201 N 3rd St · Krum, TX 76249

$189,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 170 Days on market

Built 1944 8,015 sqft lot Est $314k · 40% under ↓ 4% since listing

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Why this score? — see what drove the C+ 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).

• Cash flow +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.7/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Use of Preferred Lender will offer to pay . 75 points of buyer’s closing costs. Call TODAY to see if you Qualify! Discover this charming 3-bedroom, 1.5-bathroom home with an additional storage building, nestled in the heart of historical Downtown Krum. Conveniently located on a corner street directly across from Hattie Dyer Elementary, this delightful residence blends enchanting original elements with modern updates. Enjoy updated windows that flood the space with natural light, along with updated kitchen cabinets for ease of use and mature landscaping that adds to the curb appeal charm. The home features three generously sized bedrooms with closets, high ceilings, and 1.5 baths fo

Key facts

• Updated windows
• Mature landscaping
• Ample storage

Tags

• UPDATED WINDOWS
• UPDATED KITCHEN CABINETS
• FULL-SIZE LAUNDRY ROOM
• MATURE LANDSCAPING
• AMPLE STORAGE

Property features AI

Finance

• Other: Property type: Single family residence; Subdivision: O T Krum; County: Denton; Possession at closing/funding; Listing status: Active Under Contract
• HOA & community: No homeowners association

Exterior

• Parking: On-street parking
• Utilities: City water; City sewer; Not in a municipal utility district; Gas available (gas oven, gas water heater)
• Home design: Single family residence; Residential property; One story; Corner lot
• Construction: Built in 1944; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered patio/porch

Interior

• Kitchen: Dishwasher; Gas oven; Kitchen island; Eat-in kitchen
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Decorative lighting; Eat-in kitchen; Kitchen island; One living area; One dining area; Total rooms: 5; Levels: One
• Laundry & utility: Utility room with full-size washer/dryer area; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.5% in Krum — 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 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: Dyer El (math 38% / reading 40%, grade F, #1,651 of 4,322 statewide, top 39%, 329 students, 40% FRL).
• Market conditions: 273 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $1k of loan paydown is wiped out by about $6k 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 170 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $314,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 W 5th St	0.18mi	3/2.0	1,659 (-1%)	2mo	$300,000	$181	88
306 Osage Ct	0.34mi	3/2.0	1,662 (-1%)	4mo	$324,900	$195	79
503 N 2nd St	0.22mi	3/2.0	1,790 (+6%)	3mo	$299,000	$167	77
137 W 6th St	0.27mi	3/2.0	1,740 (+4%)	8mo	$224,900	$129	75
320 Edgewood St	0.23mi	3/2.0	1,522 (-9%)	3mo	$289,900	$190	71
304 Woodlawn St	0.24mi	3/2.5	1,440 (-14%)	1mo	$269,000	$187	62
4 Finley Cir	0.44mi	4/2.0 (+1)	1,830 (+9%)	3mo	$285,000	$156	57
1216 E 6th St	0.71mi	3/2.0	1,613 (-4%)	5mo	$250,000	$155	56
204 Mourning Dove Ln	0.62mi	4/2.0 (+1)	1,548 (-8%)	8mo	$330,000	$213	47
6813 Gregg Rd	0.65mi	3/2.0	1,477 (-12%)	9mo	$589,000	$399	42
130 N Point Dr	0.63mi	3/2.0	1,898 (+13%)	9mo	$399,999	$211	42
7239 Plainview Rd	0.74mi	3/2.0	1,870 (+11%)	7mo	$335,500	$179	41

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-9,027
• Equity at exit: $28,181

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $19,965
• Equity at exit: $16,341

Cash invested: $52,920 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,030 high
• Mortgage (P&I): −$991
• Tax from tax record: −$195 /mo · $2,335/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $339

Break-even live

Break-even rent $1,601

Max offer price $189,000

Occupancy floor 78%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
525 W Lloyd St Krum, TX	3.0	2.0	1581	$1,975	$1.25	3d	1	0.12mi
325 W Jones St Krum, TX	3.0	1.0	1244	$1,695	$1.36	22d	1	0.26mi
115 W Jones St Unit 103 Krum, TX	2.0	2.5	1218	$1,650	$1.35	44d	1	0.37mi
6 W Sharon Dr Krum, TX	3.0	2.0	1431	$2,001	$1.40	44d	1	0.43mi
211 Dove Mdws Krum, TX	3.0	2.0	1396	$2,080	$1.49	5d	1	0.56mi
313 E Lloyd St Krum, TX	3.0	2.0	1356	$1,800	$1.33	11d	1	0.59mi
200 Brook Cir Krum, TX	3.0	2.0	1331	$1,860	$1.40	44d	1	0.62mi
3201 Hopkins Rd Krum, TX	1.0–3.0	1.0–2.0	983	$2,006	$2.04	1d	34	1.09mi
1311 Dakota Trl Krum, TX	3.0	2.0	1353	$1,870	$1.38	12d	1	1.27mi
110 Comanche Trl Krum, TX	4.0	2.0	1771	$1,955	$1.10	44d	1	1.40mi
1415 Aztec Trl Krum, TX	3.0	2.0	1585	$2,050	$1.29	4d	1	1.47mi

Listing history 7 events

1. 2026-04-30
   status Pending
2. 2026-04-20
   historical Active Option Contract
3. 2026-03-19
   status Active
4. 2026-03-12
   historical Active Option Contract
5. 2025-12-11
   price $189,000
6. 2025-11-11
   listed $197,500 Active
7. 1990-09-07
   soldstatus

ⓘ 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: $2,335 · $195/mo
• Projected year-2 tax: $3,459 · $288/mo
• Expected delta: +$1,124/yr (+$94/mo · 48.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,357
• − Mortgage interest: −$10,587
• − Property taxes: −$2,335
• − Insurance: −$945
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$5,498
• Taxable income: $1,095
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $3,806/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

-4.3% since first listed

7 events — show timeline

• 2026-04-30 Pending — NTREIS
• 2026-04-20 Contingent — NTREIS
• 2026-03-19 Relisted — NTREIS
• 2026-03-12 Contingent — NTREIS
• 2025-12-11 Price Changed $189,000 NTREIS
• 2025-11-11 Listed $197,500 NTREIS
• 1990-09-07 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,335 · -18.4% YoY. Source: county tax records.