677 Tyronza Dr · Fort Worth, TX 76247

$399,000

4 bd · 3.5 ba · 2,314 sqft · SingleFamily · 90 Days on market

Built 2026 6,011 sqft lot $172/sqft · 13% below area Est $460k · 13% under $73/mo HOA · 3% of rent ↓ 10% since listing

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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 +13.5/15.0
• Cash flow +7.2/30.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +2.3/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 21198260 - Built by Ashton Woods Homes - Ready Now! ~ This home offers special financing incentives for qualified buyers when using Velocio Mortgage. See on site sales agent for details. Designed with the Harmony Collection, this home features polished whites and iron finishes. At the front of the home you will find a guest suite with a private bath and two secondary bedrooms that share a full bath. A versatile flex room is ideally located between the two secondary bedrooms and can function as a study, play room, or entertainment room. Within the heart of this new home is a open kitchen-living-dining area made for entertaining and family nights in. The chef-inspired kitchen features a large kitchen island for casual dining and a walk-in pantry. Just steps from the family room is the primary suite which provides a serene retreat with a ensuite bath which includes a glass enclosed walk-in shower and a spacious walk-in closet. This new home is complete with a covered patio and private backyard, sprinkler system and landscaping package, energy efficient HVAC, dual pane windows, and much more. With its blend of open living spaces and private areas, the Meridian plan is the perfect balance of style and practicality.

Key facts

• Large kitchen island
• Private bath
• Primary suite

Tags

• GUEST SUITE
• PRIVATE BATH
• FLEX ROOM
• LARGE KITCHEN ISLAND
• WALK IN PANTRY
• PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-542 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (27.4% below list).
• Recommended offer: $290k (27.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#49 in TX, #1,954 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D+, crime F.
• Northwest ISD (rural): math 48% / reading 52% proficiency, ranked #120 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.5%/yr); 1498 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $3k of loan paydown is wiped out by about $12k 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 90 days — a 6% lower offer ($375k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $289,732 (27.4% 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 90 days. Have you received any prior offers? Is the seller open to a 27% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.82%
• DSCR: 0.74
• GRM: 11.5

CMA / ARV

• ARV (median comp): $460,000
• List price: $399,000
• Delta: -13.26%
• 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
700 Tyronza Dr	0.05mi	4/3.0	2,445 (+6%)	1mo	$489,500	$200	86
669 Tyronza Dr	0.02mi	4/3.0	2,445 (+6%)	3mo	$457,000	$187	85
681 Tyronza Dr	0.01mi	4/3.5	2,619 (+13%)	2mo	$455,000	$174	76
825 Mountain Aloe	0.26mi	4/3.0	2,476 (+7%)	2mo	$469,000	$189	73
813 Mountain Aloe	0.23mi	4/3.0	2,476 (+7%)	3mo	$479,000	$193	73
673 Tyronza Dr	0.01mi	4/2.0	1,980 (-14%)	2mo	$399,000	$202	68
716 Tyronza Dr	0.08mi	4/2.0	1,980 (-14%)	2mo	$429,000	$217	65
16924 Eastern Red	0.17mi	3/2.0 (-1)	2,082 (-10%)	4mo	$449,000	$216	61
617 Brown Buck	0.33mi	4/3.0	2,643 (+14%)	3mo	$574,000	$217	56
812 Mountain Aloe Dr	0.25mi	3/2.5 (-1)	1,992 (-14%)	0mo	$449,000	$225	56
16912 Eastern Red Blvd	0.19mi	3/2.0 (-1)	1,998 (-14%)	2mo	$427,900	$214	56
905 Mumms Field Dr	0.73mi	3/2.5 (-1)	2,574 (+11%)	2mo	$514,990	$200	36

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: -29.7%
• Equity multiple: 0.04×
• Total profit: $-107,547
• Equity at exit: $59,492

10-year hold

• IRR: -50.4%
• Equity multiple: -0.53×
• Total profit: $-170,515
• Equity at exit: $34,498

Cash invested: $111,720 (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 76247

• Home prices YoY: -13.3%
• Rents YoY: -0.5%
• Active inventory: 1498
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,897 high
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA: −$73
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $-542

Break-even live

Break-even rent $3,583

Max offer price $320,642

Occupancy floor —

Sensitivity live

Price	-10% $-266	-5% $-404	+0% $-542	+5% $-679	+10% $-817
Rent	-10% $-770	-5% $-656	+0% $-542	+5% $-427	+10% $-313
Rate	-1.0pp $-341	-0.5pp $-440	base $-542	+0.5pp $-645	+1.0pp $-750

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17229 Oxborough Dr Justin, TX	5.0	4.0	3107	$3,195	$1.03	21d	1	0.19mi
845 Ranchland Rd Justin, TX	4.0	3.0	2673	$3,400	$1.27	24d	1	0.33mi
16812 Bitterroot Rd Justin, TX	4.0	3.5	3147	$3,700	$1.18	24d	1	0.37mi
1104 Superbloom Ave Justin, TX	4.0	2.0	1992	$3,000	$1.51	24d	1	0.55mi
1073 Canuela Way Fort Worth, TX	4.0	3.0	2519	$2,795	$1.11	3d	1	0.57mi
1133 Canuela Way Justin, TX	4.0	3.0	2371	$3,000	$1.27	4d	1	0.65mi
1213 Superbloom Ave Justin, TX	4.0	3.5	3186	$3,150	$0.99	7d	1	0.69mi
16933 Sophora Ave Justin, TX	4.0	3.5	2574	$2,999	$1.17	44d	1	0.72mi
1104 Milfoil Dr Justin, TX	3.0	2.0	1745	$2,500	$1.43	2d	1	0.73mi
1329 Water Canna Dr Northlake, TX	3.0	2.0	1600	$2,403	$1.50	44d	1	0.78mi
1309 Water Canna Dr Northlake, TX	3.0–4.0	2.0–3.0	1833	$3,350	$1.83	1d	18	0.78mi
1237 Milfoil Dr Justin, TX	4.0	3.5	2561	$2,950	$1.15	5d	1	0.81mi
1440 Native Blooms Way Northlake, TX	3.0	2.0	1706	$2,760	$1.62	7d	1	0.84mi
1336 Water Canna Dr Justin, TX	4.0	3.0	1914	$2,819	$1.47	44d	1	0.85mi
949 Schuberts Rd Fort Worth, TX	3.0	2.0	2016	$2,900	$1.44	2d	1	0.85mi
949 Schuberts Rd Fort Worth, TX	3.0	2.0	2016	$2,900	$1.44	5d	1	0.85mi
1453 Native Blooms Way Northlake, TX	3.0	2.0	1707	$2,760	$1.62	22d	1	0.86mi
1444 Indian Mallow Ct Northlake, TX	4.0	3.0	2066	$3,020	$1.46	13d	1	0.87mi
1275 Western Yarrow Ave Justin, TX	3.0	3.0	2099	$2,750	$1.31	24d	1	0.87mi
1448 Sun Garden Way Justin, TX	4.0	2.5	2514	$3,000	$1.19	17d	1	0.95mi
16453 Severn Ln Justin, TX	4.0	2.0	1839	$2,400	$1.31	2d	1	1.11mi
16408 Severn Ln Justin, TX	4.0	2.0	1839	$2,475	$1.35	24d	1	1.16mi
1617 Rialto Way Justin, TX	3.0	2.0	1701	$1,940	$1.14	13d	1	1.21mi
16329 Severn Ln Justin, TX	4.0	2.0	2093	$2,550	$1.22	18d	1	1.24mi
1713 Baxter Springs Dr Justin, TX	4.0	2.0	2093	$2,200	$1.05	44d	1	1.26mi
1724 Trego Dr Justin, TX	3.0	2.0	1710	$1,900	$1.11	44d	1	1.26mi
1401 Elkford Ln Justin, TX	3.0	2.0	1872	$2,400	$1.28	24d	1	1.34mi
1708 Sierra Meadow Ln Justin, TX	3.0	2.0	1647	$2,125	$1.29	22d	1	1.35mi
1325 Amazon Dr Justin, TX	3.0	2.0	1616	$2,050	$1.27	12d	1	1.38mi
1724 Arbuckle Dr Justin, TX	3.0	2.0	1647	$1,850	$1.12	19d	1	1.39mi
16028 Bronte Ln Justin, TX	4.0	2.0	2127	$2,595	$1.22	24d	1	1.42mi
16028 Bronte Ln Justin, TX	4.0	2.0	2099	$2,550	$1.21	44d	1	1.42mi
16616 Port Arthur Pl Northlake, TX	4.0	2.0	1659	$2,395	$1.44	2d	1	1.43mi
16608 Port Arthur Pl Northlake, TX	5.0	3.0	2339	$2,600	$1.11	10d	1	1.44mi
16012 Bronte Ln Justin, TX	4.0	2.0	2142	$2,600	$1.21	44d	1	1.45mi

HOA detail

• Monthly dues: $73 · $876/yr
• Likely covers: landscaping

Listing history 15 events

1. 2026-06-02
   pricestatusdays on market $399,000 Pending 90 DOM
2. 2026-06-01
   days on market $404,200 Active 89 DOM
3. 2026-05-31
   days on market $404,200 Active 88 DOM
4. 2026-05-19
   price $404,200 1269-char remark

   Show marketing remark (1134 chars)

   New one-story home plan by Ashton Woods in Justin, TX is designed with flexibility in mind. Designed with the Harmony Collection, this home features polished whites and iron finishes. At the front of the home you will find a guest suite with a private bath and two secondary bedrooms that share a full bath. A versatile flex room is ideally located between the two secondary bedrooms and can function as a study, play room, or entertainment room. Within the heart of this new home is a open kitchen-living-dining area made for entertaining and family nights in. The chef-inspired kitchen features a large kitchen island for casual dining and a walk-in pantry. Just steps from the family room is the primary suite which provides a serene retreat with a ensuite bath which includes a glass enclosed walk-in shower and a spacious walk-in closet. This new home is complete with a covered patio and private backyard, sprinkler system and landscaping package, energy efficient HVAC, dual pane windows, and much more. With its blend of open living spaces and private areas, the Meridian plan is the perfect balance of style and practicality.

5. 2026-05-19
   price $404,200 1134-char remark

   Show marketing remark (1134 chars)

   New one-story home plan by Ashton Woods in Justin, TX is designed with flexibility in mind. Designed with the Harmony Collection, this home features polished whites and iron finishes. At the front of the home you will find a guest suite with a private bath and two secondary bedrooms that share a full bath. A versatile flex room is ideally located between the two secondary bedrooms and can function as a study, play room, or entertainment room. Within the heart of this new home is a open kitchen-living-dining area made for entertaining and family nights in. The chef-inspired kitchen features a large kitchen island for casual dining and a walk-in pantry. Just steps from the family room is the primary suite which provides a serene retreat with a ensuite bath which includes a glass enclosed walk-in shower and a spacious walk-in closet. This new home is complete with a covered patio and private backyard, sprinkler system and landscaping package, energy efficient HVAC, dual pane windows, and much more. With its blend of open living spaces and private areas, the Meridian plan is the perfect balance of style and practicality.

6. 2026-04-21
   price $409,200 1269-char remark

   Show marketing remark (1134 chars)

   New one-story home plan by Ashton Woods in Justin, TX is designed with flexibility in mind. Designed with the Harmony Collection, this home features polished whites and iron finishes. At the front of the home you will find a guest suite with a private bath and two secondary bedrooms that share a full bath. A versatile flex room is ideally located between the two secondary bedrooms and can function as a study, play room, or entertainment room. Within the heart of this new home is a open kitchen-living-dining area made for entertaining and family nights in. The chef-inspired kitchen features a large kitchen island for casual dining and a walk-in pantry. Just steps from the family room is the primary suite which provides a serene retreat with a ensuite bath which includes a glass enclosed walk-in shower and a spacious walk-in closet. This new home is complete with a covered patio and private backyard, sprinkler system and landscaping package, energy efficient HVAC, dual pane windows, and much more. With its blend of open living spaces and private areas, the Meridian plan is the perfect balance of style and practicality.

7. 2026-04-21
   price $409,200 1134-char remark

   Show marketing remark (1134 chars)

   New one-story home plan by Ashton Woods in Justin, TX is designed with flexibility in mind. Designed with the Harmony Collection, this home features polished whites and iron finishes. At the front of the home you will find a guest suite with a private bath and two secondary bedrooms that share a full bath. A versatile flex room is ideally located between the two secondary bedrooms and can function as a study, play room, or entertainment room. Within the heart of this new home is a open kitchen-living-dining area made for entertaining and family nights in. The chef-inspired kitchen features a large kitchen island for casual dining and a walk-in pantry. Just steps from the family room is the primary suite which provides a serene retreat with a ensuite bath which includes a glass enclosed walk-in shower and a spacious walk-in closet. This new home is complete with a covered patio and private backyard, sprinkler system and landscaping package, energy efficient HVAC, dual pane windows, and much more. With its blend of open living spaces and private areas, the Meridian plan is the perfect balance of style and practicality.

8. 2026-03-31
   price $434,000 1269-char remark

   Show marketing remark (1134 chars)

   New one-story home plan by Ashton Woods in Justin, TX is designed with flexibility in mind. Designed with the Harmony Collection, this home features polished whites and iron finishes. At the front of the home you will find a guest suite with a private bath and two secondary bedrooms that share a full bath. A versatile flex room is ideally located between the two secondary bedrooms and can function as a study, play room, or entertainment room. Within the heart of this new home is a open kitchen-living-dining area made for entertaining and family nights in. The chef-inspired kitchen features a large kitchen island for casual dining and a walk-in pantry. Just steps from the family room is the primary suite which provides a serene retreat with a ensuite bath which includes a glass enclosed walk-in shower and a spacious walk-in closet. This new home is complete with a covered patio and private backyard, sprinkler system and landscaping package, energy efficient HVAC, dual pane windows, and much more. With its blend of open living spaces and private areas, the Meridian plan is the perfect balance of style and practicality.

9. 2026-03-31
   price $434,000 1134-char remark

   Show marketing remark (1134 chars)

   New one-story home plan by Ashton Woods in Justin, TX is designed with flexibility in mind. Designed with the Harmony Collection, this home features polished whites and iron finishes. At the front of the home you will find a guest suite with a private bath and two secondary bedrooms that share a full bath. A versatile flex room is ideally located between the two secondary bedrooms and can function as a study, play room, or entertainment room. Within the heart of this new home is a open kitchen-living-dining area made for entertaining and family nights in. The chef-inspired kitchen features a large kitchen island for casual dining and a walk-in pantry. Just steps from the family room is the primary suite which provides a serene retreat with a ensuite bath which includes a glass enclosed walk-in shower and a spacious walk-in closet. This new home is complete with a covered patio and private backyard, sprinkler system and landscaping package, energy efficient HVAC, dual pane windows, and much more. With its blend of open living spaces and private areas, the Meridian plan is the perfect balance of style and practicality.

10. 2026-03-12
    price $419,000 1269-char remark

    Show marketing remark (1269 chars)

    MLS# 21198260 - Built by Ashton Woods Homes - Ready Now! ~ This home offers special financing incentives for qualified buyers when using Velocio Mortgage. See on site sales agent for details. Designed with the Harmony Collection, this home features polished whites and iron finishes. At the front of the home you will find a guest suite with a private bath and two secondary bedrooms that share a full bath. A versatile flex room is ideally located between the two secondary bedrooms and can function as a study, play room, or entertainment room. Within the heart of this new home is a open kitchen-living-dining area made for entertaining and family nights in. The chef-inspired kitchen features a large kitchen island for casual dining and a walk-in pantry. Just steps from the family room is the primary suite which provides a serene retreat with a ensuite bath which includes a glass enclosed walk-in shower and a spacious walk-in closet. This new home is complete with a covered patio and private backyard, sprinkler system and landscaping package, energy efficient HVAC, dual pane windows, and much more. With its blend of open living spaces and private areas, the Meridian plan is the perfect balance of style and practicality.

11. 2026-03-11
    price $449,200 1269-char remark

    Show marketing remark (1269 chars)

    MLS# 21198260 - Built by Ashton Woods Homes - Ready Now! ~ This home offers special financing incentives for qualified buyers when using Velocio Mortgage. See on site sales agent for details. Designed with the Harmony Collection, this home features polished whites and iron finishes. At the front of the home you will find a guest suite with a private bath and two secondary bedrooms that share a full bath. A versatile flex room is ideally located between the two secondary bedrooms and can function as a study, play room, or entertainment room. Within the heart of this new home is a open kitchen-living-dining area made for entertaining and family nights in. The chef-inspired kitchen features a large kitchen island for casual dining and a walk-in pantry. Just steps from the family room is the primary suite which provides a serene retreat with a ensuite bath which includes a glass enclosed walk-in shower and a spacious walk-in closet. This new home is complete with a covered patio and private backyard, sprinkler system and landscaping package, energy efficient HVAC, dual pane windows, and much more. With its blend of open living spaces and private areas, the Meridian plan is the perfect balance of style and practicality.

12. 2026-03-10
    price $419,000 1269-char remark

    Show marketing remark (1134 chars)

    New one-story home plan by Ashton Woods in Justin, TX is designed with flexibility in mind. Designed with the Harmony Collection, this home features polished whites and iron finishes. At the front of the home you will find a guest suite with a private bath and two secondary bedrooms that share a full bath. A versatile flex room is ideally located between the two secondary bedrooms and can function as a study, play room, or entertainment room. Within the heart of this new home is a open kitchen-living-dining area made for entertaining and family nights in. The chef-inspired kitchen features a large kitchen island for casual dining and a walk-in pantry. Just steps from the family room is the primary suite which provides a serene retreat with a ensuite bath which includes a glass enclosed walk-in shower and a spacious walk-in closet. This new home is complete with a covered patio and private backyard, sprinkler system and landscaping package, energy efficient HVAC, dual pane windows, and much more. With its blend of open living spaces and private areas, the Meridian plan is the perfect balance of style and practicality.

13. 2026-03-10
    price $419,000 1134-char remark

    Show marketing remark (1134 chars)

    New one-story home plan by Ashton Woods in Justin, TX is designed with flexibility in mind. Designed with the Harmony Collection, this home features polished whites and iron finishes. At the front of the home you will find a guest suite with a private bath and two secondary bedrooms that share a full bath. A versatile flex room is ideally located between the two secondary bedrooms and can function as a study, play room, or entertainment room. Within the heart of this new home is a open kitchen-living-dining area made for entertaining and family nights in. The chef-inspired kitchen features a large kitchen island for casual dining and a walk-in pantry. Just steps from the family room is the primary suite which provides a serene retreat with a ensuite bath which includes a glass enclosed walk-in shower and a spacious walk-in closet. This new home is complete with a covered patio and private backyard, sprinkler system and landscaping package, energy efficient HVAC, dual pane windows, and much more. With its blend of open living spaces and private areas, the Meridian plan is the perfect balance of style and practicality.

14. 2026-03-04
    listed $449,200 Active 1134-char remark

    Show marketing remark (1269 chars)

    MLS# 21198260 - Built by Ashton Woods Homes - Ready Now! ~ This home offers special financing incentives for qualified buyers when using Velocio Mortgage. See on site sales agent for details. Designed with the Harmony Collection, this home features polished whites and iron finishes. At the front of the home you will find a guest suite with a private bath and two secondary bedrooms that share a full bath. A versatile flex room is ideally located between the two secondary bedrooms and can function as a study, play room, or entertainment room. Within the heart of this new home is a open kitchen-living-dining area made for entertaining and family nights in. The chef-inspired kitchen features a large kitchen island for casual dining and a walk-in pantry. Just steps from the family room is the primary suite which provides a serene retreat with a ensuite bath which includes a glass enclosed walk-in shower and a spacious walk-in closet. This new home is complete with a covered patio and private backyard, sprinkler system and landscaping package, energy efficient HVAC, dual pane windows, and much more. With its blend of open living spaces and private areas, the Meridian plan is the perfect balance of style and practicality.

15. 2026-03-04
    listed $449,200 Active 1269-char remark

    Show marketing remark (1269 chars)

    MLS# 21198260 - Built by Ashton Woods Homes - Ready Now! ~ This home offers special financing incentives for qualified buyers when using Velocio Mortgage. See on site sales agent for details. Designed with the Harmony Collection, this home features polished whites and iron finishes. At the front of the home you will find a guest suite with a private bath and two secondary bedrooms that share a full bath. A versatile flex room is ideally located between the two secondary bedrooms and can function as a study, play room, or entertainment room. Within the heart of this new home is a open kitchen-living-dining area made for entertaining and family nights in. The chef-inspired kitchen features a large kitchen island for casual dining and a walk-in pantry. Just steps from the family room is the primary suite which provides a serene retreat with a ensuite bath which includes a glass enclosed walk-in shower and a spacious walk-in closet. This new home is complete with a covered patio and private backyard, sprinkler system and landscaping package, energy efficient HVAC, dual pane windows, and much more. With its blend of open living spaces and private areas, the Meridian plan is the perfect balance of style and practicality.

ⓘ 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 2/10 Low
• 🌡 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,768
• − Mortgage interest: −$22,350
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,781
• − Management: −$2,781
• − HOA: −$876
• − Depreciation: −$11,607
• Taxable loss: −$13,608
• Est. tax savings @ 24.0%: +$3,266
• After-tax cash flow: $-3,232/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: Northwest ISD
• NCES district ID: 4833180
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $85,315
• Composite: 46.15/100
• National rank: #2504
• State rank: #120 of 826 in TX

Livability — Fort Worth

• Score: 80/100
• State rank: #49
• US rank: #1954

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Denton County · 901,654 people
• City population: 911,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 21,726
• Household income: $124,383
• Rent vs Own: 16.4% rent · 83.6% own
• Severe rent burden: 91.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 15% Two or more races 13% Black 3% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4%
• Common ancestry: Serbian 2% Romanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Tagalog/Filipino 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: ▼ -42.16%
• Current HPI: 274.368
• Rent YoY: ▼ -0.46%
• 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

-10.0% since first listed

12 events — show timeline

• 2026-05-19 Price Changed $404,200 NTREIS
• 2026-05-19 Price Changed $404,200 Zillow
• 2026-04-21 Price Changed $409,200 NTREIS
• 2026-04-21 Price Changed $409,200 Zillow
• 2026-03-31 Price Changed $434,000 NTREIS
• 2026-03-31 Price Changed $434,000 Zillow
• 2026-03-12 Price Changed $419,000 NTREIS
• 2026-03-11 Price Changed $449,200 NTREIS
• 2026-03-10 Price Changed $419,000 NTREIS
• 2026-03-10 Price Changed $419,000 Zillow
• 2026-03-04 Listed $449,200 Zillow
• 2026-03-04 Listed $449,200 NTREIS