218 N Texas Blvd #105 · Denton, TX 76201

$172,900

2 bd · 2.0 ba · 955 sqft · Condo · 360 Days on market

Built 1985 Good condition $181/sqft · 12% below area Est $197k · 12% under $271/mo HOA · 22% of rent ↓ 17% since listing

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Why this score? — see what drove the F 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 +13.0/15.0
• Livability +4.4/5.0
• Condition / age +3.8/5.0
• Cash flow +3.7/30.0
• Schools +3.0/10.0
• Rent growth +2.6/5.0
• 1% rule +2.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

#105 Our finest student community, conveniently located across from UNT Recreation Center. The park-like setting, neighborly residents, and friendly staff, truly make Eagle's Landing home away from home. Buyer to confirm room measurements and schools.

Key facts

• $271 HOA
• Pool
• Built 1985

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $173k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-507 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (42.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (29.8% below list).
• Recommended offer: $100k (42.4% below list) — sets the bar for cash-flow.

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.
• Market conditions: Rents flat; 95 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 68d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).
• This rent runs 36% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 360 days — a 12% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: HOA is 22% of rent.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,538 (42.4% 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 360 days. Have you received any prior offers? Is the seller open to a 42% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.70% ✗
• Cap rate: 2.77%
• Cash-on-cash: -12.57%
• DSCR: 0.44
• GRM: 11.9

CMA / ARV

• ARV (median comp): $197,132
• List price: $172,900
• Delta: -12.29%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 N Texas Blvd #115	0.00mi	2/2.0	955 (0%)	1mo	$190,000	$199	99
218 N Texas Blvd #113	0.00mi	2/2.0	955 (0%)	2mo	$155,500	$163	99
218 N Texas Blvd #303	0.01mi	2/2.0	955 (0%)	3mo	$169,900	$178	97
808 W Collins St	1.07mi	2/1.5	930 (-3%)	2mo	$169,900	$183	57
2505 W Hickory St #11	0.27mi	1/1.5 (-1)	1,134 (+19%)	0mo	$450,000	$397	55
1409 Broadway St	0.79mi	2/1.0	1,054 (+10%)	0mo	$265,000	$251	43
327 Egan St	1.24mi	2/1.0	832 (-13%)	2mo	$150,000	$180	38
511 Panhandle St	1.18mi	3/2.0 (+1)	1,080 (+13%)	3mo	$270,000	$250	36
724 W Collins St	1.12mi	3/2.0 (+1)	1,088 (+14%)	3mo	$190,000	$175	34
613 Cordell St	1.35mi	3/1.0 (+1)	1,076 (+13%)	3mo	$249,000	$231	32
812 Westway St	1.40mi	3/2.0 (+1)	1,188 (+24%)	4mo	$224,900	$189	32
809 Crescent St	1.22mi	3/1.0 (+1)	1,106 (+16%)	1mo	$222,500	$201	30

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 · 0.5% rent growth · sell at horizon

5-year hold

• IRR: -43.2%
• Equity multiple: -0.30×
• Total profit: $-63,102
• Equity at exit: $25,780

10-year hold

• IRR: -99.0%
• Equity multiple: -1.22×
• Total profit: $-107,402
• Equity at exit: $14,949

Cash invested: $48,412 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $172,900 ($181/sqft)
• Median days on market: 292 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +14.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76201

• Home prices YoY: -11.3%
• Rents YoY: 0.5%
• Active inventory: 95
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,214 high
• Mortgage (P&I): −$907
• Tax est. 1.5%: −$216 /mo · $2,594/yr
• Insurance: −$72
• HOA: −$271
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-507

Break-even live

Break-even rent $1,856

Max offer price $99,538

Occupancy floor —

Sensitivity live

Price	-10% $-387	-5% $-447	+0% $-507	+5% $-567	+10% $-626
Rent	-10% $-603	-5% $-555	+0% $-507	+5% $-459	+10% $-411
Rate	-1.0pp $-420	-0.5pp $-463	base $-507	+0.5pp $-552	+1.0pp $-597

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: $43,225
• Closing costs: $5,187
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 N Texas Blvd #103 Denton, TX	2.0	2.0	955	$1,299	$1.36	68d	1	0.01mi
218 N Texas Blvd #202 Denton, TX	2.0	2.0	955	$1,299	$1.36	92d	1	0.01mi
218 North Texas Blvd #308 Denton, TX	3.0	2.0	1059	$1,575	$1.49	92d	1	0.01mi
218 North Texas Blvd #311 Denton, TX	2.0	2.0	955	$995	$1.04	92d	1	0.01mi
218 N Texas Blvd Unit 211 Denton, TX	2.0	2.0	955	$1,299	$1.36	92d	1	0.02mi
218 N Texas Blvd Unit 306 Denton, TX	2.0	2.0	955	$1,299	$1.36	92d	1	0.02mi
218 N Texas Blvd Unit 107 Denton, TX	2.0	2.0	955	$1,299	$1.36	92d	1	0.02mi
218 N Texas Blvd Unit 206 Denton, TX	2.0	2.0	955	$1,299	$1.36	92d	1	0.02mi
224 Avenue F Denton, TX	1.0	1.0	650	$995	$1.53	16d	1	0.07mi
224 Avenue F Unit 12 Denton, TX	1.0	1.0	750	$895	$1.19	16d	1	0.07mi
2114 Stella St Apt 3 Denton, TX	1.0	1.0	700	$995	$1.42	52d	1	0.08mi
2114 Stella St Unit 2 Denton, TX	1.0	1.0	700	$950	$1.36	10d	1	0.08mi
2201 Stella St Denton, TX	1.0	1.0	650	$795	$1.22	21d	1	0.08mi
2126 Stella St Unit 3 Denton, TX	2.0	1.5	1050	$1,195	$1.14	31d	1	0.09mi
2111 W Hickory St Unit 4 Denton, TX	1.0	1.0	700	$995	$1.42	92d	1	0.10mi
2221 Stella St Apt 1 Denton, TX	2.0	1.5	860	$1,175	$1.37	92d	1	0.10mi
2221 Stella St Denton, TX	2.0	1.0	860	$1,140	$1.33	64d	1	0.10mi
2221 Stella St #4 Denton, TX	2.0	1.5	860	$1,140	$1.33	92d	1	0.10mi
2211 W Hickory St Denton, TX	2.0	1.0	625	$1,295	$2.07	1d	18	0.11mi
2404 Louise St #10 Denton, TX	2.0	1.0	810	$990	$1.22	4d	1	0.15mi
1921 W Hickory St Apt 6 Denton, TX	1.0	1.0	690	$750	$1.09	92d	1	0.15mi
1921 W Hickory St Unit 18 Denton, TX	1.0	1.0	690	$750	$1.09	48d	1	0.15mi
2030 W Hickory St Apt 209 Denton, TX	1.0	1.0	620	$1,200	$1.94	16d	1	0.16mi
2420 Louise St #9 Denton, TX	2.0	1.0	810	$1,300	$1.60	4d	1	0.16mi
2030 W Hickory St Denton, TX	1.0	1.0	620	$1,425	$2.30	17d	1	0.17mi
2428 Louise St Denton, TX	1.0–2.0	1.0	660	$1,195	$1.81	41d	10	0.18mi
2417 Louise St Denton, TX	1.0–2.0	1.0	667	$1,110	$1.66	1d	2	0.18mi
2415 Charlotte St Denton, TX	2.0	1.0	816	$1,205	$1.48	73d	1	0.18mi
2415 Charlotte St Unit 201 Denton, TX	2.0	1.0	744	$1,225	$1.65	73d	1	0.18mi
2415 Charlotte St Unit 211 Denton, TX	2.0	1.0	816	$1,235	$1.51	73d	1	0.18mi
100 Avenue D Denton, TX	2.0	1.0	1100	$1,495	$1.36	92d	1	0.18mi
100-104 Avenue D Unit 3 Denton, TX	2.0	1.5	1100	$999	$0.91	4d	1	0.19mi
2417 Charlotte St Denton, TX	2.0	1.0	822	$1,190	$1.45	12d	15	0.20mi
2429 Stella St Unit 1 Denton, TX	1.0	1.0	624	$895	$1.43	23d	1	0.20mi
2434 Louise St Unit 17 Denton, TX	2.0	1.0	770	$1,200	$1.56	73d	1	0.21mi
2434 Louise St Denton, TX	1.0	1.0	650	$980	$1.51	73d	1	0.21mi
2434 Louise St Unit 8 Denton, TX	1.0	1.0	650	$965	$1.48	51d	1	0.21mi
2434 Louise St Unit 23 Denton, TX	1.0	1.0	650	$995	$1.53	73d	1	0.21mi
2434 Louise St Denton, TX	1.0–2.0	1.0	710	$1,180	$1.66	12d	8	0.21mi
2434 Louise St Unit 22 Denton, TX	1.0	1.0	650	$925	$1.42	73d	1	0.21mi

HOA detail $271/mo · $3,252/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $172,900 Active 360 DOM
2. 2026-08-06
   days on market $172,900 Active 358 DOM
3. 2026-08-05
   days on market $172,900 Active 357 DOM
4. 2026-08-04
   days on market $172,900 Active 356 DOM
5. 2026-07-31
   days on market $172,900 Active 352 DOM
6. 2026-07-30
   days on market $172,900 Active 350 DOM
7. 2026-07-28
   days on market $172,900 Active 349 DOM
8. 2026-07-26
   days on market $172,900 Active 347 DOM
9. 2026-07-24
   days on market $172,900 Active 345 DOM
10. 2026-07-23
    days on market $172,900 Active 344 DOM
11. 2026-07-22
    days on market $172,900 Active 343 DOM
12. 2026-07-21
    days on market $172,900 Active 342 DOM
13. 2026-07-20
    days on market $172,900 Active 341 DOM
14. 2026-07-18
    days on market $172,900 Active 339 DOM
15. 2026-07-18
    days on market $172,900 Active 338 DOM
16. 2026-07-16
    days on market $172,900 Active 337 DOM
17. 2026-07-15
    days on market $172,900 Active 336 DOM
18. 2026-07-14
    days on market $172,900 Active 335 DOM
19. 2026-07-13
    days on market $172,900 Active 334 DOM
20. 2026-07-13
    days on market $172,900 Active 333 DOM
21. 2026-07-11
    days on market $172,900 Active 332 DOM
22. 2026-07-10
    days on market $172,900 Active 331 DOM
23. 2026-07-09
    days on market $172,900 Active 330 DOM
24. 2026-07-07
    days on market $172,900 Active 328 DOM
25. 2026-07-06
    days on market $172,900 Active 327 DOM
26. 2026-07-06
    days on market $172,900 Active 326 DOM
27. 2026-07-05
    days on market $172,900 Active 325 DOM
28. 2026-07-03
    days on market $172,900 Active 324 DOM
29. 2026-07-02
    days on market $172,900 Active 323 DOM
30. 2026-07-01
    days on market $172,900 Active 322 DOM
31. 2026-06-30
    days on market $172,900 Active 321 DOM
32. 2026-06-29
    days on market $172,900 Active 320 DOM
33. 2026-06-28
    days on market $172,900 Active 319 DOM
34. 2026-06-27
    days on market $172,900 Active 318 DOM
35. 2026-06-26
    days on market $172,900 Active 317 DOM
36. 2026-06-24
    days on market $172,900 Active 315 DOM
37. 2026-06-22
    days on market $172,900 Active 313 DOM
38. 2026-06-21
    days on market $172,900 Active 312 DOM
39. 2026-06-18
    days on market $172,900 Active 309 DOM
40. 2026-06-17
    days on market $172,900 Active 308 DOM
41. 2026-06-16
    days on market $172,900 Active 307 DOM
42. 2026-06-15
    days on market $172,900 Active 306 DOM
43. 2026-06-13
    days on market $172,900 Active 304 DOM
44. 2026-06-09
    days on market $172,900 Active 300 DOM
45. 2026-06-08
    days on market $172,900 Active 299 DOM
46. 2026-06-07
    days on market $172,900 Active 298 DOM
47. 2026-06-04
    days on market $172,900 Active 295 DOM
48. 2026-06-03
    days on market $172,900 Active 294 DOM
49. 2026-06-02
    days on market $172,900 Active 293 DOM
50. 2026-06-01
    days on market $172,900 Active 292 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,565
• − Mortgage interest: −$9,685
• − Property taxes: −$2,594
• − Insurance: −$864
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − HOA: −$3,252
• − Depreciation: −$5,030
• Taxable loss: −$9,190
• Est. tax savings @ 24.0%: +$2,206
• After-tax cash flow: $-3,878/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $4,775–$14,325 screening

This multi-family unit is in good condition with a well-maintained exterior and interior. It offers a park-like setting and is conveniently located near UNT. Minor updates to landscaping and painting would significantly enhance its value.

Value-add opportunities

• Both Landscaping and pool maintenance — Enhances curb appeal and tenant satisfaction ↑
• Both Painting exterior and interior — Improves appearance and value ↑
• Rental Refrigerator and washer/dryer — Essential for tenant comfort and satisfaction ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Middle Calhoun Middle F TX #1,056/1,662 Nat'l #8,861/14,009

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

A Composite livability gradescore 88/100

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 · 1,053,010 people
• City population: 127,990
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 31,143
• Household income: $39,982
• Rent vs Own: 81.0% rent · 19.0% own
• Severe rent burden: 18% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 58% Hispanic / Latino 18% Black 11% Two or more races 10% Asian 8%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 3% Lithuanian 3% Iranian 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 82% English-only · Spanish 9% Other Indo-European 4% Other Asian/Pacific 1%

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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: ▼ -42.81%
• Current HPI: 334.7845
• Rent YoY: ▲ 0.50%
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-17.2% since first listed

6 events — show timeline

• 2025-08-13 Listed $172,900 NTREIS
• 2025-08-12 Listing Removed — NTREIS
• 2025-07-01 Rental Removed $1,299 APPFOLIO
• 2025-05-28 Listed for Rent $1,299 APPFOLIO
• 2025-05-07 Price Changed $172,900 NTREIS
• 2024-08-13 Listed $208,900 NTREIS