5267 Mountain View Dr · Krum, TX 76249

$314,900

4 bd · 2.0 ba · 2,037 sqft · SingleFamily public records · 56 Days on market

Built 2023 6,900 sqft lot $155/sqft · 14% below area Est $368k · 14% under $33/mo HOA · 1% of rent ↓ 5% 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 +14.0/15.0
• Cash flow +6.8/30.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This is a short sale subject to lender approval. Welcome to this beautifully maintained single-story home offering a bright, open layout and modern finishes throughout. The inviting exterior features a blend of brick and stone, a covered entry, and clean landscaping that sets the tone for the rest of the home. Inside, you’re greeted by warm natural light, neutral colors, and durable wood-look tile flooring that flows through the main living areas. The open-concept kitchen and living space is the heart of the home, featuring light gray cabinetry, stainless steel appliances, a gas range, a large island with seating, pendant lighting, and a spacious dining area. The living room offers ge

Key facts

• Open-concept kitchen
• Open layout
• Modern finishes

Tags

• OPEN LAYOUT
• MODERN FINISHES
• COVERED ENTRY
• CLEAN LANDSCAPING
• WOOD-LOOK TILE FLOORING
• OPEN-CONCEPT KITCHEN

Property features AI

Finance

• Other: Short sale; Possession negotiable (60–90 days or negotiable)
• Financial info: Listing terms include Cash, Conventional, FHA, VA; Treat as clear loan type; No second mortgage
• HOA & community: Mandatory association with annual fee of 400 (management fees included); HOA managed by VCM; Community features include curbs and sidewalks

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces; Concrete parking surfaces (driveway)
• Security: Burglar alarm; Security system; Smoke detectors
• Utilities: City water; City sewer; Community mailbox; Concrete curbs
• Home design: Single Family Residence; Residential property; One story; Property not attached; Year built 2023; Preowned
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Covered patio/porch; Gutters; Wood fencing in back yard; Few trees; Interior lot; Landscaped; Utilities easement

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Breakfast room adjacent to kitchen
• Bedrooms: Primary bedroom on level 1 with dual sinks and ensuite bath; Three additional bedrooms on level 1
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans; Electric components for cooling
• Interior features: Cable TV available; Eat-in kitchen; Pantry; One living area; One dining area; Room count 8; Levels: One
• Laundry & utility: Utility room with washer hookup and electric dryer hookup; Mud room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-484 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (27.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (20.9% below list).
• Recommended offer: $229k (27.1% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 3.5% in Krum — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Blanche Dodd El (math 45% / reading 47%, grade D-, #1,097 of 4,322 statewide, top 26%, 312 students, 43% FRL).
• Market conditions: 273 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• It's been on market 56 days — a 3% lower offer ($305k) is reasonable based on typical stale-listing flexibility.

Recommended offer $229,485 (27.1% 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 56 days. Have you received any prior offers? Is the seller open to a 27% 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. 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: 0.79% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.58%
• DSCR: 0.71
• GRM: 10.5

CMA / ARV

• ARV (median comp): $367,637
• List price: $314,900
• Delta: -14.34%
• 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
4024 Harvey Ln	0.06mi	4/2.0	2,213 (+9%)	1mo	$386,900	$175	82
1373 Madeline Ln	0.41mi	4/2.0	2,037 (0%)	0mo	$349,900	$172	80
5266 Meadow Ln	0.02mi	5/2.5 (+1)	2,141 (+5%)	4mo	$379,000	$177	80
4106 Stockman Dr	0.22mi	4/2.0	2,130 (+5%)	9mo	$384,500	$181	75
4125 Shady Ln	0.27mi	4/2.0	2,206 (+8%)	2mo	$334,000	$151	72
1536 Wagon Wheel Way	0.23mi	3/2.0 (-1)	1,914 (-6%)	6mo	$369,000	$193	70
3537 Camden Creek Rd	0.33mi	4/2.0	1,855 (-9%)	5mo	$337,000	$182	65
5109 Meadow Ln	0.28mi	4/2.0	1,817 (-11%)	6mo	$320,000	$176	64
1313 Madeline Ln	0.52mi	4/2.0	2,135 (+5%)	9mo	$403,975	$189	60
3454 Eloise Ln	0.53mi	4/2.0	2,213 (+9%)	7mo	$340,000	$154	55
3425 Eloise Ln	0.60mi	4/2.0	1,834 (-10%)	2mo	$335,000	$183	54
3236 Camden Crk	0.62mi	4/2.0	2,208 (+8%)	10mo	$475,000	$215	49

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: -27.6%
• Equity multiple: 0.07×
• Total profit: $-81,616
• Equity at exit: $46,953

10-year hold

• IRR: -25.6%
• Equity multiple: -0.25×
• Total profit: $-109,884
• Equity at exit: $27,227

Cash invested: $88,172 (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: 273
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,491 high
• Mortgage (P&I): −$1,651
• Tax from tax record: −$636 /mo · $7,631/yr
• Insurance: −$131
• HOA: −$33
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-484

Break-even live

Break-even rent $3,103

Max offer price $229,485

Occupancy floor —

Sensitivity live

Price	-10% $-305	-5% $-394	+0% $-484	+5% $-573	+10% $-662
Rent	-10% $-680	-5% $-582	+0% $-484	+5% $-385	+10% $-287
Rate	-1.0pp $-325	-0.5pp $-403	base $-484	+0.5pp $-565	+1.0pp $-648

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3318 Camden Creek Rd Krum, TX	5.0	4.0	2838	$2,800	$0.99	25d	1	0.59mi
110 Comanche Trl Krum, TX	4.0	2.0	1771	$1,955	$1.10	44d	1	0.87mi
1629 Withers Way Krum, TX	3.0	2.5	2290	$2,400	$1.05	44d	1	0.99mi
1415 Aztec Trl Krum, TX	3.0	2.0	1585	$2,050	$1.29	4d	1	1.02mi
1633 Kawati Way Krum, TX	3.0	2.0	1874	$2,000	$1.07	25d	1	1.20mi
6 W Sharon Dr Krum, TX	3.0	2.0	1431	$2,001	$1.40	44d	1	1.35mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: gaslandscaping

Listing history 16 events

1. 2026-06-18
   days on market $314,900 Active 56 DOM
2. 2026-06-17
   days on market $314,900 Active 55 DOM
3. 2026-06-16
   days on market $314,900 Active 54 DOM
4. 2026-06-15
   days on market $314,900 Active 53 DOM
5. 2026-06-13
   days on market $314,900 Active 51 DOM
6. 2026-06-13
   days on market $314,900 Active 50 DOM
7. 2026-06-09
   days on market $314,900 Active 47 DOM
8. 2026-06-08
   days on market $314,900 Active 46 DOM
9. 2026-06-07
   days on market $314,900 Active 45 DOM
10. 2026-06-04
    days on market $314,900 Active 42 DOM
11. 2026-06-03
    days on market $314,900 Active 41 DOM
12. 2026-06-02
    days on market $314,900 Active 40 DOM
13. 2026-06-01
    days on market $314,900 Active 39 DOM
14. 2026-05-31
    days on market $314,900 Active 38 DOM
15. 2026-05-14
    price $314,900 1537-char remark
16. 2026-04-23
    listed $329,900 Active 1537-char remark

ⓘ 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: $7,631 · $636/mo
• Projected year-2 tax: $7,631 · $636/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $29,894
• − Mortgage interest: −$17,639
• − Property taxes: −$7,631
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − HOA: −$396
• − Depreciation: −$9,161
• Taxable loss: −$11,291
• Est. tax savings @ 24.0%: +$2,710
• After-tax cash flow: $-3,092/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

-4.5% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $314,900 NTREIS
• 2026-04-23 Listed $329,900 NTREIS

Property tax history

+26.7%/yr

Latest (2025): $7,631 · +26.7% YoY. Source: county tax records.