7217 Knight Dr · The Colony, TX 75056

$260,000

3 bd · 2.0 ba · 1,379 sqft · SingleFamily public records · 38 Days on market

Built 1978 6,621 sqft lot $189/sqft · at area comps Est $322k · 19% under

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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 +15.0/15.0
• Cash flow +7.8/30.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming renovated home in desirable area! Fantastic updated kitchen featuring granite counter-tops, refinished cabinets and new appliances, updated exterior paint! Offers a great second living space thats not included as apart of the current square footage. Wonderful laminate wood flooring, and decorative tile in the bathrooms. Large bedrooms. Bathrooms have been completely updated! Spacious backyard with a great covered patio, perfect for entertaining! Perfect home for a growing family!

Key facts

• Near dining
• Screened-in porch
• Near shopping

Tags

• CONVERTED GARAGE
• SCREENED-IN PORCH
• ZONED TO LEWISVILLE ISD
• NEAR SHOPPING
• NEAR DINING
• NEAR MAJOR ROADWAYS

Property features AI

Finance

• Other: Survey available; Possession negotiable
• Financial info: Listing terms include Cash and Conventional
• HOA & community: No homeowners association

Exterior

• Parking: Driveway (no garage or covered/carport spaces listed)
• Security: Smoke detectors
• Utilities: City water with individual water meter; City sewer; Electricity available; All-weather road access
• Home design: Single family residence; Residential property; One story; Property not attached
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1978
• Exterior features: Covered porch; Covered patio/porch features; Back yard fencing; Few trees; Interior lot in a subdivision

Interior

• Kitchen: Granite countertops; Kitchen island; Breakfast bar; Built-in cabinets; Eat-in kitchen layout; Electric range; Dishwasher; Disposal
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom with ensuite bath
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Fireplace(s) for supplemental heat; Central air; Ceiling fans; Electric cooling
• Interior features: Open floorplan; Built-in features; Cable TV available; Eat-in kitchen; Granite counters; Kitchen island; One living area; One dining area; Room count: 8; Levels: One
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Washer/dryer hookups in kitchen area; Electric dryer hookup; Utility room with utility closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-284 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (17.8% below list).
• Recommended offer: $210k (19.3% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 2.9% in The Colony — 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 68/100 on livability (#464 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F.
• Lewisville ISD (suburban): math 49% / reading 54% proficiency, ranked #109 of 826 in TX (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Morningside El (math 47% / reading 47%, grade D-, #1,006 of 4,322 statewide, top 25%, 364 students, 36% FRL); Lakeview Middle (math 24% / reading 32%, grade F, #1,143 of 1,662 statewide, top 69%, 426 students, 53% FRL); The Colony H S (math 33% / reading 56%, grade F, #652 of 1,632 statewide, top 43%, 1,895 students, 45% FRL) — zoned schools average 44% FRL vs 26% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.0%/yr); 438 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $8k 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 38 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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.
• Current owner paid $66k; list at $260k implies a 292% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% 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 $209,831 (19.3% 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 38 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.68%
• DSCR: 0.79
• GRM: 10.1

CMA / ARV

• ARV (median comp): $322,066
• List price: $260,000
• Delta: -19.27%
• 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
4840 Graham Ct	0.16mi	3/2.0	1,409 (+2%)	2mo	$359,000	$255	87
4901 Ward Dr	0.16mi	3/2.0	1,335 (-3%)	3mo	$310,000	$232	85
4514 Jenkins St	0.30mi	4/1.0 (+1)	1,381 (+0%)	1mo	$259,499	$188	76
5037 N Colony Blvd	0.44mi	3/2.0	1,388 (+1%)	8mo	$315,000	$227	72
6828 Younger Dr	0.53mi	3/2.0	1,321 (-4%)	2mo	$330,000	$250	67
5001 Wheeler Cir	0.30mi	3/2.0	1,520 (+10%)	7mo	$322,000	$212	64
6900 Elliot Ct	0.74mi	3/2.0	1,384 (+0%)	2mo	$398,900	$288	63
4937 Wagner Dr	0.30mi	3/2.0	1,520 (+10%)	7mo	$325,000	$214	63
4461 Chapman St	0.37mi	2/2.0 (-1)	1,227 (-11%)	3mo	$247,000	$201	57
4535 S Horseshoe Trl	0.44mi	3/2.0	1,515 (+10%)	7mo	$325,000	$215	57
4448 Chapman St	0.44mi	3/2.0	1,232 (-11%)	8mo	$255,000	$207	55
4421 Chapman St	0.49mi	2/2.0 (-1)	1,227 (-11%)	1mo	$245,000	$200	53

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: -28.0%
• Equity multiple: 0.09×
• Total profit: $-66,344
• Equity at exit: $38,767

10-year hold

• IRR: -45.9%
• Equity multiple: -0.44×
• Total profit: $-104,705
• Equity at exit: $22,480

Cash invested: $72,800 (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 75056

• Rents YoY: -1.0%
• Active inventory: 438
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,138 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$501 /mo · $6,014/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-284

Break-even live

Break-even rent $2,497

Max offer price $209,831

Occupancy floor —

Sensitivity live

Price	-10% $-137	-5% $-210	+0% $-284	+5% $-358	+10% $-431
Rent	-10% $-453	-5% $-368	+0% $-284	+5% $-200	+10% $-115
Rate	-1.0pp $-153	-0.5pp $-218	base $-284	+0.5pp $-351	+1.0pp $-420

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4808 Graham Ct The Colony, TX	3.0	2.0	1711	$2,150	$1.26	19d	1	0.08mi
4805 Woodruff Dr The Colony, TX	3.0	2.0	1379	$2,099	$1.52	23d	1	0.09mi
4628 Nervin St The Colony, TX	3.0	1.0	1112	$1,790	$1.61	45d	1	0.14mi
4632 Jenkins Cir The Colony, TX	2.0	1.0	1035	$1,450	$1.40	45d	1	0.14mi
4632 Jenkins Cir The Colony, TX	2.0	1.0	1035	$1,450	$1.40	26d	1	0.14mi
4840 Graham Ct The Colony, TX	3.0	2.0	1409	$2,200	$1.56	45d	1	0.16mi
4813 Wagner Dr The Colony, TX	3.0	2.0	1409	$2,345	$1.66	45d	1	0.18mi
4612 Larner St The Colony, TX	3.0	2.0	1253	$2,141	$1.71	22d	1	0.18mi
4904 Watkins Dr The Colony, TX	3.0	2.0	1755	$2,300	$1.31	26d	1	0.19mi
4646 Carr St The Colony, TX	2.0	1.0	1008	$1,600	$1.59	14d	1	0.21mi
4604 Nervin St The Colony, TX	3.0	2.0	1232	$1,850	$1.50	45d	1	0.21mi
4908 Wagner Dr The Colony, TX	3.0	2.0	1520	$2,200	$1.45	26d	1	0.21mi
4916 N Colony Blvd The Colony, TX	3.0	2.0	1755	$2,200	$1.25	20d	1	0.27mi
4529 Larner St The Colony, TX	3.0	2.0	1762	$2,395	$1.36	1d	1	0.29mi
6816 Curry Dr The Colony, TX	4.0	2.0	1708	$2,500	$1.46	45d	1	0.29mi
4933 Ashlock Dr The Colony, TX	4.0	2.0	1795	$2,195	$1.22	26d	1	0.35mi
4933 Ashlock Dr The Colony, TX	3.0	2.0	1795	$2,195	$1.22	22d	1	0.35mi
4456 Chapman St The Colony, TX	2.0	1.0	949	$1,395	$1.47	16d	1	0.41mi
6853 Younger Dr The Colony, TX	3.0	2.0	1590	$2,350	$1.48	45d	1	0.42mi
4412 Hale St The Colony, TX	4.0	2.0	1762	$2,496	$1.42	1d	1	0.45mi
4423 Chapman St The Colony, TX	2.0	2.0	1227	$1,780	$1.45	20d	1	0.48mi
6824 Fryer St The Colony, TX	4.0	2.0	1826	$1,300	$0.71	45d	1	0.49mi
4504 Keys Dr The Colony, TX	4.0	2.0	1854	$2,495	$1.35	26d	1	0.56mi
4248 Driscoll Dr The Colony, TX	3.0	2.0	1255	$2,055	$1.64	0d	1	0.73mi
4334 Newton St The Colony, TX	4.0	2.0	1854	$3,500	$1.89	26d	1	0.90mi
5217 Gates Dr The Colony, TX	3.0	2.0	1335	$2,175	$1.63	4d	1	0.91mi
5300 Slay Dr The Colony, TX	3.0	2.0	1339	$2,150	$1.61	22d	1	0.95mi
5201 Marks Cir The Colony, TX	3.0	2.0	1339	$2,185	$1.63	1d	1	0.97mi
5316 N Colony Blvd The Colony, TX	4.0	2.0	1711	$2,300	$1.34	6d	1	0.97mi
5212 Knox Dr The Colony, TX	3.0	2.0	1379	$3,400	$2.47	26d	1	0.97mi
4161 Driscoll Dr The Colony, TX	3.0	2.0	1476	$2,190	$1.48	26d	1	0.98mi
4161 Driscoll Dr The Colony, TX	3.0	2.0	1476	$2,190	$1.48	22d	1	0.98mi
4144 Newton St The Colony, TX	3.0	2.0	1700	$2,375	$1.40	7d	1	1.02mi
4144 Newton St The Colony, TX	3.0	2.0	1700	$2,375	$1.40	22d	1	1.02mi
4136 Clary Dr The Colony, TX	3.0	2.0	1625	$2,549	$1.57	7d	1	1.07mi
5501 Adams Dr The Colony, TX	3.0	2.0	1339	$2,300	$1.72	45d	1	1.12mi
4128 Gardner Dr The Colony, TX	3.0	2.0	1570	$2,295	$1.46	22d	1	1.13mi
4128 Gardner Dr The Colony, TX	3.0	2.0	1570	$2,295	$1.46	23d	1	1.13mi
5512 Rutledge Dr The Colony, TX	3.0	2.0	1433	$2,100	$1.47	7d	1	1.14mi
5161 Bartlett Dr The Colony, TX	4.0	2.0	1856	$2,700	$1.45	45d	1	1.22mi

Listing history 23 events

1. 2026-06-15
   days on market $260,000 Active 38 DOM
2. 2026-06-13
   days on market $260,000 Active 36 DOM
3. 2026-06-13
   days on market $260,000 Active 35 DOM
4. 2026-06-09
   days on market $260,000 Active 32 DOM
5. 2026-06-08
   days on market $260,000 Active 31 DOM
6. 2026-06-07
   days on market $260,000 Active 30 DOM
7. 2026-06-04
   days on market $260,000 Active 27 DOM
8. 2026-06-03
   days on market $260,000 Active 26 DOM
9. 2026-06-02
   days on market $260,000 Active 25 DOM
10. 2026-06-01
    days on market $260,000 Active 24 DOM
11. 2026-05-31
    days on market $260,000 Active 23 DOM
12. 2026-05-08
    listed $260,000 Active 1092-char remark
13. 2024-12-26
    soldstatus
14. 2017-03-14
    soldstatus
15. 2017-03-10
    soldstatus Sold 493-char remark

    Show marketing remark (493 chars)

    Charming renovated home in desirable area! Fantastic updated kitchen featuring granite counter-tops, refinished cabinets and new appliances, updated exterior paint! Offers a great second living space thats not included as apart of the current square footage. Wonderful laminate wood flooring, and decorative tile in the bathrooms. Large bedrooms. Bathrooms have been completely updated! Spacious backyard with a great covered patio, perfect for entertaining! Perfect home for a growing family!

16. 2017-02-10
    status Pending 493-char remark

    Show marketing remark (493 chars)

    Charming renovated home in desirable area! Fantastic updated kitchen featuring granite counter-tops, refinished cabinets and new appliances, updated exterior paint! Offers a great second living space thats not included as apart of the current square footage. Wonderful laminate wood flooring, and decorative tile in the bathrooms. Large bedrooms. Bathrooms have been completely updated! Spacious backyard with a great covered patio, perfect for entertaining! Perfect home for a growing family!

17. 2017-02-06
    listed $185,900 Active 493-char remark

    Show marketing remark (493 chars)

    Charming renovated home in desirable area! Fantastic updated kitchen featuring granite counter-tops, refinished cabinets and new appliances, updated exterior paint! Offers a great second living space thats not included as apart of the current square footage. Wonderful laminate wood flooring, and decorative tile in the bathrooms. Large bedrooms. Bathrooms have been completely updated! Spacious backyard with a great covered patio, perfect for entertaining! Perfect home for a growing family!

18. 2016-10-11
    soldstatus
19. 2010-03-24
    soldstatus
20. 2010-03-17
    soldstatus

    Show marketing remark (173 chars)

    Priced to sell, this home won't last. Garage conversion can be used for and extra living area. Home offers great potential and can be yours today. Property to be sold as-is.

21. 2010-02-10
    historical

    Show marketing remark (173 chars)

    Priced to sell, this home won't last. Garage conversion can be used for and extra living area. Home offers great potential and can be yours today. Property to be sold as-is.

22. 2010-02-03
    listed $89,900

    Show marketing remark (173 chars)

    Priced to sell, this home won't last. Garage conversion can be used for and extra living area. Home offers great potential and can be yours today. Property to be sold as-is.

23. 1997-02-26
    soldstatus $66,300

ⓘ 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: $6,014 · $501/mo
• Projected year-2 tax: $6,014 · $501/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% 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: $25,655
• − Mortgage interest: −$14,564
• − Property taxes: −$6,014
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − Depreciation: −$7,564
• Taxable loss: −$7,891
• Est. tax savings @ 24.0%: +$1,894
• After-tax cash flow: $-1,514/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: Lewisville ISD
• NCES district ID: 4827300
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $82,351
• Composite: 47.1/100
• National rank: #2333
• State rank: #109 of 826 in TX

Livability — The Colony

• Score: 68/100
• State rank: #464
• US rank: #9336

Category grades

Amenities F Commute F Cost of living B+ Crime B+ Employment A+ Housing A+ Health & safety C+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: The Colony, TX
• County: Denton County · 901,654 people
• City population: 69,628
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 69,628
• Household income: $119,682
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1704.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 49% Hispanic / Latino 18% Asian 17% Two or more races 13% Black 10%
• Hispanic origin (detail): Mexican 12% Cuban 1%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 19% · Canada, South Korea, China
• Languages at home: 73% English-only · Spanish 11% Other Indo-European 5% Other Asian/Pacific 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: ▼ -235.14%
• Current HPI: 288.9388
• Rent YoY: ▼ -1.02%
• 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

+292.2% since first listed

12 events — show timeline

• 2026-05-08 Listed $260,000 NTREIS
• 2024-12-26 Sold (Public Records) — Public Records
• 2017-03-14 Sold (Public Records) — Public Records
• 2017-03-10 Sold (MLS) — NTREIS
• 2017-02-10 Pending — NTREIS
• 2017-02-06 Listed $185,900 NTREIS
• 2016-10-11 Sold (Public Records) — Public Records
• 2010-03-24 Sold (Public Records) — Public Records
• 2010-03-17 Sold (MLS) — NTREIS
• 2010-02-10 Listing Removed — NTREIS
• 2010-02-03 Listed $89,900 NTREIS
• 1997-02-26 Sold (Public Records) $66,300 Public Records

Property tax history

+5.6%/yr

Latest (2025): $6,014 · +3.3% YoY. Source: county tax records.