3301 Emerald Trace Dr · Denton, TX 76226

$639,990

5 bd · 4.0 ba · 3,487 sqft · Land · 120 Days on market

Built 2026 3,487 sqft lot $184/sqft · 13% above area Est $568k · 13% over $52/mo HOA · 2% of rent ↓ 7% 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).

• Schools +6.4/10.0
• Livability +4.4/5.0
• Cash flow +3.4/30.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

$10K towards closing costs or rate buy down. Situated on a corner homesite within a quiet cul-de-sac, our Seaberry floorplan presents 5 bedrooms and 4 baths across a two-story design with a J-swing driveway and 2-car garage, loaded with upgrades throughout. The fully bricked front porch makes a strong first impression, complemented by an impressive 8 foot wrought iron and rain glass front door that adds character to the elevation. A private study framed by glass French doors sits just off the entry, creating a quiet workspace. The main living area stretches across the back, where a tile floor-to-ceiling fireplace draws the eye upward and anchors the room. Engineered wood floors add warmth as the space transitions into the deluxe kitchen. Designed with both function and presentation in mind, the kitchen showcases quartz countertops, built-in stainless steel appliances, and a well-positioned island, while a butler's pantry offers additional prep and storage space between the kitchen and formal dining room. The primary suite is tucked away downstairs and features a spacious bedroom paired with a huge walk-in closet, L-shaped vanity with dual sinks, soaking tub, and separate shower. The second level includes 3 secondary bedrooms and 2 full baths, including a Hollywood-style bath, along with a generous game room that provides flexible space for hosting or everyday living. Upgrades continue with 2-inch faux wood blinds throughout and full rain gutters for added durability.

Key facts

• Corner homesite
• Quiet cul-de-sac
• Private study

Tags

• CORNER HOMESITE
• QUIET CUL-DE-SAC
• FULLY BRICKED FRONT PORCH
• 8 FOOT WROUGHT IRON FRONT DOOR
• PRIVATE STUDY
• ENGINEERED WOOD FLOORS

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath land listed at $640k.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• To cash-flow at today's rent, offer at most $357k (44.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $319k (50.2% below list).
• Recommended offer: $319k (50.2% below list) — sets the bar for 1% rule.
• Cap rate 2.6% vs local median 3.4% in Denton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Market conditions: Rents rising (+1.6%/yr); 1110 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $19k 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 120 days — a 9% lower offer ($582k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $58k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $318,707 (50.2% 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 120 days. Have you received any prior offers? Is the seller open to a 50% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.50% ✗
• Cap rate: 2.62%
• Cash-on-cash: -13.11%
• DSCR: 0.42
• GRM: 16.7

CMA / ARV

• ARV (median comp): $568,451
• List price: $639,990
• Delta: 12.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -42.3%
• Equity multiple: -0.30×
• Total profit: $-232,668
• Equity at exit: $95,425

10-year hold

• IRR: -82.1%
• Equity multiple: -1.12×
• Total profit: $-380,322
• Equity at exit: $55,335

Cash invested: $179,197 (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: 16.7×

Monthly cashflow live

• Estimated rent: $3,187 high
• Mortgage (P&I): −$3,356
• Tax est. 1.5%: −$800 /mo · $9,600/yr
• Insurance: −$267
• HOA: −$52
• Vacancy / Maint / Mgmt: −$669
• Net cashflow: $-1,957

Break-even live

Break-even rent $5,664

Max offer price $356,803

Occupancy floor —

Sensitivity live

Price	-10% $-1,515	-5% $-1,736	+0% $-1,957	+5% $-2,178	+10% $-2,399
Rent	-10% $-2,209	-5% $-2,083	+0% $-1,957	+5% $-1,831	+10% $-1,705
Rate	-1.0pp $-1,635	-0.5pp $-1,794	base $-1,957	+0.5pp $-2,123	+1.0pp $-2,292

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: $159,998
• Closing costs: $19,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4505 Merlot Dr Argyle, TX	4.0	2.5	2353	$2,350	$1.00	44d	1	0.08mi
4512 Claret Ct Argyle, TX	4.0	2.5	2395	$2,600	$1.09	25d	1	0.32mi
1120 Springcreek Dr Denton, TX	4.0	2.5	2698	$2,370	$0.88	13d	1	1.28mi
1709 Sparrow St Denton, TX	5.0	4.0	2922	$3,300	$1.13	2d	1	1.34mi
1513 Woodpecker St Denton, TX	4.0	3.0	2733	$3,500	$1.28	11d	1	1.46mi

HOA detail

• Monthly dues: $52 · $624/yr

Listing history 19 events

1. 2026-06-18
   days on market $639,990 Active 120 DOM
2. 2026-06-17
   days on market $639,990 Active 119 DOM
3. 2026-06-16
   days on market $639,990 Active 118 DOM
4. 2026-06-15
   days on market $639,990 Active 117 DOM
5. 2026-06-13
   days on market $639,990 Active 115 DOM
6. 2026-06-13
   days on market $639,990 Active 114 DOM
7. 2026-06-10
   price $639,990 Active 111 DOM
8. 2026-06-09
   days on market $644,990 Active 111 DOM
9. 2026-06-08
   days on market $644,990 Active 110 DOM
10. 2026-06-07
    days on market $644,990 Active 109 DOM
11. 2026-06-04
    days on market $644,990 Active 106 DOM
12. 2026-06-03
    days on market $644,990 Active 105 DOM
13. 2026-06-02
    pricedays on market $644,990 Active 104 DOM
14. 2026-06-01
    days on market $649,990 Active 103 DOM
15. 2026-05-31
    days on market $649,990 Active 102 DOM
16. 2026-02-20
    price $649,990 1491-char remark

    Show marketing remark (1491 chars)

    $10K towards closing costs or rate buy down. Situated on a corner homesite within a quiet cul-de-sac, our Seaberry floorplan presents 5 bedrooms and 4 baths across a two-story design with a J-swing driveway and 2-car garage, loaded with upgrades throughout. The fully bricked front porch makes a strong first impression, complemented by an impressive 8 foot wrought iron and rain glass front door that adds character to the elevation. A private study framed by glass French doors sits just off the entry, creating a quiet workspace. The main living area stretches across the back, where a tile floor-to-ceiling fireplace draws the eye upward and anchors the room. Engineered wood floors add warmth as the space transitions into the deluxe kitchen. Designed with both function and presentation in mind, the kitchen showcases quartz countertops, built-in stainless steel appliances, and a well-positioned island, while a butler's pantry offers additional prep and storage space between the kitchen and formal dining room. The primary suite is tucked away downstairs and features a spacious bedroom paired with a huge walk-in closet, L-shaped vanity with dual sinks, soaking tub, and separate shower. The second level includes 3 secondary bedrooms and 2 full baths, including a Hollywood-style bath, along with a generous game room that provides flexible space for hosting or everyday living. Upgrades continue with 2-inch faux wood blinds throughout and full rain gutters for added durability.

17. 2026-02-20
    price $649,990 1759-char remark

    Show marketing remark (1491 chars)

    $10K towards closing costs or rate buy down. Situated on a corner homesite within a quiet cul-de-sac, our Seaberry floorplan presents 5 bedrooms and 4 baths across a two-story design with a J-swing driveway and 2-car garage, loaded with upgrades throughout. The fully bricked front porch makes a strong first impression, complemented by an impressive 8 foot wrought iron and rain glass front door that adds character to the elevation. A private study framed by glass French doors sits just off the entry, creating a quiet workspace. The main living area stretches across the back, where a tile floor-to-ceiling fireplace draws the eye upward and anchors the room. Engineered wood floors add warmth as the space transitions into the deluxe kitchen. Designed with both function and presentation in mind, the kitchen showcases quartz countertops, built-in stainless steel appliances, and a well-positioned island, while a butler's pantry offers additional prep and storage space between the kitchen and formal dining room. The primary suite is tucked away downstairs and features a spacious bedroom paired with a huge walk-in closet, L-shaped vanity with dual sinks, soaking tub, and separate shower. The second level includes 3 secondary bedrooms and 2 full baths, including a Hollywood-style bath, along with a generous game room that provides flexible space for hosting or everyday living. Upgrades continue with 2-inch faux wood blinds throughout and full rain gutters for added durability.

18. 2026-02-20
    listed $698,475 Active 1491-char remark

    Show marketing remark (1491 chars)

    $10K towards closing costs or rate buy down. Situated on a corner homesite within a quiet cul-de-sac, our Seaberry floorplan presents 5 bedrooms and 4 baths across a two-story design with a J-swing driveway and 2-car garage, loaded with upgrades throughout. The fully bricked front porch makes a strong first impression, complemented by an impressive 8 foot wrought iron and rain glass front door that adds character to the elevation. A private study framed by glass French doors sits just off the entry, creating a quiet workspace. The main living area stretches across the back, where a tile floor-to-ceiling fireplace draws the eye upward and anchors the room. Engineered wood floors add warmth as the space transitions into the deluxe kitchen. Designed with both function and presentation in mind, the kitchen showcases quartz countertops, built-in stainless steel appliances, and a well-positioned island, while a butler's pantry offers additional prep and storage space between the kitchen and formal dining room. The primary suite is tucked away downstairs and features a spacious bedroom paired with a huge walk-in closet, L-shaped vanity with dual sinks, soaking tub, and separate shower. The second level includes 3 secondary bedrooms and 2 full baths, including a Hollywood-style bath, along with a generous game room that provides flexible space for hosting or everyday living. Upgrades continue with 2-inch faux wood blinds throughout and full rain gutters for added durability.

19. 2026-02-18
    listed $698,475 Active 1759-char remark

    Show marketing remark (1759 chars)

    *$10K towards closing costs or rate buy down.* NEW! NEVER LIVED IN. Available for Move-In! Situated on a corner homesite within a quiet cul-de-sac, Bloomfield Homes Seaberry presents 5 bedrooms and 4 baths across a two-story design with a J-swing driveway and 2-car garage, loaded with upgrades throughout. The fully bricked front porch makes a strong first impression, complemented by an impressive 8 foot wrought iron and rain glass front door that adds character to the elevation. A private study framed by glass French doors sits just off the entry, creating a quiet workspace. The main living area stretches across the back, where a tile floor-to-ceiling fireplace draws the eye upward and anchors the room. Engineered wood floors add warmth as the space transitions into the deluxe kitchen. Designed with both function and presentation in mind, the kitchen showcases quartz countertops, built-in stainless steel appliances, and a well-positioned island, while a butler’s pantry offers additional prep and storage space between the kitchen and formal dining room. The primary suite is tucked away downstairs and features a spacious bedroom paired with a huge walk-in closet, L-shaped vanity with dual sinks, soaking tub, and separate shower. The second level includes 3 secondary bedrooms and 2 full baths, including a Hollywood-style bath, along with a generous game room that provides flexible space for hosting or everyday living. 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 Seaberry in person.

ⓘ 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: $38,245
• − Mortgage interest: −$35,849
• − Property taxes: −$9,600
• − Insurance: −$3,200
• − Repairs & maintenance: −$3,060
• − Management: −$3,060
• − HOA: −$624
• − Depreciation: −$18,618
• Taxable loss: −$35,765
• Est. tax savings @ 24.0%: +$8,584
• After-tax cash flow: $-14,901/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

-6.9% since first listed

4 events — show timeline

• 2026-02-20 Price Changed $649,990 Zillow
• 2026-02-20 Price Changed $649,990 NTREIS
• 2026-02-20 Listed $698,475 Zillow
• 2026-02-18 Listed $698,475 NTREIS