Unit 6436 The Colony, TX	2.0	2.0	1117	$1,543	$1.38	0d	1	0.92mi
6399 Morning Star Dr Unit 6456 The Colony, TX	2.0	2.0	952	$1,484	$1.56	44d	1	0.92mi
6399 Morning Star Dr Unit 6432 The Colony, TX	3.0	2.0	1292	$1,840	$1.42	5d	1	0.92mi
6399 Morning Star Dr The Colony, TX	2.0	2.0	1117	$1,625	$1.45	3d	1	0.93mi
6399 Morning Star Dr The Colony, TX	3.0	2.0	1292	$2,099	$1.62	21d	1	0.93mi
6399 Morning Star Dr The Colony, TX	2.0	2.0	1171	$1,678	$1.43	25d	1	0.93mi
4520 Ridgepointe Dr The Colony, TX	3.0	2.0	1671	$2,425	$1.45	11d	1	0.93mi
4520 Ridgepointe Dr The Colony, TX	3.0	2.0	1671	$2,425	$1.45	17d	1	0.93mi
5721 Bandera Dr The Colony, TX	3.0	2.0	1572	$2,500	$1.59	14d	1	0.97mi
6306 Cedar Falls Dr The Colony, TX	3.0	3.0	1571	$2,350	$1.50	17d	1	1.07mi
4900 Windhaven Pkwy The Colony, TX	1.0–3.0	1.0–2.5	1179	$2,777	$2.36	0d	32	1.09mi
5828 Clearwater Dr The Colony, TX	2.0	2.0	1289	$2,350	$1.82	15d	1	1.10mi
4521 Highridge Dr The Colony, TX	3.0	2.0	1644	$2,340	$1.42	44d	1	1.11mi
5820 Stone Mountain Rd The Colony, TX	3.0	2.5	1723	$2,400	$1.39	44d	1	1.11mi
5200 Windhaven Pkwy Unit 5223 Lewisville, TX	2.0	2.0	1165	$1,865	$1.60	0d	1	1.14mi
5200 Windhaven Pkwy Unit 5237 Lewisville, TX	2.0	2.0	969	$1,715	$1.77	44d	1	1.14mi

Listing history 10 events

1. 2026-05-13
   status Pending 1006-char remark
2. 2026-05-04
   historical Active Option Contract 1006-char remark
3. 2026-04-29
   listed $295,000 Active 1006-char remark
4. 2018-12-28
   soldstatus
5. 2018-12-21
   soldstatus Sold 230-char remark

   Show marketing remark (230 chars)

   This The Colony one-story offers a fireplace and a one-car garage. Upgraded features include fresh interior and exterior paint and new carpet in select rooms. Home comes with a 30-day buyback guarantee. Terms and conditions apply.

6. 2018-11-24
   status Pending 230-char remark

   Show marketing remark (230 chars)

   This The Colony one-story offers a fireplace and a one-car garage. Upgraded features include fresh interior and exterior paint and new carpet in select rooms. Home comes with a 30-day buyback guarantee. Terms and conditions apply.

7. 2018-11-19
   listed $206,000 Active 230-char remark

   Show marketing remark (230 chars)

   This The Colony one-story offers a fireplace and a one-car garage. Upgraded features include fresh interior and exterior paint and new carpet in select rooms. Home comes with a 30-day buyback guarantee. Terms and conditions apply.

8. 2001-12-11
   soldstatus
9. 1990-01-23
   soldstatus
10. 1986-07-28
    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: $4,834 · $403/mo
• Projected year-2 tax: $5,398 · $450/mo
• Expected delta: +$564/yr (+$47/mo · 11.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,769
• − Mortgage interest: −$16,525
• − Property taxes: −$4,834
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,301
• − Management: −$2,301
• − Depreciation: −$8,582
• Taxable loss: −$7,250
• Est. tax savings @ 24.0%: +$1,740
• After-tax cash flow: $-406/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: Lewisville ISD
• NCES district ID: 4827300
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $82,351
• Composite: 47.1/100
• National rank: #2333
• State rank: #109 of 826 in TX

Livability — The Colony

• Score: 68/100
• State rank: #464
• US rank: #9336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: The Colony, TX
• County: Denton County · 901,654 people
• City population: 69,628
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 69,628
• Household income: $119,682
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1704.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 49% Hispanic / Latino 18% Asian 17% Two or more races 13% Black 10%
• Hispanic origin (detail): Mexican 12% Cuban 1%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 19% · Canada, South Korea, China
• Languages at home: 73% English-only · Spanish 11% Other Indo-European 5% Other Asian/Pacific 4%

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: ▼ -235.14%
• Current HPI: 288.9388
• Rent YoY: ▼ -1.02%
• 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

+43.2% since first listed

12 events — show timeline

• 2026-06-05 Sold (Public Records) — Public Records
• 2026-06-03 Sold (MLS) — NTREIS
• 2026-05-13 Pending — NTREIS
• 2026-05-04 Contingent — NTREIS
• 2026-04-29 Listed $295,000 NTREIS
• 2018-12-28 Sold (Public Records) — Public Records
• 2018-12-21 Sold (MLS) — NTREIS
• 2018-11-24 Pending — NTREIS
• 2018-11-19 Listed $206,000 NTREIS
• 2001-12-11 Sold (Public Records) — Public Records
• 1990-01-23 Sold (Public Records) — Public Records
• 1986-07-28 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $4,834 · -9.1% YoY. Source: county tax records.