14144 Emeric St · Pilot Point, TX 76258

$279,900

3 bd · 2.5 ba · 1,705 sqft · SingleFamily public records · 100 Days on market

Built 2024 4,704 sqft lot $164/sqft · 12% below area Est $318k · 12% under $71/mo HOA · 3% of rent ↓ 6% 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 +12.9/15.0
• Cash flow +8.4/30.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous, practically new, 3 bedroom, 2.5 bath home in the lovely Creekview Fossil Ridge community in Pilot Point! Get all the benefits of a new home with none of the builder hassle. This bright and airy open concept home is move-in ready and waiting for its new owner. The home features a great room concept with living dining kitchen combination that is perfect for big families and entertaining and allows you to maximize your square footage. The kitchen boasts trendy white shaker cabinets with lots of workspace, granite counter tops, and built in stainless steel appliances, fridge included. The first floor powder room is perfect for guests. On the second floor you will find 3 bedrooms all with plush carpet and recessed can lighting. The primary suite boasts a large walk-in closet and en suite bath with extended vanity and standing shower. The utility is located on the second floor making laundry a breeze, no lugging baskets of laundry up & down the stairs. You will love the oversized backyard with patio, lush grass and board on board cedar privacy fence perfect for future enhancements like a pool, play area or outdoor living space. Future community amenities will include a community pool, playground, and amenity center. Pilot Point is hidden gem with scenic surroundings and a vibrant historic downtown area, located just a short drive from beautiful Lake Lewisville. Situated just a few miles off both 380 & The Dallas North Tollway, you have quick and easy access to all the shopping, restaurants and entertainment in Frisco & the Grandscape area. Assumable 3.8% VA loan available.

Key facts

• Great room concept
• Granite counter tops
• Large walk-in closet

Tags

• OPEN CONCEPT HOME
• GREAT ROOM CONCEPT
• WHITE SHAKER CABINETS
• GRANITE COUNTER TOPS
• FIRST FLOOR POWDER ROOM
• LARGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (20.7% below list).
• Recommended offer: $222k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.0% in Pilot Point — 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 66/100 on livability (#613 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D+, amenities F.
• Pilot Point ISD (town): math 41% / reading 43% proficiency, ranked #303 of 826 in TX (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 491 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $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 100 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $221,862 (20.7% 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 100 days. Have you received any prior offers? Is the seller open to a 21% 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. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.85%
• DSCR: 0.83
• GRM: 10.5

CMA / ARV

• ARV (median comp): $318,038
• List price: $279,900
• Delta: -11.99%
• 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
14131 Donahue St	0.09mi	3/2.5	1,605 (-6%)	2mo	$247,990	$155	84
14157 Gallatin St	0.03mi	3/2.0	1,589 (-7%)	1mo	$319,000	$201	84
5933 Laurel Lake Ln	0.13mi	3/2.0	1,589 (-7%)	2mo	$298,000	$188	79
14225 Bechler St	0.21mi	4/2.0 (+1)	1,656 (-3%)	1mo	$284,999	$172	77
14241 Bechler St	0.23mi	4/2.0 (+1)	1,656 (-3%)	2mo	$241,774	$146	76
14258 Bechler St	0.23mi	4/2.0 (+1)	1,656 (-3%)	2mo	$247,824	$150	76
14265 Bechler St	0.26mi	4/2.0 (+1)	1,656 (-3%)	2mo	$242,824	$147	74
14245 Bechler St	0.23mi	4/2.0 (+1)	1,630 (-4%)	2mo	$239,624	$147	73
14262 Bechler St	0.23mi	4/2.0 (+1)	1,630 (-4%)	2mo	$244,824	$150	73
6436 Auburn Dale Rd	0.40mi	4/2.0 (+1)	1,866 (+9%)	2mo	$285,000	$153	57
14064 Kempt Dr	0.70mi	4/2.0 (+1)	1,877 (+10%)	1mo	$319,990	$170	43
14174 Inglebert St	0.73mi	3/2.0	1,455 (-15%)	2mo	$239,000	$164	38

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: -22.7%
• Equity multiple: 0.22×
• Total profit: $-61,276
• Equity at exit: $41,734

10-year hold

• IRR: -17.0%
• Equity multiple: 0.06×
• Total profit: $-73,646
• Equity at exit: $24,201

Cash invested: $78,372 (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 76258

• Home prices YoY: -7.9%
• Active inventory: 491
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,219 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$348 /mo · $4,181/yr
• Insurance: −$117
• HOA: −$71
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-251

Break-even live

Break-even rent $2,537

Max offer price $235,532

Occupancy floor —

Sensitivity live

Price	-10% $-93	-5% $-172	+0% $-251	+5% $-330	+10% $-410
Rent	-10% $-426	-5% $-339	+0% $-251	+5% $-164	+10% $-76
Rate	-1.0pp $-110	-0.5pp $-180	base $-251	+0.5pp $-324	+1.0pp $-397

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14122 Emeric St Pilot Point, TX	4.0	3.0	2247	$2,500	$1.11	25d	1	0.04mi
14114 Donahue St Pilot Point, TX	3.0	2.0	1499	$2,200	$1.47	18d	1	0.09mi
14216 Aberavon Dr Pilot Point, TX	3.0	2.0	1801	$2,195	$1.22	44d	1	0.27mi
14216 Aberavon Dr Pilot Point, TX	3.0	2.0	1801	$2,135	$1.19	13d	1	0.27mi
14220 Aberavon Dr Pilot Point, TX	3.0	2.0	1654	$2,099	$1.27	4d	1	0.28mi
14133 Calderwood St Pilot Point, TX	3.0	2.0	1760	$2,280	$1.30	44d	1	0.36mi
14121 Danesdale Dr Pilot Point, TX	4.0	2.0	1664	$2,000	$1.20	44d	1	0.41mi
6905 Adderly Rd Pilot Point, TX	3.0	2.0	1491	$1,845	$1.24	44d	1	0.56mi
14112 Hammersmith St Pilot Point, TX	3.0	2.0	1520	$1,895	$1.25	19d	1	0.64mi
14112 Hammersmith St Pilot Point, TX	3.0	2.0	1520	$1,795	$1.18	8d	1	0.64mi
7108 Calshot Rd Pilot Point, TX	4.0	2.0	1756	$1,995	$1.14	44d	1	0.64mi
14153 Golden Bridge Dr Pilot Point, TX	3.0	2.0	1516	$1,895	$1.25	18d	1	0.65mi
14184 Hammersmith St Pilot Point, TX	4.0	2.0	2062	$2,400	$1.16	0d	1	0.70mi
14174 Inglebert St Pilot Point, TX	3.0	2.0	1455	$1,850	$1.27	44d	1	0.74mi
14085 Ladbroke St Pilot Point, TX	3.0	2.0	1538	$1,700	$1.11	25d	1	0.80mi
7803 Bent Gale Rd Pilot Point, TX	3.0	2.0	1552	$1,975	$1.27	25d	1	1.02mi
6246 Shasta Creek Rd Celina, TX	4.0	3.0	2182	$2,695	$1.24	0d	1	1.11mi
6249 White Creek Dr Celina, TX	4.0	3.0	2168	$2,495	$1.15	12d	1	1.13mi
6124 Shasta Creek Rd Celina, TX	4.0	3.0	2183	$2,595	$1.19	4d	1	1.17mi
6108 Shasta Creek Rd Celina, TX	4.0	2.5	2123	$2,650	$1.25	6d	1	1.20mi
6108 Shasta Creek Rd Celina, TX	4.0	2.5	2123	$2,700	$1.27	13d	1	1.20mi
5928 Mustang Creek Ln Celina, TX	3.0	2.5	1900	$2,395	$1.26	13d	1	1.20mi
6109 White Creek Dr Celina, TX	4.0	3.0	2168	$2,899	$1.34	3d	1	1.21mi
6113 Tahoe Winds Dr Celina, TX	4.0	3.5	2174	$2,800	$1.29	25d	1	1.26mi
3304 Lake Palestine Rd Celina, TX	4.0	3.0	2179	$2,650	$1.22	13d	1	1.26mi

HOA detail

• Monthly dues: $71 · $852/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-21
   days on market $279,900 Active 100 DOM
2. 2026-06-18
   days on market $279,900 Active 97 DOM
3. 2026-06-17
   days on market $279,900 Active 96 DOM
4. 2026-06-15
   days on market $279,900 Active 94 DOM
5. 2026-06-13
   days on market $279,900 Active 92 DOM
6. 2026-06-13
   days on market $279,900 Active 91 DOM
7. 2026-06-09
   days on market $279,900 Active 88 DOM
8. 2026-06-08
   days on market $279,900 Active 87 DOM
9. 2026-06-07
   days on market $279,900 Active 86 DOM
10. 2026-06-04
    days on market $279,900 Active 83 DOM
11. 2026-06-03
    days on market $279,900 Active 82 DOM
12. 2026-06-02
    days on market $279,900 Active 81 DOM
13. 2026-06-01
    days on market $279,900 Active 80 DOM
14. 2026-05-31
    days on market $279,900 Active 79 DOM
15. 2026-05-08
    price $279,900 1615-char remark

    Show marketing remark (1615 chars)

    Gorgeous, practically new, 3 bedroom, 2.5 bath home in the lovely Creekview Fossil Ridge community in Pilot Point! Get all the benefits of a new home with none of the builder hassle. This bright and airy open concept home is move-in ready and waiting for its new owner. The home features a great room concept with living dining kitchen combination that is perfect for big families and entertaining and allows you to maximize your square footage. The kitchen boasts trendy white shaker cabinets with lots of workspace, granite counter tops, and built in stainless steel appliances, fridge included. The first floor powder room is perfect for guests. On the second floor you will find 3 bedrooms all with plush carpet and recessed can lighting. The primary suite boasts a large walk-in closet and en suite bath with extended vanity and standing shower. The utility is located on the second floor making laundry a breeze, no lugging baskets of laundry up & down the stairs. You will love the oversized backyard with patio, lush grass and board on board cedar privacy fence perfect for future enhancements like a pool, play area or outdoor living space. Future community amenities will include a community pool, playground, and amenity center. Pilot Point is hidden gem with scenic surroundings and a vibrant historic downtown area, located just a short drive from beautiful Lake Lewisville. Situated just a few miles off both 380 & The Dallas North Tollway, you have quick and easy access to all the shopping, restaurants and entertainment in Frisco & the Grandscape area. Assumable 3.8% VA loan available.

16. 2026-04-18
    price $284,900 1615-char remark

    Show marketing remark (1615 chars)

    Gorgeous, practically new, 3 bedroom, 2.5 bath home in the lovely Creekview Fossil Ridge community in Pilot Point! Get all the benefits of a new home with none of the builder hassle. This bright and airy open concept home is move-in ready and waiting for its new owner. The home features a great room concept with living dining kitchen combination that is perfect for big families and entertaining and allows you to maximize your square footage. The kitchen boasts trendy white shaker cabinets with lots of workspace, granite counter tops, and built in stainless steel appliances, fridge included. The first floor powder room is perfect for guests. On the second floor you will find 3 bedrooms all with plush carpet and recessed can lighting. The primary suite boasts a large walk-in closet and en suite bath with extended vanity and standing shower. The utility is located on the second floor making laundry a breeze, no lugging baskets of laundry up & down the stairs. You will love the oversized backyard with patio, lush grass and board on board cedar privacy fence perfect for future enhancements like a pool, play area or outdoor living space. Future community amenities will include a community pool, playground, and amenity center. Pilot Point is hidden gem with scenic surroundings and a vibrant historic downtown area, located just a short drive from beautiful Lake Lewisville. Situated just a few miles off both 380 & The Dallas North Tollway, you have quick and easy access to all the shopping, restaurants and entertainment in Frisco & the Grandscape area. Assumable 3.8% VA loan available.

17. 2026-04-07
    price $289,900 1615-char remark

    Show marketing remark (1615 chars)

    Gorgeous, practically new, 3 bedroom, 2.5 bath home in the lovely Creekview Fossil Ridge community in Pilot Point! Get all the benefits of a new home with none of the builder hassle. This bright and airy open concept home is move-in ready and waiting for its new owner. The home features a great room concept with living dining kitchen combination that is perfect for big families and entertaining and allows you to maximize your square footage. The kitchen boasts trendy white shaker cabinets with lots of workspace, granite counter tops, and built in stainless steel appliances, fridge included. The first floor powder room is perfect for guests. On the second floor you will find 3 bedrooms all with plush carpet and recessed can lighting. The primary suite boasts a large walk-in closet and en suite bath with extended vanity and standing shower. The utility is located on the second floor making laundry a breeze, no lugging baskets of laundry up & down the stairs. You will love the oversized backyard with patio, lush grass and board on board cedar privacy fence perfect for future enhancements like a pool, play area or outdoor living space. Future community amenities will include a community pool, playground, and amenity center. Pilot Point is hidden gem with scenic surroundings and a vibrant historic downtown area, located just a short drive from beautiful Lake Lewisville. Situated just a few miles off both 380 & The Dallas North Tollway, you have quick and easy access to all the shopping, restaurants and entertainment in Frisco & the Grandscape area. Assumable 3.8% VA loan available.

18. 2026-03-12
    listed $299,000 Active 1615-char remark

    Show marketing remark (1615 chars)

    Gorgeous, practically new, 3 bedroom, 2.5 bath home in the lovely Creekview Fossil Ridge community in Pilot Point! Get all the benefits of a new home with none of the builder hassle. This bright and airy open concept home is move-in ready and waiting for its new owner. The home features a great room concept with living dining kitchen combination that is perfect for big families and entertaining and allows you to maximize your square footage. The kitchen boasts trendy white shaker cabinets with lots of workspace, granite counter tops, and built in stainless steel appliances, fridge included. The first floor powder room is perfect for guests. On the second floor you will find 3 bedrooms all with plush carpet and recessed can lighting. The primary suite boasts a large walk-in closet and en suite bath with extended vanity and standing shower. The utility is located on the second floor making laundry a breeze, no lugging baskets of laundry up & down the stairs. You will love the oversized backyard with patio, lush grass and board on board cedar privacy fence perfect for future enhancements like a pool, play area or outdoor living space. Future community amenities will include a community pool, playground, and amenity center. Pilot Point is hidden gem with scenic surroundings and a vibrant historic downtown area, located just a short drive from beautiful Lake Lewisville. Situated just a few miles off both 380 & The Dallas North Tollway, you have quick and easy access to all the shopping, restaurants and entertainment in Frisco & the Grandscape area. Assumable 3.8% VA loan available.

ⓘ 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: $4,181 · $348/mo
• Projected year-2 tax: $5,122 · $427/mo
• Expected delta: +$941/yr (+$78/mo · 22.5%)

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

Taxation est. · year 1

• Rental income: $26,623
• − Mortgage interest: −$15,679
• − Property taxes: −$4,181
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,130
• − Management: −$2,130
• − HOA: −$852
• − Depreciation: −$8,143
• Taxable loss: −$7,890
• Est. tax savings @ 24.0%: +$1,894
• After-tax cash flow: $-1,120/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: Pilot Point ISD
• NCES district ID: 4834920
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $57,332
• Composite: 36.85/100
• National rank: #4555
• State rank: #303 of 826 in TX

Livability — Pilot Point

• Score: 66/100
• State rank: #613
• US rank: #11604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pilot Point, TX
• Population (ZIP): 8,042

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 28% Two or more races 19% Black 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Serbian 4% Lithuanian 1% Scottish 1%
• Foreign-born: 11% · Canada
• Languages at home: 73% English-only · Spanish 25% Arabic 1% Other Asian/Pacific 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: ▼ -26.12%
• Current HPI: 303.4015
• Rent YoY: —
• Metro: —
• 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

-6.4% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $279,900 NTREIS
• 2026-04-18 Price Changed $284,900 NTREIS
• 2026-04-07 Price Changed $289,900 NTREIS
• 2026-03-12 Listed $299,000 NTREIS

Property tax history

+517.1%/yr

Latest (2025): $4,181 · +517.1% YoY. Source: county tax records.