605 S Bradshaw St · Denton, TX 76205

$99,000

1 bd · 1.0 ba · 672 sqft · SingleFamily public records · 50 Days on market

Built 1947 9,148 sqft lot $147/sqft · 48% below area Est $189k · 48% under ↓ 13% since listing

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Why this score? — see what drove the B- 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.4/10.0
• Livability +4.4/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

BEST DEAL IN DENTON!!! This cute fixer upper in Denton TX will not last at this price! To be sold as is, and seller to do no repairs. Priced to move! Bring your contractor. BUYER TO VERIFY ALL MEASUREMENTS, ALL SCHOOLS, AND ALL UTILITIES. SELLER IS RELATED TO THE LISTING BROKER

Key facts

• 9,148 sq ft lot
• Built 1947
• Listed 50 days

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Parcel number: R33234
• Financial info: Listing terms: Cash or Conventional; Loan type: Treat as clear; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Driveway parking
• Utilities: Electricity available; Municipal utility district: No
• Home design: Single-family residence; One story; Residential property, not attached
• Construction: Frame construction; Built in 1947; Preowned
• Exterior features: Lot approximately 0.21 acres (dimensions 63 x 132); Subdivision: H Sisco; Directions: From Sycamore go South on Bradshaw to 605 Bradshaw OR from Wilson St go North on Bradshaw to 605 Bradshaw

Interior

• Kitchen: Gas oven
• Bedrooms: 1 bedroom (Primary bedroom on the main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric cooling; Natural gas heating
• Interior features: High-speed internet available; Three total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.4% in Denton — 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 88/100 on livability (#2 in TX, #210 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, housing A+.
• Denton ISD (urban): math 36% / reading 43% proficiency, ranked #383 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rivera El (math 28% / reading 35%, grade F, #2,396 of 4,322 statewide, top 56%, 642 students, 89% FRL) — zoned schools average 89% FRL vs 38% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-3.4%/yr); 172 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $684 of loan paydown is wiped out by about $3k 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 50 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.14% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.11%
• DSCR: 1.45
• GRM: 7.3

CMA / ARV

• ARV (median comp): $189,346
• List price: $99,000
• Delta: -47.71%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
927 E Prairie St	0.08mi	2/1.0 (+1)	768 (+14%)	13mo	$199,000	$259	56
325 N Wood St	0.57mi	1/1.0	600 (-11%)	1mo	$99,900	$167	55
510 N Bradshaw St	0.62mi	2/1.0 (+1)	640 (-5%)	7mo	$137,900	$215	52

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: -8.8%
• Equity multiple: 0.69×
• Total profit: $-8,667
• Equity at exit: $14,761

10-year hold

• IRR: -4.1%
• Equity multiple: 0.77×
• Total profit: $-6,472
• Equity at exit: $8,560

Cash invested: $27,720 (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 76205

• Home prices YoY: -25.8%
• Rents YoY: -3.4%
• Active inventory: 172
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,131 high
• Mortgage (P&I): −$519
• Tax from tax record: −$99 /mo · $1,193/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $167

Break-even live

Break-even rent $919

Max offer price $99,000

Occupancy floor 80%

Sensitivity live

Price	-10% $223	-5% $195	+0% $167	+5% $139	+10% $111
Rent	-10% $78	-5% $122	+0% $167	+5% $212	+10% $257
Rate	-1.0pp $217	-0.5pp $192	base $167	+0.5pp $142	+1.0pp $115

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 S Bradshaw St Denton, TX	1.0	1.0	695	$1,350	$1.94	45d	1	0.19mi
650 E Sycamore St Denton, TX	3.0	1.0–2.5	1193	$2,354	$1.97	12d	41	0.28mi
1029 E Hickory St Unit D Denton, TX	2.0	1.0	665	$1,025	$1.54	21d	1	0.39mi
315 S Locust St Denton, TX	3.0	1.0–2.0	847	$1,267	$1.49	2d	32	0.67mi
2001 Duchess Dr Denton, TX	1.0–4.0	1.0–2.0	1040	$593	$0.57	0d	12	0.71mi
1610 E McKinney St Denton, TX	2.0	1.0–2.0	650	$849	$1.31	0d	37	0.74mi
500 N Bell Ave #202 Denton, TX	2.0	2.0	739	$1,150	$1.56	45d	1	0.78mi
109 E Oak St Denton, TX	1.0	1.0	700	$1,725	$2.46	26d	1	0.79mi
1030 Dallas Dr Denton, TX	1.0–2.0	1.0–2.0	773	$841	$1.09	0d	35	0.81mi
818 Rose St Unit B Denton, TX	1.0	1.0	600	$1,275	$2.12	45d	1	0.87mi
400 Audra Ln Denton, TX	1.0–2.0	1.0–2.0	750	$899	$1.20	0d	44	0.87mi
919 S Carroll Blvd Unit 200 Denton, TX	2.0	1.0	750	$1,295	$1.73	45d	1	0.90mi
1300 Dallas Dr Denton, TX	1.0–2.0	1.0–2.0	800	$824	$1.03	0d	47	0.93mi
1408 Teasley Ln Denton, TX	1.0–2.0	1.0–2.0	839	$823	$0.98	0d	51	0.95mi
524 S Carroll Blvd Denton, TX	1.0–2.0	1.0–2.0	722	$950	$1.31	16d	1	0.95mi
417 W Mulberry St Denton, TX	1.0	1.0	690	$980	$1.42	4d	1	0.96mi
521 Texas St #2 Denton, TX	—	1.0	450	$1,450	$3.22	45d	1	0.98mi
301 Withers St Denton, TX	2.0	1.0	600	$1,325	$2.21	45d	1	0.99mi
630 Schmitz Ave Unit 3 Denton, TX	—	1.0	510	$795	$1.56	26d	1	0.99mi
2420 E McKinney St Denton, TX	1.0–4.0	1.0–2.0	1148	$999	$0.87	0d	1	1.00mi
515 W Mulberry St Unit 10 Denton, TX	1.0	1.0	625	$1,100	$1.76	7d	1	1.02mi
1112 Frame St Denton, TX	1.0	1.0	675	$1,150	$1.70	45d	1	1.04mi
603 Eagle Dr Denton, TX	1.0	1.0	550	$948	$1.72	26d	7	1.08mi
1939 Colorado Blvd Denton, TX	1.0–2.0	1.0–2.0	843	$816	$0.97	0d	25	1.09mi
1126 N Bell Ave Denton, TX	1.0	1.0	700	$1,060	$1.51	45d	1	1.10mi
1126 N Bell Ave Unit B3 Denton, TX	1.0	1.0	600	$950	$1.58	45d	1	1.10mi
712 W Sycamore St Apt 3 Denton, TX	1.0	1.0	522	$875	$1.68	7d	1	1.12mi
713 W Mulberry St Unit 8 Denton, TX	1.0	1.0	522	$999	$1.91	12d	1	1.12mi
425 Bernard St Denton, TX	3.0	1.0–2.0	676	$1,192	$1.76	0d	101	1.14mi
715 W Hickory St Unit A3 Denton, TX	1.0	1.0	600	$950	$1.58	14d	1	1.15mi
410 W Congress St Denton, TX	1.0	1.0	480	$995	$2.07	45d	1	1.16mi
500 S Interstate 35 E Denton, TX	1.0–3.0	1.0–2.0	984	$993	$1.01	0d	37	1.16mi
1267 Mingo Rd Denton, TX	1.0	1.0	625	$863	$1.38	45d	1	1.18mi
315 Bernard St Denton, TX	—	1.0	410	$750	$1.83	26d	1	1.19mi
1710 Sam Bass Blvd Denton, TX	1.0–2.0	1.0–2.0	823	$905	$1.10	0d	27	1.26mi
930 W Prairie St Unit 4 Denton, TX	1.0	1.0	594	$1,075	$1.81	7d	1	1.27mi
908 Greenlee St Denton, TX	1.0	1.0	520	$1,000	$1.92	45d	1	1.31mi
924 Anna St Denton, TX	1.0	1.0	658	$1,149	$1.75	45d	1	1.32mi
1227 Peak St Unit 908 Denton, TX	1.0	1.0	520	$1,000	$1.92	45d	1	1.33mi
1005 W Hickory St Unit W9 Denton, TX	1.0	1.0	450	$950	$2.11	45d	1	1.33mi

Listing history 18 events

1. 2026-06-21
   days on market $99,000 Active 50 DOM
2. 2026-06-18
   days on market $99,000 Active 47 DOM
3. 2026-06-17
   days on market $99,000 Active 46 DOM
4. 2026-06-16
   days on market $99,000 Active 45 DOM
5. 2026-06-15
   days on market $99,000 Active 44 DOM
6. 2026-06-13
   days on market $99,000 Active 42 DOM
7. 2026-06-09
   days on market $99,000 Active 38 DOM
8. 2026-06-08
   days on market $99,000 Active 37 DOM
9. 2026-06-07
   days on market $99,000 Active 36 DOM
10. 2026-06-04
    days on market $99,000 Active 33 DOM
11. 2026-06-03
    days on market $99,000 Active 32 DOM
12. 2026-06-02
    days on market $99,000 Active 31 DOM
13. 2026-06-01
    days on market $99,000 Active 30 DOM
14. 2026-05-31
    days on market $99,000 Active 29 DOM
15. 2026-05-12
    price $99,000 281-char remark
16. 2026-05-02
    listed $114,000 Active 281-char remark
17. 2026-04-24
    soldstatus
18. 1999-03-29
    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: $1,193 · $99/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$619/yr (+$52/mo · 51.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 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: $13,571
• − Mortgage interest: −$5,546
• − Property taxes: −$1,193
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$2,880
• Taxable income: $489
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $1,889/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: Denton ISD
• NCES district ID: 4816740
• Math proficiency: 36% ▼ -18.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $58,913
• Composite: 34.91/100
• National rank: #5075
• State rank: #383 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): 18,978
• Household income: $68,600
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 1268.0

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 0.67)
• Race & ethnicity: White 49% Hispanic / Latino 26% Two or more races 18% Black 17% Asian 2%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 17% · Canada, China
• Languages at home: 76% English-only · Spanish 18% Arabic 3% 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: ▼ -101.13%
• Current HPI: 290.7883
• Rent YoY: ▼ -3.40%
• 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

-13.2% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $99,000 NTREIS
• 2026-05-02 Listed $114,000 NTREIS
• 2026-04-24 Sold (Public Records) — Public Records
• 1999-03-29 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,193 · +23.6% YoY. Source: county tax records.