3309 Emerald Trace Dr · Denton, TX 76226

$609,990

5 bd · 4.0 ba · 3,560 sqft · Land · 48 Days on market

Built 2026 6,387 sqft lot $171/sqft · at area comps Est $606k · at est. $52/mo HOA · 1% of rent ↓ 11% since listing

---

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 +7.2/15.0
• Schools +6.4/10.0
• Cash flow +4.9/30.0
• Livability +4.4/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This stunning Rose II offers 5 bedrooms, 4 baths, a private study, spacious game room, and dedicated media room, all perfectly situated on an interior cul-de-sac lot. The home features wood flooring throughout the main living areas, a deluxe kitchen with upgraded countertops, and a dramatic floor-to-ceiling tiled fireplace. The gorgeous stone elevation is enhanced by an upgraded brick-wrapped front porch and an impressive 8' front door. Enjoy outdoor living on the covered patio, and benefit from energy-efficient features including a tankless water heater. With its thoughtful layout, premium finishes, and prime cul-de-sac location, this Rose II delivers exceptional comfort, style, and craftsmanship. Upgrades continue with 2-inch faux wood blinds throughout and full rain gutters for added durability. Located in Glenwood Meadows in Denton, just minutes from Hwy 377 and I-35 and zoned to award-winning Argyle ISD. Call or visit the Bloomfield Homes model at Glenwood Meadows to experience this Rose II in person.

Key facts

• Wood flooring
• Upgraded countertops
• Dedicated media room

Tags

• PRIVATE STUDY
• SPACIOUS GAMEROOM
• DEDICATED MEDIA ROOM
• WOOD FLOORING
• DELUXE KITCHEN
• UPGRADED COUNTERTOPS

Property features AI

Finance

• Other: Municipal Utility District: No
• Financial info: Financing available: Cash, Conventional, FHA, VA
• HOA & community: Mandatory homeowners association; Annual association fee; Association covers full use of facilities, maintenance structure, and management fees; HOA managed by Vision Communities Management

Exterior

• Parking: Attached 2-car garage with garage door opener (garage faces side); Covered parking for 2 vehicles; Driveway and direct garage access; Enclosed carport spaces: 0
• Security: Smoke detectors and carbon monoxide detectors
• Utilities: City water and city sewer; Concrete curbs
• Home design: Single family residence, two stories; New construction (incomplete); Subdivision: Glenwood Meadows; Builder-provided lot dimensions approximately 60 x 117
• Construction: Brick and rock/stone exterior; Composition roof; Slab foundation; Year built: 2026 (new construction)
• Exterior features: Covered porch(es); Gutters; Private, landscaped yard with sprinkler system; Fenced backyard with wood fencing; Located on an interior cul-de-sac lot with few trees

Interior

• Kitchen: Gas cooktop and gas oven; Dishwasher; Microwave; Disposal; Kitchen island; Eat-in kitchen and breakfast room; Water line to refrigerator; Pantry and walk-in pantry; Granite countertops; Vented exhaust fan
• Bedrooms: Primary bedroom on main level with dual sinks, garden tub, separate shower, ensuite bath, and walk-in closet; Additional bedrooms on main and second levels
• Flooring: Wood flooring; Tile; Carpet
• Bathrooms: Four full bathrooms; Primary bathroom with double vanity, garden tub and separate shower
• Heating & cooling: Central heating and central air; Natural gas heating; Fireplace(s) with gas logs and gas starter; Zoned heating and cooling; Ceiling fans
• Interior features: Open floorplan with vaulted ceilings; Built-in features; Decorative lighting; Double vanity in baths; Eat-in kitchen; Granite counters; Kitchen island; Pantry and walk-in pantry; High speed internet available; Cable TV available; Walk-in closets; 3 living areas and 1 dining area; Room count: 12
• Laundry & utility: Utility room with washer hookup; Laundry with drip/dry area; Gas water heater and tankless water heater

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath land listed at $610k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $399k (34.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $356k (41.7% below list).
• Recommended offer: $356k (41.7% 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+.
• 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.
• Zoned schools: Hilltop El (math 62% / reading 57%, grade B-, #409 of 4,322 statewide, top 10%, 636 students, 8% FRL).
• Market conditions: Rents rising (+1.6%/yr); 1110 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $4k of loan paydown is wiped out by about $18k 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 48 days — a 3% lower offer ($592k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $73k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $355,587 (41.7% 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. It's been on market 48 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 3.42%
• Cash-on-cash: -10.25%
• DSCR: 0.54
• GRM: 14.3

CMA / ARV

• ARV (median comp): $606,444
• List price: $609,990
• Delta: 0.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -36.3%
• Equity multiple: -0.15×
• Total profit: $-196,549
• Equity at exit: $90,951

10-year hold

• IRR: -60.7%
• Equity multiple: -0.81×
• Total profit: $-309,980
• Equity at exit: $52,741

Cash invested: $170,797 (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: 14.3×

Monthly cashflow live

• Estimated rent: $3,556 medium
• Mortgage (P&I): −$3,199
• Tax est. 1.5%: −$762 /mo · $9,150/yr
• Insurance: −$254
• HOA: −$52
• Vacancy / Maint / Mgmt: −$747
• Net cashflow: $-1,458

Break-even live

Break-even rent $5,402

Max offer price $398,962

Occupancy floor —

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: $152,498
• Closing costs: $18,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1120 Springcreek Dr Denton, TX	4.0	2.5	2698	$2,370	$0.88	12d	1	1.28mi
1709 Sparrow St Denton, TX	5.0	4.0	2922	$3,300	$1.13	1d	1	1.34mi
1513 Woodpecker St Denton, TX	4.0	3.0	2733	$3,500	$1.28	10d	1	1.46mi

HOA detail

• Monthly dues: $52 · $624/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-18
   days on market $609,990 Active 48 DOM
2. 2026-06-17
   days on market $609,990 Active 47 DOM
3. 2026-06-16
   days on market $609,990 Active 46 DOM
4. 2026-06-15
   days on market $609,990 Active 45 DOM
5. 2026-06-13
   days on market $609,990 Active 43 DOM
6. 2026-06-13
   days on market $609,990 Active 42 DOM
7. 2026-06-09
   days on market $609,990 Active 39 DOM
8. 2026-06-08
   days on market $609,990 Active 38 DOM
9. 2026-06-07
   days on market $609,990 Active 37 DOM
10. 2026-06-04
    days on market $609,990 Active 34 DOM
11. 2026-06-03
    days on market $609,990 Active 33 DOM
12. 2026-06-02
    days on market $609,990 Active 32 DOM
13. 2026-06-01
    days on market $609,990 Active 31 DOM
14. 2026-05-31
    days on market $609,990 Active 30 DOM
15. 2026-05-04
    price $629,990 1064-char remark

    Show marketing remark (1021 chars)

    This stunning Rose II offers 5 bedrooms, 4 baths, a private study, spacious game room, and dedicated media room, all perfectly situated on an interior cul-de-sac lot. The home features wood flooring throughout the main living areas, a deluxe kitchen with upgraded countertops, and a dramatic floor-to-ceiling tiled fireplace. The gorgeous stone elevation is enhanced by an upgraded brick-wrapped front porch and an impressive 8' front door. Enjoy outdoor living on the covered patio, and benefit from energy-efficient features including a tankless water heater. With its thoughtful layout, premium finishes, and prime cul-de-sac location, this Rose II delivers exceptional comfort, style, and craftsmanship. Upgrades continue with 2-inch faux wood blinds throughout and full rain gutters for added durability. Located in Glenwood Meadows in Denton, just minutes from Hwy 377 and I-35 and zoned to award-winning Argyle ISD. Call or visit the Bloomfield Homes model at Glenwood Meadows to experience this Rose II in person.

16. 2026-05-04
    price $629,990 1113-char remark

    Show marketing remark (1021 chars)

    This stunning Rose II offers 5 bedrooms, 4 baths, a private study, spacious game room, and dedicated media room, all perfectly situated on an interior cul-de-sac lot. The home features wood flooring throughout the main living areas, a deluxe kitchen with upgraded countertops, and a dramatic floor-to-ceiling tiled fireplace. The gorgeous stone elevation is enhanced by an upgraded brick-wrapped front porch and an impressive 8' front door. Enjoy outdoor living on the covered patio, and benefit from energy-efficient features including a tankless water heater. With its thoughtful layout, premium finishes, and prime cul-de-sac location, this Rose II delivers exceptional comfort, style, and craftsmanship. Upgrades continue with 2-inch faux wood blinds throughout and full rain gutters for added durability. Located in Glenwood Meadows in Denton, just minutes from Hwy 377 and I-35 and zoned to award-winning Argyle ISD. Call or visit the Bloomfield Homes model at Glenwood Meadows to experience this Rose II in person.

17. 2026-05-02
    listed $682,745 Active 1064-char remark

    Show marketing remark (1021 chars)

    This stunning Rose II offers 5 bedrooms, 4 baths, a private study, spacious game room, and dedicated media room, all perfectly situated on an interior cul-de-sac lot. The home features wood flooring throughout the main living areas, a deluxe kitchen with upgraded countertops, and a dramatic floor-to-ceiling tiled fireplace. The gorgeous stone elevation is enhanced by an upgraded brick-wrapped front porch and an impressive 8' front door. Enjoy outdoor living on the covered patio, and benefit from energy-efficient features including a tankless water heater. With its thoughtful layout, premium finishes, and prime cul-de-sac location, this Rose II delivers exceptional comfort, style, and craftsmanship. Upgrades continue with 2-inch faux wood blinds throughout and full rain gutters for added durability. Located in Glenwood Meadows in Denton, just minutes from Hwy 377 and I-35 and zoned to award-winning Argyle ISD. Call or visit the Bloomfield Homes model at Glenwood Meadows to experience this Rose II in person.

18. 2026-04-30
    listed $682,745 Active 1113-char remark

ⓘ 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: $42,670
• − Mortgage interest: −$34,169
• − Property taxes: −$9,150
• − Insurance: −$3,050
• − Repairs & maintenance: −$3,414
• − Management: −$3,414
• − HOA: −$624
• − Depreciation: −$17,745
• Taxable loss: −$28,895
• Est. tax savings @ 24.0%: +$6,935
• After-tax cash flow: $-10,566/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 — 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 · 901,654 people
• City population: 127,990
• 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

-10.7% since first listed

6 events — show timeline

• 2026-05-27 Price Changed $609,990 Zillow
• 2026-05-26 Price Changed $609,990 NTREIS
• 2026-05-04 Price Changed $629,990 Zillow
• 2026-05-04 Price Changed $629,990 NTREIS
• 2026-05-02 Listed $682,745 Zillow
• 2026-04-30 Listed $682,745 NTREIS