1225 Milfoil Dr · Justin, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 8/10 · Major
- Hot days now (above 109°F)
- 7 days/yr
- Hot days in 30 yrs
- 23 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 27.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 4 days/yr
Risk factors via First Street. Map © Google.
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 +12.3/15.0
- Cash flow +7.3/30.0
- Schools +4.8/10.0
- Condition / age +4.0/5.0
- Livability +3.5/5.0
- 1% rule +2.9/10.0
- Rent growth +2.4/5.0
- DSCR +1.5/10.0
- Appreciation +0.0/10.0
$349,900
1225 Milfoil Dr · Justin, TX 76247
4 bd · 3.0 ba · 2,173 sqft · SingleFamily
public records
· 40 Days on market
Built 2022
4,922 sqft lot
Garage
$161/sqft
· 11% below area
Est $391k · 11% under
$67/mo HOA · 2% of rent
↓ 18% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Just minutes from the Texas Motor Speedway's shopping and dining district, you'll find the community of Tradition Central located in Wildflower Ranch. This home features an open floorplan home with 2 bedrooms and 2 full bathrooms downstairs along with 2 eating areas and livingroom. Upstairs you'll find a gameroom with 2 more bedrooms and a full bathroom offering additional privacy. Just a short distance to the community pool, clubhouse, and elementary school.
Key facts
- Clubhouse
- Community pool
- Open floorplan
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/3.0-bath single-family listed at $350k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-465 ($-6k/yr) — negative.
- To cash-flow at today's rent, offer at most $268k (23.5% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (21.3% below list).
- Recommended offer: $268k (23.5% below list) — sets the bar for cash-flow.
- Cap rate 4.7% vs local median 3.6% in Justin — 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 (#443 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
- Northwest ISD (rural): math 48% / reading 52% proficiency, ranked #120 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
- Zoned schools: W R Hatfield El (math 48% / reading 46%, grade D-, #1,006 of 4,322 statewide, top 25%, 613 students, 29% FRL); Gene Pike Middle (math 47% / reading 46%, grade D+, #443 of 1,662 statewide, top 28%, 1,150 students, 29% FRL); Northwest H S (math 55% / reading 64%, grade C+, #275 of 1,632 statewide, top 19%, 2,264 students, 0% FRL) — zoned schools at 19% FRL track the district average.
- Market conditions: Rents soft (-0.5%/yr); 2042 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 77d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 $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 40 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
- 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
Risks & watch-outs
- Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$267,743
(23.5% below list)
Questions for the listing agent
- 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?
- It's been on market 40 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 4.70%
- Cash-on-cash
- -5.70%
- DSCR
- 0.75
- GRM
- 10.6
CMA / ARV
- ARV (median comp)
- $391,395
- List price
- $349,900
- Delta
- -10.60%
- 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 |
|---|---|---|---|---|---|---|---|
| 1269 Western Yarrow Dr | 0.07mi | 3/2.5 (-1) | 2,173 (0%) | 2mo | $350,000 | $161 | 88 |
| 937 Rosebay Dr | 0.43mi | 3/2.5 (-1) | 2,220 (+2%) | 2mo | $465,000 | $209 | 68 |
| 1725 Sierra Meadow Ln | 0.57mi | 4/2.0 | 2,093 (-4%) | 2mo | $279,000 | $133 | 62 |
| 1744 Trego Dr | 0.57mi | 4/2.0 | 2,093 (-4%) | 2mo | $275,000 | $131 | 62 |
| 16617 Woodside Dr | 0.41mi | 3/2.5 (-1) | 2,318 (+7%) | 3mo | $320,000 | $138 | 61 |
| 909 Alberta Spruce Rd | 0.71mi | 4/3.0 | 2,103 (-3%) | 2mo | $467,266 | $222 | 60 |
| 16545 Club Springs Ln | 0.44mi | 4/2.0 | 1,878 (-14%) | 1mo | $335,000 | $178 | 52 |
| 704 Tyronza Dr | 0.75mi | 4/3.5 | 2,314 (+6%) | 2mo | $424,000 | $183 | 51 |
| 948 Schuberts Rd | 0.74mi | 4/4.0 | 2,376 (+9%) | 0mo | $524,975 | $221 | 46 |
| 949 Schuberts Rd | 0.72mi | 3/2.0 (-1) | 2,016 (-7%) | 3mo | $399,590 | $198 | 43 |
| 956 Schuberts Rd | 0.73mi | 4/3.0 | 2,487 (+14%) | 0mo | $434,990 | $175 | 42 |
| 1844 Shasta View Dr | 0.74mi | 3/2.0 (-1) | 1,860 (-14%) | 2mo | $249,900 | $134 | 31 |
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 · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -29.8%
- Equity multiple
- 0.04×
- Total profit
- $-94,215
- Equity at exit
- $52,171
10-year hold
- IRR
- -52.5%
- Equity multiple
- -0.54×
- Total profit
- $-150,660
- Equity at exit
- $30,253
Cash invested: $97,972 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 135 active · 54 under contract
- Months of supply
- 13.7 mo (7%/mo absorbed)
- Median asking
- $414,990 ($194/sqft)
- Median days on market
- 93 d
- This list price
- 10% of active listings are priced below it
- ARV vs active asking
- -7.3% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 76247
- Home prices YoY
- -13.3%
- Rents YoY
- -0.5%
- Active inventory
- 2042
- Price-to-rent
- 10.6×
Monthly cashflow live
↻
- Estimated rent
- $2,755 high interval (Pro) →
- Mortgage (P&I)
- −$1,835
- Tax from tax record
- −$594 /mo · $7,128/yr
- Insurance
- −$146
- HOA
- −$67
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$579
- Net cashflow
- $-465
Break-even live
Break-even rent
$3,344
Max offer price
$267,743
Occupancy floor
—
Sensitivity live
| Price | -10% $-267 | -5% $-366 | +0% $-465 | +5% $-564 | +10% $-663 |
|---|---|---|---|---|---|
| Rent | -10% $-683 | -5% $-574 | +0% $-465 | +5% $-356 | +10% $-247 |
| Rate | -1.0pp $-289 | -0.5pp $-376 | base $-465 | +0.5pp $-556 | +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
- $87,475
- Closing costs
- $10,497
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1224 Milfoil Dr Justin, TX | 3.0 | 2.0 | 1583 | $2,300 | $1.45 | 28d | 1 | 0.04mi |
| 1237 Milfoil Dr Justin, TX | 4.0 | 3.5 | 2561 | $2,975 | $1.16 | 88d | 1 | 0.06mi |
| 1220 Canuela Way Justin, TX | 4.0 | 3.0 | 2319 | $2,750 | $1.19 | 8d | 1 | 0.08mi |
| 1121 Western Yarrow Ave Justin, TX | 4.0 | 2.0 | 1566 | $3,200 | $2.04 | 81d | 1 | 0.10mi |
| 1121 Western Yarrow Ave Justin, TX | 4.0 | 2.0 | 1566 | $2,550 | $1.63 | 8d | 1 | 0.10mi |
| 1121 Western Yarrow Ave Justin, TX | 4.0 | 2.0 | 1566 | $2,600 | $1.66 | 40d | 1 | 0.10mi |
| 1148 Canuela Way Justin, TX | 4.0 | 3.0 | 2175 | $2,850 | $1.31 | 0d | 1 | 0.10mi |
| 1275 Western Yarrow Ave Justin, TX | 3.0 | 3.0 | 2099 | $2,750 | $1.31 | 120d | 1 | 0.11mi |
| 1104 Milfoil Dr Justin, TX | 3.0 | 2.0 | 1745 | $2,500 | $1.43 | 98d | 1 | 0.12mi |
| 1276 Western Yarrow Ave Justin, TX | 4.0 | 3.5 | 2570 | $3,100 | $1.21 | 71d | 1 | 0.13mi |
| 1133 Canuela Way Justin, TX | 4.0 | 3.0 | 2371 | $2,800 | $1.18 | 83d | 1 | 0.15mi |
| 16933 Sophora Ave Justin, TX | 4.0 | 3.5 | 2574 | $2,999 | $1.17 | 139d | 1 | 0.17mi |
| 1309 Canuela Way Justin, TX | 3.0 | 3.0 | 2091 | $2,495 | $1.19 | 33d | 1 | 0.18mi |
| 1104 Superbloom Ave Justin, TX | 4.0 | 2.0 | 1992 | $3,000 | $1.51 | 120d | 1 | 0.25mi |
| 1217 Rosebay Dr Justin, TX | 5.0 | 4.0 | 2878 | $3,200 | $1.11 | 51d | 1 | 0.25mi |
| 1073 Canuela Way Justin, TX | 4.0 | 3.0 | 2519 | $2,795 | $1.11 | 64d | 1 | 0.26mi |
| 1452 Blue Agave Dr Justin, TX | 3.0 | 2.0 | 1756 | $2,200 | $1.25 | 84d | 1 | 0.32mi |
| 1436 Lady Bird Rd Justin, TX | 4.0 | 3.0 | 2176 | $2,575 | $1.18 | 12d | 1 | 0.35mi |
| 1448 Sun Garden Way Justin, TX | 4.0 | 2.5 | 2514 | $2,895 | $1.15 | 20d | 1 | 0.35mi |
| 1320 Water Canna Dr Northlake, TX | 3.0–4.0 | 2.0–3.0 | 1757 | $3,019 | $1.72 | 0d | 30 | 0.35mi |
| 1329 Water Canna Dr Northlake, TX | 3.0 | 2.0 | 1600 | $2,403 | $1.50 | 139d | 1 | 0.35mi |
| 1336 Water Canna Dr Justin, TX | 4.0 | 3.0 | 1914 | $2,819 | $1.47 | 139d | 1 | 0.38mi |
| 1608 Diamond Lake Trl Justin, TX | 4.0 | 2.0 | 2093 | $2,100 | $1.00 | 38d | 1 | 0.41mi |
| 1608 Diamond Lake Trl Justin, TX | 4.0 | 2.0 | 2093 | $2,100 | $1.00 | 49d | 1 | 0.41mi |
| 1608 Diamond Lake Trl Justin, TX | 4.0 | 2.0 | 2093 | $2,200 | $1.05 | 89d | 1 | 0.41mi |
| 16545 Club Springs Ln Justin, TX | 4.0 | 2.0 | 1878 | $2,500 | $1.33 | 85d | 1 | 0.41mi |
| 1444 Indian Mallow Ct Northlake, TX | 4.0 | 3.0 | 2066 | $3,020 | $1.46 | 108d | 1 | 0.44mi |
| 1617 Rialto Way Justin, TX | 3.0 | 2.0 | 1701 | $1,940 | $1.14 | 108d | 1 | 0.44mi |
| 1604 Carolina Ridge Way Justin, TX | 3.0 | 2.0 | 1507 | $1,850 | $1.23 | 10d | 1 | 0.45mi |
| 16453 Severn Ln Justin, TX | 4.0 | 2.0 | 1839 | $2,400 | $1.31 | 97d | 1 | 0.46mi |
| 1385 Dillard Creek Dr Justin, TX | 4.0 | 2.0 | 1649 | $2,400 | $1.46 | 49d | 1 | 0.47mi |
| 1637 Baxter Springs Dr Justin, TX | 3.0 | 2.0 | 1860 | $2,095 | $1.13 | 4d | 1 | 0.47mi |
| 1440 Native Blooms Way Northlake, TX | 3.0 | 2.0 | 1706 | $2,650 | $1.55 | 51d | 1 | 0.48mi |
| 1444 Native Blooms Way Northlake, TX | 3.0 | 2.0 | 1600 | $2,575 | $1.61 | 49d | 1 | 0.48mi |
| 1448 Native Blooms Way Northlake, TX | 4.0 | 3.0 | 1915 | $2,819 | $1.47 | 82d | 1 | 0.49mi |
| 16432 Severn Ln Justin, TX | 4.0 | 3.0 | 2091 | $2,600 | $1.24 | 76d | 1 | 0.49mi |
| 16432 Severn Ln Justin, TX | 4.0 | 3.0 | 2091 | $2,600 | $1.24 | 84d | 1 | 0.49mi |
| 1464 Native Blooms Way Northlake, TX | 4.0 | 3.0 | 1915 | $2,869 | $1.50 | 81d | 1 | 0.51mi |
| 1713 Baxter Springs Dr Justin, TX | 4.0 | 2.0 | 2093 | $2,200 | $1.05 | 139d | 1 | 0.51mi |
| 1713 Baxter Springs Dr Justin, TX | 4.0 | 2.0 | 2093 | $2,300 | $1.10 | 39d | 1 | 0.51mi |
Property features AI
Finance
- Other
- Community features include pool, curbs, fishing, greenbelt, jogging/bike path and park
- HOA & community
- Mandatory HOAAnnual association feeAssociation provides full use of facilities, grounds maintenance and managementHOA managed by Vision Community Management
Exterior
- Parking
- Attached garage with 2 garage spacesCovered parking for 2 vehiclesDrivewayAlley accessGarage faces rear
- Utilities
- City waterCity sewerCable availableCo-op electric
- Home design
- Single family residence (attached)Two-storyBuilt in 2022Deed restrictions
- Construction
- Brick and stone veneer exteriorComposition roofSlab foundation
- Exterior features
- Covered patio/porchWood fencingAbove-ground poolInterior lotEasements for utilities
Interior
- Kitchen
- Granite countertopsBreakfast barBuilt-in cabinetsPantryWater line to refrigeratorDisposal
- Bedrooms
- 4 bedrooms totalPrimary bedroom on main level with ensuite bath, dual sinks and walk-in closetTwo bedrooms located on second level
- Flooring
- CarpetCeramic tile
- Bathrooms
- 3 full bathrooms
- Heating & cooling
- Central heatingElectric heatingCeiling fan(s)Electric cooling
- Interior features
- Decorative lightingEat-in kitchenGranite countersWindow coveringsTwo living areasTwo dining areasRoom count: 5Two levels
- Laundry & utility
- Washer hookupElectric dryer hookupStacked washer/dryer area
HOA detail $67/mo · $804/yr
- Likely covers
- pool
Listing history 50 events
-
2026-08-31days on market $349,900 Active 40 DOM
-
2026-08-30days on market $349,900 Active 39 DOM
-
2026-08-29days on market $349,900 Active 38 DOM
-
2026-08-28days on market $349,900 Active 37 DOM
-
2026-08-27days on market $349,900 Active 36 DOM
-
2026-08-25days on market $349,900 Active 34 DOM
-
2026-08-24days on market $349,900 Active 33 DOM
-
2026-08-23days on market $349,900 Active 32 DOM
-
2026-08-22days on market $349,900 Active 31 DOM
-
2026-08-21days on market $349,900 Active 30 DOM
-
2026-08-20days on market $349,900 Active 29 DOM
-
2026-08-19days on market $349,900 Active 28 DOM
-
2026-08-18days on market $349,900 Active 27 DOM
-
2026-08-17days on market $349,900 Active 26 DOM
-
2026-08-16days on market $349,900 Active 25 DOM
-
2026-08-15days on market $349,900 Active 24 DOM
-
2026-08-14days on market $349,900 Active 23 DOM
-
2026-08-13days on market $349,900 Active 22 DOM
-
2026-08-12days on market $349,900 Active 21 DOM
-
2026-08-11days on market $349,900 Active 20 DOM
-
2026-08-10days on market $349,900 Active 19 DOM
-
2026-08-09days on market $349,900 Active 18 DOM
-
2026-08-08days on market $349,900 Active 17 DOM
-
2026-08-06days on market $349,900 Active 15 DOM
-
2026-08-05days on market $349,900 Active 14 DOM
-
2026-08-04days on market $349,900 Active 13 DOM
-
2026-08-03days on market $349,900 Active 12 DOM
-
2026-07-31days on market $349,900 Active 9 DOM
-
2026-07-30days on market $349,900 Active 7 DOM
-
2026-07-28days on market $349,900 Active 6 DOM
-
2026-07-26days on market $349,900 Active 4 DOM
-
2026-07-24days on market $349,900 Active 2 DOM
-
2026-07-22remarks 463-char remark
-
2026-07-22pricedays on market $349,900 Active 1 DOM
-
2026-06-27days on market $273,000 Active 43 DOM
-
2026-06-26days on market $273,000 Active 42 DOM
-
2026-06-24days on market $273,000 Active 40 DOM
-
2026-06-22days on market $273,000 Active 38 DOM
-
2026-06-22days on market $273,000 Active 37 DOM
-
2026-06-18days on market $273,000 Active 34 DOM
-
2026-06-17days on market $273,000 Active 33 DOM
-
2026-06-16days on market $273,000 Active 32 DOM
-
2026-06-15days on market $273,000 Active 31 DOM
-
2026-06-13pricedays on market $273,000 Active 29 DOM
-
2026-06-09days on market $100,000 Active 25 DOM
-
2026-06-08days on market $100,000 Active 24 DOM
-
2026-06-07days on market $100,000 Active 23 DOM
-
2026-06-04days on market $100,000 Active 20 DOM
-
2026-06-03days on market $100,000 Active 19 DOM
-
2026-06-02days on market $100,000 Active 18 DOM
ⓘ 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
- $7,128 · $594/mo
- Projected year-2 tax
- $7,128 · $594/mo
- Expected delta
- $0/yr ($0/mo · -0.0%)
ⓘ 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 4/10 Moderate
- Heat 8/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
- Wind 6/10 Major 27% chance of damaging wind over 30 yrs
- Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $33,063
- − Mortgage interest
- −$19,600
- − Property taxes
- −$7,128
- − Insurance
- −$1,750
- − Repairs & maintenance
- −$2,645
- − Management
- −$2,645
- − HOA
- −$804
- − Depreciation
- −$10,179
- Taxable loss
- −$11,688
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,805
- After-tax cash flow
- $-2,776/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.
Condition & rehab AI · 13 photos
80/100
Cosmetic rehab
Est. rehab $10,865–$32,595 screening
This home is in good condition with a good condition score of 80. It has a cosmetic rehab level and is move-in ready with minor maintenance items to address. The highest-ROI updates would be to paint the exterior and clean the gutters to enhance curb appeal and resale value.
Value-add opportunities
- Both Paint exterior — Enhances curb appeal and resale value ↑
- Both Clean gutters — Improves drainage and aesthetics ↑
- Both Replace light fixtures — Modernizes and improves energy efficiency ↑
- Both Install smart home devices — Enhances convenience and energy efficiency ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 48/100
Zoned Schools
Elementary
W R Hatfield El
D-
TX #1,006/4,322
Nat'l #14,504/41,679
Middle
Chisholm Trail Middle
F
TX #756/1,662
Nat'l #6,830/14,009
High
Northwest H S
C+
TX #275/1,632
Nat'l #3,588/17,239
Schools (NCES district)
- District
- Northwest ISD
- NCES district ID
- 4833180
- Math proficiency
- 48% ▼ -15.00%
- Reading proficiency
- 52% ▼ -8.00%
- Median HH income
- $85,315
- Composite
- 46.15/100
- National rank
- #2504
- State rank
- #120 of 826 in TX
C
Composite livability gradescore 69/100
Livability — Justin
- Score
- 69/100
- State rank
- #443
- US rank
- #9059
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
- County
- Denton County · 1,053,010 people
- City population
- 21,726
- Metro
- Dallas-Fort Worth-Arlington, TX
- Population (ZIP)
- 21,726
- Household income
- $124,383
- Rent vs Own
- Severe rent burden
- 9% of renters
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 (74%)
- Race & ethnicity
- White 74% Hispanic / Latino 15% Two or more races 13% Black 3% Asian 3%
- Hispanic origin (detail)
- Mexican 8% Puerto Rican 4%
- Common ancestry
- Serbian 2% Romanian 1% Italian 1%
- Foreign-born
- 4% · Canada
- Languages at home
- 93% English-only · Spanish 4% Other Indo-European 1% Tagalog/Filipino 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
- ▼ -42.16%
- Current HPI
- 274.368
- Rent YoY
- ▼ -0.46%
- 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 |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
-17.6% since first listed17 events — show timeline
- 2026-07-22 Listed $349,900 NTREIS
- 2026-06-27 Listing Removed — NTREIS
- 2026-06-11 Sold (Public Records) — Public Records
- 2026-06-10 Price Changed $273,000 NTREIS
- 2026-05-15 Listing Removed — NTREIS
- 2026-05-15 Listed $100,000 NTREIS
- 2026-04-11 Price Changed $369,500 NTREIS
- 2025-12-28 Listed $379,500 NTREIS
- 2025-12-19 Listing Removed — NTREIS
- 2025-10-30 Price Changed $379,500 NTREIS
- 2025-10-03 Price Changed $389,900 NTREIS
- 2025-09-19 Listed $399,990 NTREIS
- 2025-09-17 Listing Removed — NTREIS
- 2025-08-30 Price Changed $399,990 NTREIS
- 2025-07-05 Price Changed $409,900 NTREIS
- 2025-06-08 Listed $424,500 NTREIS
- 2022-10-25 Sold (Public Records) — Public Records
Property tax history
+60.9%/yrLatest (2025): $7,128 · -13.6% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…