2601 Flycatcher Dr · Denton, TX 76205

$469,985

5 bd · 4.0 ba · 2,922 sqft · Land · 181 Days on market

Built 2026 Excellent condition 7,536 sqft lot $161/sqft · 5% above area Est $446k · 5% over $67/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +5.1/15.0
• Cash flow +4.8/30.0
• Condition / age +4.8/5.0
• Livability +4.4/5.0
• Schools +3.2/10.0
• Rent growth +1.7/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Now Selling in the new phase of the fabulous D.R. Horton Eagle Creek community in Denton and Denton ISD! Open concept Two Story 5-4-2 Mallard Floorplan-Elevation A, located on a premium corner lot! Estimated Summer Completion! Large Chef's Kitchen with Island, Quartz Countertops, tiled Backsplash, Pendant lights, built-in Stainless Steel Appliances, electric Oven, gas Cooktop, and walk-in Pantry. Luxurious main Bedroom with dual sink Quartz top Vanity, Garden Tub and separate Shower, and walk-in Closet. Guest Bedroom downstairs; 3 Bedrooms, Game room plus Loft and 2 full Bath upstairs. Quartz topped Vanity also in secondary Baths. RevWood flooring at Entry, Halls, Living, Kitchen and Wet areas plus Home is Connected Smart Home Technology. Tankless Water Heater, covered back Patio, full Gutters, front exterior Coach Lights, 6 ft fenced backyard, landscape Pkg with full Sprinkler System and more! Community Playground, Amenity Center and Pool. Close proximity to Downtown Denton, UNT, TWU, The Square, Rayzor Ranch Town Center Shopping and Restaurants, I-35E & I-35W.

Key facts

• Quartz countertops
• Main bedroom
• Separate shower

Tags

• CHEF'S KITCHEN
• QUARTZ COUNTERTOPS
• WALK-IN PANTRY
• MAIN BEDROOM
• GARDEN TUB
• SEPARATE SHOWER

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath land listed at $470k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (35.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (41.5% below list).
• Recommended offer: $275k (41.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 88/100 on livability (#2 in TX, #210 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Denton ISD (urban): math 36% / reading 43% proficiency, ranked #383 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-3.4%/yr); 233 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 28d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).
• At $2,747/mo this rent would consume 48% of the median local household income ($69k/yr) (locally 16% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 181 days — a 12% lower offer ($414k) is reasonable based on typical stale-listing flexibility.

Recommended offer $274,722 (41.5% 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 181 days. Have you received any prior offers? Is the seller open to a 42% 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 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?
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: 0.58% ✗
• Cap rate: 3.37%
• Cash-on-cash: -10.44%
• DSCR: 0.54
• GRM: 14.3

CMA / ARV

• ARV (median comp): $446,241
• List price: $469,985
• Delta: 5.32%
• 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
2121 Fairfax Rd	1.42mi	4/2.5 (-1)	2,888 (-1%)	4mo	$550,000	$190	49
19 Timbergreen Cir	1.40mi	4/3.5 (-1)	3,068 (+5%)	3mo	$674,900	$220	47
3300 Stonecrop Trl	1.49mi	4/3.0 (-1)	2,685 (-8%)	3mo	$399,900	$149	40
2404 Peebles Dr	0.75mi	5/3.0	2,494 (-15%)	4mo	$385,000	$154	33
2608 Glasgow Way	0.76mi	4/3.0 (-1)	2,264 (-22%)	2mo	$435,000	$192	30
2400 Peebles Ln	0.73mi	4/3.0 (-1)	2,240 (-23%)	3mo	$425,000	$190	29
1300 Kendolph Dr	0.97mi	4/3.0 (-1)	2,267 (-22%)	2mo	$459,000	$202	29
2400 Skara Brae Dr	0.74mi	4/3.0 (-1)	2,236 (-24%)	3mo	$380,000	$170	29
1300 Avenue A	0.95mi	4/2.5 (-1)	2,494 (-15%)	2mo	$575,140	$231	28
2408 Glasgow Way	0.76mi	4/3.0 (-1)	2,236 (-24%)	4mo	$380,900	$170	28
2412 Glasgow Way	0.76mi	4/3.0 (-1)	2,236 (-24%)	4mo	$380,900	$170	28
2900 Emerald Trace Dr	1.37mi	4/3.0 (-1)	2,333 (-20%)	5mo	$465,000	$199	27

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: -38.5%
• Equity multiple: -0.19×
• Total profit: $-157,030
• Equity at exit: $70,076

10-year hold

• IRR: -81.7%
• Equity multiple: -0.99×
• Total profit: $-261,393
• Equity at exit: $40,636

Cash invested: $131,596 (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 76205

• Home prices YoY: -25.8%
• Rents YoY: -3.4%
• Active inventory: 233
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $2,747 high
• Mortgage (P&I): −$2,465
• Tax est. 1.5%: −$587 /mo · $7,050/yr
• Insurance: −$196
• HOA: −$67
• Vacancy / Maint / Mgmt: −$577
• Net cashflow: $-1,145

Break-even live

Break-even rent $4,196

Max offer price $304,351

Occupancy floor —

Sensitivity live

Price	-10% $-820	-5% $-982	+0% $-1,145	+5% $-1,307	+10% $-1,469
Rent	-10% $-1,362	-5% $-1,253	+0% $-1,145	+5% $-1,036	+10% $-928
Rate	-1.0pp $-908	-0.5pp $-1,025	base $-1,145	+0.5pp $-1,266	+1.0pp $-1,390

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: $117,496
• Closing costs: $14,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2615 Flycatcher Dr Denton, TX	5.0	3.0	2150	$2,850	$1.33	4d	1	0.05mi
1501 Woodpecker St Denton, TX	5.0	3.0	2804	$3,000	$1.07	24d	1	0.17mi
1513 Woodpecker St Denton, TX	4.0	3.0	2733	$3,500	$1.28	83d	1	0.20mi
1709 Sparrow St Denton, TX	5.0	4.0	2922	$3,300	$1.13	82d	1	0.23mi
1604 Buzzard Rd Denton, TX	5.0	3.0	2112	$2,900	$1.37	0d	1	0.24mi
1717 Sparrow St Denton, TX	5.0	3.0	2104	$2,900	$1.38	0d	1	0.25mi
2320 Ruff Rd Denton, TX	4.0	2.0	1938	$2,350	$1.21	6d	1	0.32mi
2309 Ruff Rd Denton, TX	4.0	2.0	1942	$2,500	$1.29	28d	1	0.33mi
2201 Yellowhammer Rd Denton, TX	4.0	3.0	2874	$3,150	$1.10	120d	1	0.34mi
2504 Wren Ln Denton, TX	4.0	2.5	2104	$2,600	$1.24	12d	1	0.34mi
2605 Starling St Denton, TX	5.0	3.0	2150	$2,850	$1.33	67d	1	0.34mi
1917 Jacqueline Dr Denton, TX	4.0	4.0	2000	$2,300	$1.15	64d	1	0.57mi
1917 Jacqueline Dr Denton, TX	4.0	4.0	2000	$2,300	$1.15	82d	1	0.57mi
2721 Donella Dr Denton, TX	5.0	3.0	2497	$3,500	$1.40	24d	1	0.65mi
1402 Oakwood Dr Denton, TX	4.0	2.0	2000	$1,900	$0.95	19d	1	0.68mi
1908 Westridge St Denton, TX	6.0	3.0	2220	$2,700	$1.22	7d	1	0.81mi
1908 Westridge St Denton, TX	6.0	3.0	2220	$2,700	$1.22	19d	1	0.81mi
3100 Spenrock Ct Denton, TX	4.0	2.5	2460	$2,550	$1.04	18d	1	1.18mi
3100 Spenrock Ct Denton, TX	4.0	2.5	2460	$2,650	$1.08	62d	1	1.18mi
3108 Spenrock Ct Denton, TX	4.0	2.5	2124	$2,200	$1.04	140d	1	1.20mi
2909 Parkwood Cir Argyle, TX	5.0	3.5	3429	$3,600	$1.05	24d	1	1.31mi
1029 Beechwood Dr Denton, TX	4.0	2.5	2105	$2,200	$1.05	139d	1	1.40mi
3200 Stonecrop Trl Argyle, TX	4.0	2.5	2595	$2,750	$1.06	82d	1	1.40mi
4516 Remuda Ln Argyle, TX	4.0	2.0	2020	$2,600	$1.29	6d	1	1.41mi
2016 Pembrooke Pl Denton, TX	4.0	3.5	2820	$3,250	$1.15	100d	1	1.42mi
1120 Springcreek Dr Denton, TX	4.0	2.5	2698	$2,370	$0.88	108d	1	1.42mi

HOA detail $67/mo · $804/yr

• Likely covers: watergaselectricpool

Listing history 50 events

1. 2026-09-24
   days on market $469,985 Active 181 DOM
2. 2026-09-23
   days on market $469,985 Active 180 DOM
3. 2026-09-22
   days on market $469,985 Active 179 DOM
4. 2026-09-21
   days on market $469,985 Active 178 DOM
5. 2026-09-20
   days on market $469,985 Active 177 DOM
6. 2026-09-19
   days on market $469,985 Active 176 DOM
7. 2026-09-18
   days on market $469,985 Active 175 DOM
8. 2026-09-17
   days on market $469,985 Active 174 DOM
9. 2026-09-16
   days on market $469,985 Active 173 DOM
10. 2026-09-15
    days on market $469,985 Active 172 DOM
11. 2026-09-14
    days on market $469,985 Active 171 DOM
12. 2026-09-13
    days on market $469,985 Active 170 DOM
13. 2026-09-12
    days on market $469,985 Active 169 DOM
14. 2026-09-12
    price $469,985 Active 168 DOM
15. 2026-09-11
    days on market $497,230 Active 168 DOM
16. 2026-09-05
    days on market $497,230 Active 162 DOM
17. 2026-09-04
    days on market $497,230 Active 161 DOM
18. 2026-09-02
    days on market $497,230 Active 159 DOM
19. 2026-08-31
    days on market $497,230 Active 157 DOM
20. 2026-08-29
    days on market $497,230 Active 155 DOM
21. 2026-08-28
    days on market $497,230 Active 154 DOM
22. 2026-08-27
    days on market $497,230 Active 153 DOM
23. 2026-08-26
    days on market $497,230 Active 152 DOM
24. 2026-08-25
    days on market $497,230 Active 151 DOM
25. 2026-08-24
    days on market $497,230 Active 150 DOM
26. 2026-08-23
    days on market $497,230 Active 149 DOM
27. 2026-08-22
    days on market $497,230 Active 148 DOM
28. 2026-08-20
    days on market $497,230 Active 146 DOM
29. 2026-08-19
    days on market $497,230 Active 145 DOM
30. 2026-08-18
    days on market $497,230 Active 144 DOM
31. 2026-08-17
    days on market $497,230 Active 143 DOM
32. 2026-08-16
    days on market $497,230 Active 142 DOM
33. 2026-08-15
    days on market $497,230 Active 141 DOM
34. 2026-08-14
    days on market $497,230 Active 140 DOM
35. 2026-08-13
    days on market $497,230 Active 139 DOM
36. 2026-08-12
    days on market $497,230 Active 138 DOM
37. 2026-08-11
    price $497,230 Active 137 DOM
38. 2026-08-11
    days on market $500,230 Active 137 DOM
39. 2026-08-10
    days on market $500,230 Active 136 DOM
40. 2026-08-09
    days on market $500,230 Active 135 DOM
41. 2026-08-08
    pricedays on market $500,230 Active 134 DOM
42. 2026-08-06
    days on market $499,990 Active 132 DOM
43. 2026-08-05
    days on market $499,990 Active 131 DOM
44. 2026-08-04
    days on market $499,990 Active 130 DOM
45. 2026-07-31
    pricedays on market $499,990 Active 126 DOM
46. 2026-07-30
    days on market $517,805 Active 124 DOM
47. 2026-07-28
    days on market $517,805 Active 123 DOM
48. 2026-07-26
    days on market $517,805 Active 121 DOM
49. 2026-07-24
    days on market $517,805 Active 119 DOM
50. 2026-07-23
    days on market $517,805 Active 118 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,967
• − Mortgage interest: −$26,326
• − Property taxes: −$7,050
• − Insurance: −$2,350
• − Repairs & maintenance: −$2,637
• − Management: −$2,637
• − HOA: −$804
• − Depreciation: −$13,672
• Taxable loss: −$22,510
• Est. tax savings @ 24.0%: +$5,403
• After-tax cash flow: $-8,333/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.

Condition & rehab AI · 9 photos

Excellent 95/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its value.

Components & finishes AI

Roof asphalt shingle · good Flooring tile Counters granite Appliances stainless steel HVAC central · new lt5

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve the overall appearance and increase the home's value. ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Middle Mcmath Middle F TX #947/1,662 Nat'l #8,188/14,009

Schools (NCES district)

• District: Denton ISD
• NCES district ID: 4816740
• Math proficiency: 36% ▼ -18.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $58,913
• Composite: 34.91/100
• National rank: #5075
• State rank: #383 of 826 in TX

A Composite livability gradescore 88/100

Livability — Denton

• Score: 88/100
• State rank: #2
• US rank: #210

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Denton, TX
• County: Denton County · 1,053,010 people
• City population: 127,990
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 18,978
• Household income: $68,600
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 49% Hispanic / Latino 26% Two or more races 18% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 17% · Canada, China
• Languages at home: 76% English-only · Spanish 18% Arabic 3% Other Indo-European 1%

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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: ▼ -101.13%
• Current HPI: 290.7883
• Rent YoY: ▼ -3.40%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-0.4% since first listed

2 events — show timeline

• 2026-04-14 Price Changed $517,805 NTREIS
• 2026-03-26 Listed $520,040 NTREIS

Property tax history

-13.4%/yr

Latest (2025): $320 · +23.6% YoY. Source: county tax records.