1421 Laurel · Argyle, TX 76226

$359,614

3 bd · 2.5 ba · 1,661 sqft · Land · 280 Days on market

Built 2025 4,356 sqft lot $217/sqft · 14% below area Est $417k · 14% under $212/mo HOA · 7% of rent ↓ 7% since listing

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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 +13.7/15.0
• Cash flow +11.8/30.0
• Schools +6.4/10.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 21058096 - Built by Tri Pointe Homes - Ready Now! ~ This 3-bedroom, 2.5-bath Lily plan offers 1,661 sq ft of well-designed living space with a 2-car garage and a covered patio perfect for outdoor entertaining. The open layout is enhanced by gas access to the patio, making it easy to enjoy weekend cookouts or cozy evenings outside. With thoughtful features and a modern flow, this home blends comfort and convenience in the heart of the Harvest community. It’s the ideal space for those seeking style, simplicity, and connection.

Key facts

• Covered patio
• Gas access to patio
• Sizeable pantry

Tags

• COVERED PATIO
• GAS ACCESS TO PATIO
• SIZEABLE PANTRY
• OPEN CONCEPT HOME DESIGN

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $360k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $343k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (20.8% below list).
• Recommended offer: $285k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.2% in Argyle — 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 65/100 on livability (#658 in TX) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Argyle ISD (rural): math 71% / reading 67% proficiency, ranked #8 of 826 in TX (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.6%/yr); 1110 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $2k of loan paydown is wiped out by about $11k 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 280 days — a 12% lower offer ($316k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $27k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $284,837 (20.8% 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 280 days. Have you received any prior offers? Is the seller open to a 21% 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 A-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: 0.79% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 10.5

CMA / ARV

• ARV (median comp): $416,773
• List price: $359,614
• Delta: -13.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.32×
• Total profit: $-68,413
• Equity at exit: $53,620

10-year hold

• IRR: -15.6%
• Equity multiple: 0.17×
• Total profit: $-83,365
• Equity at exit: $31,093

Cash invested: $100,692 (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 76226

• Home prices YoY: -24.4%
• Rents YoY: 1.6%
• Active inventory: 1110
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,848 high
• Mortgage (P&I): −$1,886
• Tax from tax record: −$99 /mo · $1,192/yr
• Insurance: −$150
• HOA: −$212
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-97

Break-even live

Break-even rent $2,971

Max offer price $342,505

Occupancy floor 98%

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: $89,904
• Closing costs: $10,788
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1704 Laurel Ln Argyle, TX	3.0–4.0	2.0–3.5	2116	$2,683	$1.27	1d	12	0.19mi
721 10th St Argyle, TX	3.0	2.0	1894	$2,550	$1.35	44d	1	0.22mi
701 10th St Argyle, TX	3.0	2.0	1884	$2,649	$1.41	44d	1	0.23mi
809 Blossom Ln Unit 35 Argyle, TX	3.0	2.5	1844	$2,610	$1.42	22d	1	0.34mi
909 Blossom Ln Unit 51 Argyle, TX	3.0	2.5	1844	$2,704	$1.47	22d	1	0.34mi
816 Trailside Ln Argyle, TX	3.0	2.0	1653	$2,595	$1.57	44d	1	0.42mi
724 4th St Argyle, TX	3.0	2.5	2025	$2,575	$1.27	22d	1	0.54mi
537 Parkside Dr Argyle, TX	3.0	2.5	1702	$2,499	$1.47	24d	1	0.57mi
512 Parkside Dr Argyle, TX	3.0	2.5	2001	$2,750	$1.37	20d	1	0.59mi
517 Parkside Dr Argyle, TX	3.0	2.5	1691	$2,500	$1.48	7d	1	0.59mi
1044 3rd St Argyle, TX	2.0	2.0	1332	$2,500	$1.88	24d	1	0.63mi
420 4th St Argyle, TX	3.0	2.5	2035	$2,445	$1.20	11d	1	0.65mi
416 4th St Argyle, TX	3.0	2.5	2044	$2,850	$1.39	1d	1	0.65mi
1029 3rd St Argyle, TX	2.0	2.0	1569	$2,450	$1.56	3d	1	0.65mi
1056 Homestead Way Argyle, TX	3.0	2.5	2001	$2,900	$1.45	1d	1	0.69mi
200 Harvest Way Argyle, TX	1.0–3.0	1.0–2.5	1248	$2,983	$2.39	1d	248	0.79mi
1309 E Swan Trl Argyle, TX	3.0	2.0	1871	$2,695	$1.44	1d	1	0.84mi
1821 Waxwing Trl Argyle, TX	3.0	2.0	2208	$2,975	$1.35	10d	1	0.86mi
1904 Cardinal Way Argyle, TX	3.0	2.0	2209	$3,000	$1.36	3d	1	0.91mi
1316 Millerbird Way Argyle, TX	4.0	2.0	1806	$2,900	$1.61	1d	1	0.97mi
1724 Henderson Dr Argyle, TX	4.0	2.0	2044	$2,486	$1.22	7d	1	1.02mi
2108 Blackrail Ct Argyle, TX	3.0	2.0	2046	$2,850	$1.39	4d	1	1.13mi
616 Gannet Trl Argyle, TX	3.0	2.0	2169	$2,800	$1.29	4d	1	1.20mi
605 Gannet Trl Argyle, TX	3.0	2.5	2209	$3,100	$1.40	24d	1	1.25mi
517 Gannet Trl Argyle, TX	3.0	2.0	1872	$2,671	$1.43	44d	1	1.27mi
1012 Kensington Way Argyle, TX	3.0	2.0	2130	$2,800	$1.31	3d	1	1.49mi

HOA detail

• Monthly dues: $212 · $2,544/yr
• Likely covers: gas

Listing history 24 events

1. 2026-06-18
   days on market $359,614 Active 280 DOM
2. 2026-06-17
   days on market $359,614 Active 279 DOM
3. 2026-06-16
   days on market $359,614 Active 278 DOM
4. 2026-06-15
   days on market $359,614 Active 277 DOM
5. 2026-06-13
   days on market $359,614 Active 275 DOM
6. 2026-06-13
   days on market $359,614 Active 274 DOM
7. 2026-06-09
   days on market $359,614 Active 271 DOM
8. 2026-06-08
   days on market $359,614 Active 270 DOM
9. 2026-06-07
   days on market $359,614 Active 269 DOM
10. 2026-06-04
    days on market $359,614 Active 266 DOM
11. 2026-06-03
    days on market $359,614 Active 265 DOM
12. 2026-06-02
    days on market $359,614 Active 264 DOM
13. 2026-06-01
    days on market $359,614 Active 263 DOM
14. 2026-05-31
    days on market $359,614 Active 262 DOM
15. 2026-05-16
    price $359,614 541-char remark

    Show marketing remark (541 chars)

    MLS# 21058096 - Built by Tri Pointe Homes - Ready Now! ~ This 3-bedroom, 2.5-bath Lily plan offers 1,661 sq ft of well-designed living space with a 2-car garage and a covered patio perfect for outdoor entertaining. The open layout is enhanced by gas access to the patio, making it easy to enjoy weekend cookouts or cozy evenings outside. With thoughtful features and a modern flow, this home blends comfort and convenience in the heart of the Harvest community. It’s the ideal space for those seeking style, simplicity, and connection.

16. 2026-05-15
    price $359,614 478-char remark

    Show marketing remark (478 chars)

    This 3-bedroom, 2.5-bath Lily plan offers 1,661 sq ft of well-designed living space with a 2-car garage and a covered patio perfect for outdoor entertaining. The open layout is enhanced by gas access to the patio, making it easy to enjoy weekend cookouts or cozy evenings outside. With thoughtful features and a modern flow, this home blends comfort and convenience in the heart of the Harvest community. It's the ideal space for those seeking style, simplicity, and connection.

17. 2026-02-21
    price $369,614 541-char remark

    Show marketing remark (541 chars)

    MLS# 21058096 - Built by Tri Pointe Homes - Ready Now! ~ This 3-bedroom, 2.5-bath Lily plan offers 1,661 sq ft of well-designed living space with a 2-car garage and a covered patio perfect for outdoor entertaining. The open layout is enhanced by gas access to the patio, making it easy to enjoy weekend cookouts or cozy evenings outside. With thoughtful features and a modern flow, this home blends comfort and convenience in the heart of the Harvest community. It’s the ideal space for those seeking style, simplicity, and connection.

18. 2026-01-28
    price $369,614 478-char remark

    Show marketing remark (478 chars)

    This 3-bedroom, 2.5-bath Lily plan offers 1,661 sq ft of well-designed living space with a 2-car garage and a covered patio perfect for outdoor entertaining. The open layout is enhanced by gas access to the patio, making it easy to enjoy weekend cookouts or cozy evenings outside. With thoughtful features and a modern flow, this home blends comfort and convenience in the heart of the Harvest community. It's the ideal space for those seeking style, simplicity, and connection.

19. 2025-11-26
    price $364,614 541-char remark

    Show marketing remark (541 chars)

    MLS# 21058096 - Built by Tri Pointe Homes - Ready Now! ~ This 3-bedroom, 2.5-bath Lily plan offers 1,661 sq ft of well-designed living space with a 2-car garage and a covered patio perfect for outdoor entertaining. The open layout is enhanced by gas access to the patio, making it easy to enjoy weekend cookouts or cozy evenings outside. With thoughtful features and a modern flow, this home blends comfort and convenience in the heart of the Harvest community. It’s the ideal space for those seeking style, simplicity, and connection.

20. 2025-11-25
    price $364,614 478-char remark

    Show marketing remark (478 chars)

    This 3-bedroom, 2.5-bath Lily plan offers 1,661 sq ft of well-designed living space with a 2-car garage and a covered patio perfect for outdoor entertaining. The open layout is enhanced by gas access to the patio, making it easy to enjoy weekend cookouts or cozy evenings outside. With thoughtful features and a modern flow, this home blends comfort and convenience in the heart of the Harvest community. It's the ideal space for those seeking style, simplicity, and connection.

21. 2025-10-07
    price $376,614 541-char remark

    Show marketing remark (478 chars)

    This 3-bedroom, 2.5-bath Lily plan offers 1,661 sq ft of well-designed living space with a 2-car garage and a covered patio perfect for outdoor entertaining. The open layout is enhanced by gas access to the patio, making it easy to enjoy weekend cookouts or cozy evenings outside. With thoughtful features and a modern flow, this home blends comfort and convenience in the heart of the Harvest community. It's the ideal space for those seeking style, simplicity, and connection.

22. 2025-10-07
    price $376,614 478-char remark

    Show marketing remark (478 chars)

    This 3-bedroom, 2.5-bath Lily plan offers 1,661 sq ft of well-designed living space with a 2-car garage and a covered patio perfect for outdoor entertaining. The open layout is enhanced by gas access to the patio, making it easy to enjoy weekend cookouts or cozy evenings outside. With thoughtful features and a modern flow, this home blends comfort and convenience in the heart of the Harvest community. It's the ideal space for those seeking style, simplicity, and connection.

23. 2025-09-11
    listed $386,614 Active 541-char remark

    Show marketing remark (541 chars)

    MLS# 21058096 - Built by Tri Pointe Homes - Ready Now! ~ This 3-bedroom, 2.5-bath Lily plan offers 1,661 sq ft of well-designed living space with a 2-car garage and a covered patio perfect for outdoor entertaining. The open layout is enhanced by gas access to the patio, making it easy to enjoy weekend cookouts or cozy evenings outside. With thoughtful features and a modern flow, this home blends comfort and convenience in the heart of the Harvest community. It’s the ideal space for those seeking style, simplicity, and connection.

24. 2025-09-09
    listed $386,614 Active 478-char remark

    Show marketing remark (478 chars)

    This 3-bedroom, 2.5-bath Lily plan offers 1,661 sq ft of well-designed living space with a 2-car garage and a covered patio perfect for outdoor entertaining. The open layout is enhanced by gas access to the patio, making it easy to enjoy weekend cookouts or cozy evenings outside. With thoughtful features and a modern flow, this home blends comfort and convenience in the heart of the Harvest community. It's the ideal space for those seeking style, simplicity, and connection.

ⓘ 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: $1,192 · $99/mo
• Projected year-2 tax: $6,581 · $548/mo
• Expected delta: +$5,389/yr (+$449/mo · 451.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $34,180
• − Mortgage interest: −$20,144
• − Property taxes: −$1,192
• − Insurance: −$1,798
• − Repairs & maintenance: −$2,734
• − Management: −$2,734
• − HOA: −$2,544
• − Depreciation: −$10,461
• Taxable loss: −$7,428
• Est. tax savings @ 24.0%: +$1,783
• After-tax cash flow: $621/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: Argyle ISD
• NCES district ID: 4808670
• Math proficiency: 71% ▼ -2.00%
• Reading proficiency: 67% ▼ -1.00%
• Median HH income: $108,516
• Composite: 64.16/100
• National rank: #568
• State rank: #8 of 826 in TX

Livability — Argyle

• Score: 65/100
• State rank: #658
• US rank: #12392

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Denton County · 901,654 people
• City population: 43,587
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 43,587
• Household income: $180,982
• Rent vs Own: 6.4% rent · 93.6% own
• Severe rent burden: 40.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 10% Two or more races 10% Asian 7% Black 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Romanian 2% Portuguese 2%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 3% Other Asian/Pacific 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: ▼ -81.81%
• Current HPI: 253.1948
• Rent YoY: ▲ 1.61%
• 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

-7.0% since first listed

10 events — show timeline

• 2026-05-16 Price Changed $359,614 NTREIS
• 2026-05-15 Price Changed $359,614 Zillow
• 2026-02-21 Price Changed $369,614 NTREIS
• 2026-01-28 Price Changed $369,614 Zillow
• 2025-11-26 Price Changed $364,614 NTREIS
• 2025-11-25 Price Changed $364,614 Zillow
• 2025-10-07 Price Changed $376,614 NTREIS
• 2025-10-07 Price Changed $376,614 Zillow
• 2025-09-11 Listed $386,614 NTREIS
• 2025-09-09 Listed $386,614 Zillow

Property tax history

+56.0%/yr

Latest (2025): $1,192 · +62.8% YoY. Source: county tax records.