417 W Huffman St · Krum, TX 76249

$189,900

3 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 68 Days on market

Built 1987 0.37 ac lot $152/sqft · 31% below area Est $275k · 31% under ↓ 5% since listing

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Why this score? — see what drove the C 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.2/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming vintage farmhouse nestled in the heart of Krum, Texas, ready for your personal touch! Located in a well-established neighborhood filled with mature trees and plenty of shade, this property offers the perfect setting for peaceful country living with a nostalgic feel. This 3-bedroom, 2-bath home sits on a spacious lot featuring a large backyard with endless potential—whether you envision building a shop, adding a guest house, or creating your own outdoor oasis. Full of character and opportunity, this estate property is being offered priced to sell, per the family—making it an incredible opportunity for buyers looking for a fixer-upper or a place to truly make their own. With a little love, this home could be transformed into an absolutely adorable dream property. Don’t miss your chance to turn this hidden gem into something truly special!

Key facts

• Large backyard
• Mature trees
• 0.37 acre lot

Tags

• LARGE BACKYARD
• MATURE TREES
• PEACEFUL COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.5% in Krum — 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 69/100 on livability (#400 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Krum ISD (rural): math 44% / reading 46% proficiency, ranked #218 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Krum Early Education Center (430 students, 49% FRL); Krum Middle (math 48% / reading 47%, grade C-, #408 of 1,662 statewide, top 25%, 541 students, 37% FRL); Krum H S (math 37% / reading 52%, grade F, #652 of 1,632 statewide, top 43%, 686 students, 31% FRL).
• Market conditions: 272 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 68 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.55%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (median comp): $274,998
• List price: $189,900
• Delta: -30.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 W Huffman St	0.18mi	3/2.0	1,369 (+10%)	8mo	$152,900	$112	70
126 1/2 W 5th St	0.17mi	4/1.5 (+1)	1,288 (+3%)	13mo	$229,000	$178	69
15 W Sharon Dr	0.45mi	3/2.0	1,324 (+6%)	5mo	$280,000	$211	65
200 Brook Cir	0.57mi	3/2.0	1,331 (+6%)	6mo	$229,000	$172	58
421 Jackson St	0.52mi	3/2.0	1,360 (+9%)	5mo	$214,900	$158	57
8 S Sharon Dr	0.48mi	3/2.0	1,376 (+10%)	5mo	$250,000	$182	57
501 W Mccart St	0.21mi	3/2.0	1,432 (+15%)	15mo	$269,000	$188	53
16 Christi Ln	0.50mi	3/2.0	1,388 (+11%)	10mo	$300,000	$216	50
100 Turtle Dove	0.67mi	3/2.0	1,419 (+14%)	4mo	$305,000	$215	43
103 Radecke Rd	0.61mi	3/2.0	1,416 (+13%)	8mo	$346,000	$244	42
212 Dove Mdws	0.50mi	3/2.0	1,425 (+14%)	14mo	$310,000	$218	42
421 S 1st St	0.50mi	2/2.0 (-1)	1,384 (+11%)	15mo	$249,900	$181	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-15,095
• Equity at exit: $28,315

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $7,078
• Equity at exit: $16,419

Cash invested: $53,172 (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 76249

• Home prices YoY: -11.1%
• Active inventory: 272
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$996
• Tax from tax record: −$211 /mo · $2,536/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $246

Break-even live

Break-even rent $1,628

Max offer price $189,900

Occupancy floor 82%

Sensitivity live

Price	-10% $353	-5% $300	+0% $246	+5% $192	+10% $138
Rent	-10% $93	-5% $169	+0% $246	+5% $323	+10% $399
Rate	-1.0pp $342	-0.5pp $294	base $246	+0.5pp $197	+1.0pp $147

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
525 W Lloyd St Krum, TX	3.0	2.0	1581	$1,975	$1.25	4d	1	0.15mi
325 W Jones St Krum, TX	3.0	1.0	1244	$1,695	$1.36	23d	1	0.33mi
6 W Sharon Dr Krum, TX	3.0	2.0	1431	$2,001	$1.40	45d	1	0.38mi
115 W Jones St Unit 205 Krum, TX	2.0	2.0	968	$1,350	$1.39	3d	1	0.42mi
115 W Jones St Unit 201 Krum, TX	2.0	2.0	968	$1,450	$1.50	45d	1	0.42mi
115 W Jones St Unit 102 Krum, TX	2.0	2.0	968	$1,450	$1.50	3d	1	0.42mi
115 W Jones St Unit 103 Krum, TX	2.0	2.5	1218	$1,650	$1.35	45d	1	0.42mi
211 Dove Mdws Krum, TX	3.0	2.0	1396	$2,080	$1.49	6d	1	0.49mi
200 Brook Cir Krum, TX	3.0	2.0	1331	$1,860	$1.40	45d	1	0.55mi
313 E Lloyd St Krum, TX	3.0	2.0	1356	$1,800	$1.33	12d	1	0.57mi
3201 Hopkins Rd Krum, TX	1.0–3.0	1.0–2.0	983	$2,041	$2.08	0d	35	1.04mi
1311 Dakota Trl Krum, TX	3.0	2.0	1353	$1,870	$1.38	13d	1	1.23mi
110 Comanche Trl Krum, TX	4.0	2.0	1771	$1,955	$1.10	45d	1	1.36mi
1415 Aztec Trl Krum, TX	3.0	2.0	1585	$2,050	$1.29	5d	1	1.44mi

Listing history 17 events

1. 2026-06-21
   days on market $189,900 Active 68 DOM
2. 2026-06-18
   days on market $189,900 Active 65 DOM
3. 2026-06-17
   days on market $189,900 Active 64 DOM
4. 2026-06-16
   days on market $189,900 Active 63 DOM
5. 2026-06-15
   days on market $189,900 Active 62 DOM
6. 2026-06-13
   days on market $189,900 Active 60 DOM
7. 2026-06-13
   days on market $189,900 Active 59 DOM
8. 2026-06-09
   days on market $189,900 Active 56 DOM
9. 2026-06-08
   days on market $189,900 Active 55 DOM
10. 2026-06-07
    days on market $189,900 Active 54 DOM
11. 2026-06-04
    days on market $189,900 Active 51 DOM
12. 2026-06-03
    days on market $189,900 Active 50 DOM
13. 2026-06-02
    days on market $189,900 Active 49 DOM
14. 2026-06-01
    days on market $189,900 Active 48 DOM
15. 2026-05-31
    days on market $189,900 Active 47 DOM
16. 2026-05-06
    price $189,900 875-char remark

    Show marketing remark (875 chars)

    Charming vintage farmhouse nestled in the heart of Krum, Texas, ready for your personal touch! Located in a well-established neighborhood filled with mature trees and plenty of shade, this property offers the perfect setting for peaceful country living with a nostalgic feel. This 3-bedroom, 2-bath home sits on a spacious lot featuring a large backyard with endless potential—whether you envision building a shop, adding a guest house, or creating your own outdoor oasis. Full of character and opportunity, this estate property is being offered priced to sell, per the family—making it an incredible opportunity for buyers looking for a fixer-upper or a place to truly make their own. With a little love, this home could be transformed into an absolutely adorable dream property. Don’t miss your chance to turn this hidden gem into something truly special!

17. 2026-04-14
    listed $199,000 Active 875-char remark

    Show marketing remark (875 chars)

    Charming vintage farmhouse nestled in the heart of Krum, Texas, ready for your personal touch! Located in a well-established neighborhood filled with mature trees and plenty of shade, this property offers the perfect setting for peaceful country living with a nostalgic feel. This 3-bedroom, 2-bath home sits on a spacious lot featuring a large backyard with endless potential—whether you envision building a shop, adding a guest house, or creating your own outdoor oasis. Full of character and opportunity, this estate property is being offered priced to sell, per the family—making it an incredible opportunity for buyers looking for a fixer-upper or a place to truly make their own. With a little love, this home could be transformed into an absolutely adorable dream property. Don’t miss your chance to turn this hidden gem into something truly special!

ⓘ 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: $2,536 · $211/mo
• Projected year-2 tax: $3,475 · $290/mo
• Expected delta: +$940/yr (+$78/mo · 37.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $23,274
• − Mortgage interest: −$10,637
• − Property taxes: −$2,536
• − Insurance: −$950
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$5,524
• Taxable loss: −$97
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $2,974/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: Krum ISD
• NCES district ID: 4825980
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $71,808
• Composite: 40.72/100
• National rank: #3664
• State rank: #218 of 826 in TX

Livability — Krum

• Score: 69/100
• State rank: #400
• US rank: #8287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Krum, TX
• County: Denton County · 901,654 people
• City population: 10,637
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 10,637
• Household income: $120,169
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 134.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 12% Arabic 1% Other Indo-European 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: ▼ -34.45%
• Current HPI: 276.067
• Rent YoY: —
• 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

-4.6% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $189,900 NTREIS
• 2026-04-14 Listed $199,000 NTREIS

Property tax history

+2.7%/yr

Latest (2025): $2,536 · -5.3% YoY. Source: county tax records.