Grant F Plan · Ponder, TX 76259

$294,950

3 bd · 2.0 ba · 1,502 sqft · SingleFamily · 112 Days on market

Good condition 2-car garage

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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 +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Cash flow +3.9/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Introducing The Grant F Floor Plan - New Home Design Available in DFW, TXThe Grant Select F offers 3 bedrooms, 2 bathrooms, and 1502 sq. ft. of thoughtfully designed living space that adapts to your needs. From everyday routines to special moments, this layout is built to support how you live - with comfort, functionality, and style in mind. Features like a spacious one-story design, open concept living area, a full utility room, and a covered patio create a flexible foundation for personalization and convenience. Whether you're relaxing, hosting, working from home, or simply enjoying daily life, the Grant F provides the right spaces in the right places.

Key facts

• Full utility room
• One story design
• Covered patio

Tags

• ONE STORY DESIGN
• OPEN CONCEPT LIVING AREA
• FULL UTILITY ROOM
• COVERED PATIO

🏗️ New construction. The $294,950 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $423,197.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (26.0% below list).
• Recommended offer: $218k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 2.9% vs local median 4.4% in Ponder — 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 64/100 on livability (#787 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Ponder ISD (rural): math 48% / reading 49% proficiency, ranked #165 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ponder El (math 39% / reading 41%, grade F, #1,514 of 4,322 statewide, top 36%, 754 students, 44% FRL); Ponder J H (math 54% / reading 50%, grade C+, #301 of 1,662 statewide, top 19%, 381 students, 40% FRL); Ponder H S (math 52% / reading 62%, grade C, #333 of 1,632 statewide, top 22%, 505 students, 36% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 365 active listings in the ZIP; solid renter incomes; 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 $3k of loan paydown is wiped out by about $13k 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 112 days — a 9% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,391 (26.0% 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 112 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. 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: 0.52% ✗
• Cap rate: 2.89%
• Cash-on-cash: -12.15%
• DSCR: 0.46
• GRM: 16.1

CMA / ARV

• ARV (median comp): $423,197
• List price: $294,950
• Delta: -30.30%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Babbling Brook Dr	2.08mi	4/2.0 (+1)	1,477 (-2%)	2mo	$286,990	$194	56
537 Amber Fields Dr	2.18mi	4/2.0 (+1)	1,477 (-2%)	2mo	$283,990	$192	55
7513 Lavender Ln	2.21mi	3/2.0	1,600 (+6%)	2mo	$352,990	$221	53
513 Amber Fields Dr	2.19mi	4/2.5 (+1)	1,477 (-2%)	3mo	$279,990	$190	53
612 Babbling Brook Dr	2.16mi	4/2.0 (+1)	1,657 (+10%)	1mo	$288,990	$174	42
7612 Royal Fern Dr	2.17mi	3/2.0	1,201 (-20%)	1mo	$277,990	$231	39
7608 Royal Fern Dr	2.18mi	4/2.5 (+1)	1,662 (+11%)	1mo	$292,990	$176	39
517 Amber Fields Dr	2.18mi	3/2.0	1,201 (-20%)	3mo	$275,990	$230	38
7524 Lavender Ln	2.21mi	4/2.0 (+1)	1,877 (+25%)	2mo	$388,334	$207	34
521 Babbling Brook Dr	2.13mi	4/2.0 (+1)	1,773 (+18%)	3mo	$347,990	$196	32
509 Amber Fields Dr	2.19mi	5/2.5 (+2)	1,818 (+21%)	2mo	$290,990	$160	26
713 Wildrye Ln	2.03mi	5/2.5 (+2)	1,818 (+21%)	2mo	$299,990	$165	26

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: -38.7%
• Equity multiple: -0.22×
• Total profit: $-144,929
• Equity at exit: $63,100

10-year hold

• IRR: -59.1%
• Equity multiple: -0.89×
• Total profit: $-224,426
• Equity at exit: $36,590

Cash invested: $118,495 (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 →

Active competition Active MLS

• For sale now: 23 active
• Median asking: $312,990 ($194/sqft)
• Median days on market: 61 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: +45.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76259

• Home prices YoY: -5.2%
• Active inventory: 365
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,184 medium
• Mortgage (P&I): −$2,219
• Tax est. 1.5%: −$529 /mo · $6,348/yr
• Insurance: −$176
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-1,199

Break-even live

Break-even rent $3,702

Max offer price $249,652

Occupancy floor —

Sensitivity live

Price	-10% $-907	-5% $-1,053	+0% $-1,199	+5% $-1,346	+10% $-1,492
Rent	-10% $-1,372	-5% $-1,286	+0% $-1,199	+5% $-1,113	+10% $-1,027
Rate	-1.0pp $-986	-0.5pp $-1,092	base $-1,199	+0.5pp $-1,309	+1.0pp $-1,421

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: $105,799
• Closing costs: $12,696
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: 2 parking spaces2-car garage
• Utilities: Has heatingHas cooling
• Home design: New construction — Plan: Grant Select FStatus: Active

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Living area approximately 1,502 (listed)

Listing history 50 events

1. 2026-08-06
   days on market $294,950 Active 112 DOM
2. 2026-08-05
   days on market $294,950 Active 111 DOM
3. 2026-08-04
   days on market $294,950 Active 110 DOM
4. 2026-08-03
   days on market $294,950 Active 109 DOM
5. 2026-07-31
   days on market $294,950 Active 106 DOM
6. 2026-07-30
   days on market $294,950 Active 104 DOM
7. 2026-07-28
   days on market $294,950 Active 103 DOM
8. 2026-07-26
   days on market $294,950 Active 101 DOM
9. 2026-07-24
   days on market $294,950 Active 99 DOM
10. 2026-07-23
    days on market $294,950 Active 98 DOM
11. 2026-07-22
    days on market $294,950 Active 97 DOM
12. 2026-07-21
    days on market $294,950 Active 96 DOM
13. 2026-07-20
    days on market $294,950 Active 95 DOM
14. 2026-07-18
    days on market $294,950 Active 93 DOM
15. 2026-07-18
    days on market $294,950 Active 92 DOM
16. 2026-07-16
    days on market $294,950 Active 91 DOM
17. 2026-07-15
    days on market $294,950 Active 90 DOM
18. 2026-07-14
    days on market $294,950 Active 89 DOM
19. 2026-07-13
    days on market $294,950 Active 88 DOM
20. 2026-07-13
    days on market $294,950 Active 87 DOM
21. 2026-07-11
    days on market $294,950 Active 86 DOM
22. 2026-07-10
    days on market $294,950 Active 85 DOM
23. 2026-07-09
    days on market $294,950 Active 84 DOM
24. 2026-07-07
    days on market $294,950 Active 82 DOM
25. 2026-07-06
    days on market $294,950 Active 81 DOM
26. 2026-07-06
    days on market $294,950 Active 80 DOM
27. 2026-07-05
    days on market $294,950 Active 79 DOM
28. 2026-07-03
    days on market $294,950 Active 78 DOM
29. 2026-07-02
    days on market $294,950 Active 77 DOM
30. 2026-07-01
    days on market $294,950 Active 76 DOM
31. 2026-06-30
    days on market $294,950 Active 75 DOM
32. 2026-06-29
    days on market $294,950 Active 74 DOM
33. 2026-06-28
    days on market $294,950 Active 73 DOM
34. 2026-06-27
    days on market $294,950 Active 72 DOM
35. 2026-06-26
    days on market $294,950 Active 71 DOM
36. 2026-06-24
    days on market $294,950 Active 69 DOM
37. 2026-06-22
    days on market $294,950 Active 67 DOM
38. 2026-06-21
    days on market $294,950 Active 66 DOM
39. 2026-06-18
    days on market $294,950 Active 63 DOM
40. 2026-06-17
    days on market $294,950 Active 62 DOM
41. 2026-06-16
    days on market $294,950 Active 61 DOM
42. 2026-06-15
    days on market $294,950 Active 60 DOM
43. 2026-06-13
    days on market $294,950 Active 58 DOM
44. 2026-06-09
    days on market $294,950 Active 54 DOM
45. 2026-06-08
    days on market $294,950 Active 53 DOM
46. 2026-06-07
    days on market $294,950 Active 52 DOM
47. 2026-06-04
    days on market $294,950 Active 49 DOM
48. 2026-06-03
    days on market $294,950 Active 48 DOM
49. 2026-06-02
    days on market $294,950 Active 47 DOM
50. 2026-06-01
    days on market $294,950 Active 46 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,207
• − Mortgage interest: −$23,706
• − Property taxes: −$6,348
• − Insurance: −$2,116
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − Depreciation: −$12,311
• Taxable loss: −$22,467
• Est. tax savings @ 24.0%: +$5,392
• After-tax cash flow: $-9,000/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 · 10 photos

Good 80/100 None rehab

The Grant Select F Plan is a well-maintained, move-in-ready home with good condition and potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑
• Both New bathroom fixtures — Enhances functionality and aesthetics ↑

F Composite school gradezoned avg 50/100

Zoned Schools

Elementary Ponder El F TX #1,514/4,322 Nat'l #19,354/41,679 Middle Ponder J H C+ TX #301/1,662 Nat'l #3,033/14,009 High Ponder H S C TX #333/1,632 Nat'l #4,077/17,239

Schools (NCES district)

• District: Ponder ISD
• NCES district ID: 4835310
• Math proficiency: 48% ▼ -6.00%
• Reading proficiency: 49% ▲ 1.00%
• Median HH income: $70,768
• Composite: 43.53/100
• National rank: #2987
• State rank: #165 of 826 in TX

C Composite livability gradescore 64/100

Livability — Ponder

• Score: 64/100
• State rank: #787
• US rank: #14394

Category grades

Amenities F Commute F Cost of living A Crime A+ Employment B 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: 6,596
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 6,596
• Household income: $101,845
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 30% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 11% Two or more races 8% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 4%

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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: ▼ -15.17%
• Current HPI: 275.4082
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Exterior

• Parking: 2 parking spaces2-car garage
• Utilities: Has heatingHas cooling
• Home design: New construction — Plan: Grant Select FStatus: Active

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Living area approximately 1,502 (listed)