257 Meadowlands Dr · Ponder, TX 76259

$239,000

4 bd · 2.0 ba · 1,561 sqft · SingleFamily public records · 104 Days on market

Built 2016 6,882 sqft lot $153/sqft · 22% below area Est $306k · 22% under $21/mo HOA · 1% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• 1% rule +5.3/10.0
• Schools +4.4/10.0
• DSCR +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this one-story home in the heart of Ponder, TX, located in a peaceful neighborhood and served by highly rated schools. 4-bedroom, 2-bath residence with an open floorplan. The heart of the home features a large kitchen island, granite countertops, and stainless steel appliances. The primary bedroom is generously sized and includes a walk-in closet and ensuite bathroom. Three additional bedrooms. Enjoy the comfort of single-story living in a quiet community with convenient access to local amenities.

Key facts

• Large kitchen island
• Walk-in closet
• Granite countertops

Tags

• ONE-STORY HOME
• LARGE KITCHEN ISLAND
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• ENSUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $40 ($477/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $239k).
• Recommended offer: $217k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.7% in Ponder — 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 64/100 on livability (#787 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: schools C-, amenities F, commute 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.
• Market conditions: 278 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 104 days — a 9% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago 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: property tax is 2.7% of price.
• 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 $217,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.03% ✓
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 8.1

CMA / ARV

• ARV (median comp): $305,705
• List price: $239,000
• Delta: -21.82%
• 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
345 Chestnut Ln	0.06mi	4/2.0	1,561 (0%)	2mo	$299,900	$192	96
309 Pimlico Way	0.23mi	4/2.0	1,567 (+0%)	9mo	$280,000	$179	81
212 Meadowlands Dr	0.25mi	4/2.0	1,567 (+0%)	12mo	$298,000	$190	78
406 Calder Ln	0.19mi	3/2.0 (-1)	1,698 (+9%)	1mo	$295,000	$174	71
408 Citation Ln	0.08mi	3/2.0 (-1)	1,686 (+8%)	9mo	$289,000	$171	70
434 Madison Pl	0.43mi	3/2.0 (-1)	1,532 (-2%)	8mo	$250,000	$163	66
339 Meadow Dr	0.49mi	3/2.0 (-1)	1,607 (+3%)	2mo	$329,000	$205	65
337 Meadow Dr	0.50mi	3/2.0 (-1)	1,575 (+1%)	9mo	$320,000	$203	63
540 Cantebury Park Ln	0.35mi	3/2.0 (-1)	1,637 (+5%)	11mo	$298,000	$182	61
384 Saratoga Dr	0.22mi	4/2.0	1,773 (+14%)	10mo	$297,000	$168	59
401 Gulf Stream Ln	0.27mi	3/2.0 (-1)	1,698 (+9%)	12mo	$309,990	$183	58
313 Fairgrounds Ln	0.29mi	4/2.0	1,773 (+14%)	10mo	$299,500	$169	56

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-36,004
• Equity at exit: $35,636

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-27,312
• Equity at exit: $20,664

Cash invested: $66,920 (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 76259

• Home prices YoY: -5.2%
• Active inventory: 278
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,460 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$529 /mo · $6,353/yr
• Insurance: −$100
• HOA: −$21
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $40

Break-even live

Break-even rent $2,409

Max offer price $239,000

Occupancy floor 93%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
311 Triple Crown Ln Unit NA Ponder, TX	3.0	2.0	1719	$2,295	$1.34	22d	1	0.31mi
511 Lonestar Park Ln Ponder, TX	3.0	2.0	1464	$2,000	$1.37	22d	1	0.31mi
303 Preakness Ln Ponder, TX	4.0	2.0	1567	$2,011	$1.28	7d	1	0.36mi
536 Del Mar Dr Ponder, TX	3.0	2.0	1637	$2,149	$1.31	43d	1	0.37mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 34 events

1. 2026-06-18
   status $239,000 Pending 104 DOM
2. 2026-06-18
   days on market $239,000 Active Option Contract 104 DOM
3. 2026-06-17
   days on market $239,000 Active Option Contract 103 DOM
4. 2026-06-16
   days on market $239,000 Active Option Contract 102 DOM
5. 2026-06-15
   days on market $239,000 Active Option Contract 101 DOM
6. 2026-06-13
   days on market $239,000 Active Option Contract 99 DOM
7. 2026-06-09
   days on market $239,000 Active Option Contract 95 DOM
8. 2026-06-08
   days on market $239,000 Active Option Contract 94 DOM
9. 2026-06-07
   days on market $239,000 Active Option Contract 93 DOM
10. 2026-06-04
    days on market $239,000 Active Option Contract 90 DOM
11. 2026-06-03
    days on market $239,000 Active Option Contract 89 DOM
12. 2026-06-02
    days on market $239,000 Active Option Contract 88 DOM
13. 2026-06-01
    days on market $239,000 Active Option Contract 87 DOM
14. 2026-05-31
    days on market $239,000 Active Option Contract 86 DOM
15. 2026-05-15
    status Active 521-char remark

    Show marketing remark (521 chars)

    Welcome to this one-story home in the heart of Ponder, TX, located in a peaceful neighborhood and served by highly rated schools. 4-bedroom, 2-bath residence with an open floorplan. The heart of the home features a large kitchen island, granite countertops, and stainless steel appliances. The primary bedroom is generously sized and includes a walk-in closet and ensuite bathroom. Three additional bedrooms. Enjoy the comfort of single-story living in a quiet community with convenient access to local amenities.

16. 2026-05-07
    historical Active Option Contract 521-char remark

    Show marketing remark (521 chars)

    Welcome to this one-story home in the heart of Ponder, TX, located in a peaceful neighborhood and served by highly rated schools. 4-bedroom, 2-bath residence with an open floorplan. The heart of the home features a large kitchen island, granite countertops, and stainless steel appliances. The primary bedroom is generously sized and includes a walk-in closet and ensuite bathroom. Three additional bedrooms. Enjoy the comfort of single-story living in a quiet community with convenient access to local amenities.

17. 2026-04-02
    price $239,000 521-char remark

    Show marketing remark (521 chars)

    Welcome to this one-story home in the heart of Ponder, TX, located in a peaceful neighborhood and served by highly rated schools. 4-bedroom, 2-bath residence with an open floorplan. The heart of the home features a large kitchen island, granite countertops, and stainless steel appliances. The primary bedroom is generously sized and includes a walk-in closet and ensuite bathroom. Three additional bedrooms. Enjoy the comfort of single-story living in a quiet community with convenient access to local amenities.

18. 2026-02-26
    listed $248,000 Active 521-char remark

    Show marketing remark (521 chars)

    Welcome to this one-story home in the heart of Ponder, TX, located in a peaceful neighborhood and served by highly rated schools. 4-bedroom, 2-bath residence with an open floorplan. The heart of the home features a large kitchen island, granite countertops, and stainless steel appliances. The primary bedroom is generously sized and includes a walk-in closet and ensuite bathroom. Three additional bedrooms. Enjoy the comfort of single-story living in a quiet community with convenient access to local amenities.

19. 2024-08-05
    historical
20. 2024-07-18
    price $294,900
21. 2024-07-02
    price $299,900
22. 2024-06-11
    listed $305,000 Active
23. 2019-12-11
    soldstatus
24. 2019-12-10
    soldstatus Sold
25. 2019-11-06
    status Pending
26. 2019-11-06
    price $220,000
27. 2019-10-09
    price $218,000
28. 2019-09-26
    price $219,000
29. 2019-09-18
    listed $225,000 Active
30. 2018-06-26
    soldstatus Sold
31. 2018-06-26
    soldstatus
32. 2018-05-29
    status Pending
33. 2018-05-23
    historical Active Option Contract
34. 2018-05-17
    listed $209,500 Active

ⓘ 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: $6,353 · $529/mo
• Projected year-2 tax: $6,353 · $529/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $29,515
• − Mortgage interest: −$13,388
• − Property taxes: −$6,353
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,361
• − Management: −$2,361
• − HOA: −$252
• − Depreciation: −$6,953
• Taxable loss: −$3,347
• Est. tax savings @ 24.0%: +$803
• After-tax cash flow: $1,280/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: 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

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

• Census place: Ponder, TX
• County: Denton County · 901,654 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: 180.0

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 (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%

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

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

+14.1% since first listed

20 events — show timeline

• 2026-05-15 Relisted — NTREIS
• 2026-05-07 Contingent — NTREIS
• 2026-04-02 Price Changed $239,000 NTREIS
• 2026-02-26 Listed $248,000 NTREIS
• 2024-08-05 Listing Removed — NTREIS
• 2024-07-18 Price Changed $294,900 NTREIS
• 2024-07-02 Price Changed $299,900 NTREIS
• 2024-06-11 Listed $305,000 NTREIS
• 2019-12-11 Sold (Public Records) — Public Records
• 2019-12-10 Sold (MLS) — NTREIS
• 2019-11-06 Pending — NTREIS
• 2019-11-06 Price Changed $220,000 NTREIS
• 2019-10-09 Price Changed $218,000 NTREIS
• 2019-09-26 Price Changed $219,000 NTREIS
• 2019-09-18 Listed $225,000 NTREIS
• 2018-06-26 Sold (Public Records) — Public Records
• 2018-06-26 Sold (MLS) — NTREIS
• 2018-05-29 Pending — NTREIS
• 2018-05-23 Contingent — NTREIS
• 2018-05-17 Listed $209,500 NTREIS

Property tax history

+29.6%/yr

Latest (2025): $6,353 · +2.7% YoY. Source: county tax records.