1632 Tin Roof Rd · Denton, TX 76249

$329,990

4 bd · 2.0 ba · 1,681 sqft · Land · 48 Days on market

Built 2026 5,650 sqft lot $196/sqft · at area comps Est $340k · at est. $58/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 +8.8/15.0
• Cash flow +7.9/30.0
• Livability +4.4/5.0
• Schools +4.1/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

D.R. Horton, America's Builder is NOW SELLING in the New fabulous Community of Hickory Grove in Denton and Krum ISD!! Beautiful Single Story 4 -2-2 Easton floorplan-Elevation B, with an estimated Summer completion! The inviting front porch and entry leads to the foyer and living area adjacent to the open kitchen and dining area. Enjoy preparing meals and spending time together gathered around the large kitchen island. The kitchen features granite countertops, stainless steel appliances with gas cooking range, and corner walk-in pantry. The family room leads to the backyard & relaxing covered patio. The bedroom 1 suite is located at the rear of the home. The secondary bedrooms are located on the opposite side of the home and share the spacious secondary bathroom between them. Additional features include covered patio off the family room, and Luxury viny flooring at Entry, Hallways, Kitchen-Breakfast, Family Room, Utility and Bathrooms. State-of-the art energy efficiency features plus Home is Connected Smart Home Technology Pkg. Covered front porch and back Patio with 6 foot stained privacy fenced Backyard, Landscape Pkg and full Sprinkler System. Hickory Grove boasts a range of amenities and future developments, including planned pools and multiple playgrounds for family fun and relaxation.

Key facts

• Large kitchen island
• Covered patio
• Granite countertops

Tags

• LARGE KITCHEN ISLAND
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GAS COOKING RANGE
• CORNER WALK-IN PANTRY
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $330k.

Deal economics

• At list price, monthly cash flow is $-348 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (23.7% below list).
• Recommended offer: $252k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.4% in Denton — 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 88/100 on livability (#2 in TX, #210 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• 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.
• Market conditions: 273 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 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 $10k 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 ($320k) is reasonable based on typical stale-listing flexibility.

Recommended offer $251,939 (23.7% 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 24% 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: 0.76% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.52%
• DSCR: 0.80
• GRM: 10.9

CMA / ARV

• ARV (median comp): $339,852
• List price: $329,990
• Delta: -2.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.9%
• Equity multiple: 0.18×
• Total profit: $-75,574
• Equity at exit: $49,203

10-year hold

• IRR: -19.0%
• Equity multiple: -0.02×
• Total profit: $-94,063
• Equity at exit: $28,532

Cash invested: $92,397 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,519 high
• Mortgage (P&I): −$1,731
• Tax est. 1.5%: −$412 /mo · $4,950/yr
• Insurance: −$137
• HOA: −$58
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-348

Break-even live

Break-even rent $2,960

Max offer price $279,609

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: $82,498
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1504 Tin Roof Rd Krum, TX	5.0	3.0	2044	$2,800	$1.37	43d	1	0.11mi
5552 Rollins Dr Krum, TX	3.0	2.0	1450	$2,200	$1.52	22d	1	0.14mi
5544 Flannel Ln Krum, TX	3.0	2.0	1434	$2,100	$1.46	4d	1	0.20mi
5533 Flannel Ln Krum, TX	4.0	2.0	1572	$2,100	$1.34	5d	1	0.23mi
5568 Corduroy Rd Krum, TX	4.0	2.5	1568	$2,100	$1.34	5d	1	0.24mi
1106 Spring Flower Dr Krum, TX	3.0	2.0	1568	$1,800	$1.15	43d	1	1.18mi
1633 Kawati Way Krum, TX	3.0	2.0	1874	$2,000	$1.07	24d	1	1.40mi
1415 Aztec Trl Krum, TX	3.0	2.0	1585	$2,050	$1.29	4d	1	1.42mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: gaslandscapingpool

Listing history 2 events

1. 2026-05-15
   price $329,990 1315-char remark

   Show marketing remark (1315 chars)

   D.R. Horton, America's Builder is NOW SELLING in the New fabulous Community of Hickory Grove in Denton and Krum ISD!! Beautiful Single Story 4 -2-2 Easton floorplan-Elevation B, with an estimated Summer completion! The inviting front porch and entry leads to the foyer and living area adjacent to the open kitchen and dining area. Enjoy preparing meals and spending time together gathered around the large kitchen island. The kitchen features granite countertops, stainless steel appliances with gas cooking range, and corner walk-in pantry. The family room leads to the backyard & relaxing covered patio. The bedroom 1 suite is located at the rear of the home. The secondary bedrooms are located on the opposite side of the home and share the spacious secondary bathroom between them. Additional features include covered patio off the family room, and Luxury viny flooring at Entry, Hallways, Kitchen-Breakfast, Family Room, Utility and Bathrooms. State-of-the art energy efficiency features plus Home is Connected Smart Home Technology Pkg. Covered front porch and back Patio with 6 foot stained privacy fenced Backyard, Landscape Pkg and full Sprinkler System. Hickory Grove boasts a range of amenities and future developments, including planned pools and multiple playgrounds for family fun and relaxation.

2. 2026-04-02
   listed $332,105 Active 1315-char remark

   Show marketing remark (1315 chars)

   D.R. Horton, America's Builder is NOW SELLING in the New fabulous Community of Hickory Grove in Denton and Krum ISD!! Beautiful Single Story 4 -2-2 Easton floorplan-Elevation B, with an estimated Summer completion! The inviting front porch and entry leads to the foyer and living area adjacent to the open kitchen and dining area. Enjoy preparing meals and spending time together gathered around the large kitchen island. The kitchen features granite countertops, stainless steel appliances with gas cooking range, and corner walk-in pantry. The family room leads to the backyard & relaxing covered patio. The bedroom 1 suite is located at the rear of the home. The secondary bedrooms are located on the opposite side of the home and share the spacious secondary bathroom between them. Additional features include covered patio off the family room, and Luxury viny flooring at Entry, Hallways, Kitchen-Breakfast, Family Room, Utility and Bathrooms. State-of-the art energy efficiency features plus Home is Connected Smart Home Technology Pkg. Covered front porch and back Patio with 6 foot stained privacy fenced Backyard, Landscape Pkg and full Sprinkler System. Hickory Grove boasts a range of amenities and future developments, including planned pools and multiple playgrounds for family fun and relaxation.

ⓘ 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: $30,233
• − Mortgage interest: −$18,485
• − Property taxes: −$4,950
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,419
• − Management: −$2,419
• − HOA: −$696
• − Depreciation: −$9,600
• Taxable loss: −$9,985
• Est. tax savings @ 24.0%: +$2,396
• After-tax cash flow: $-1,782/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 — 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

• County: Denton County · 901,654 people
• City population: 127,990
• 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

-0.6% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $329,990 NTREIS
• 2026-04-02 Listed $332,105 NTREIS