14056 Drover St · Pilot Point, TX 76258

$250,000

3 bd · 2.0 ba · 1,310 sqft · SingleFamily public records · 49 Days on market

Built 2023 4,400 sqft lot $191/sqft · 11% below area Est $282k · 11% under $67/mo HOA · 3% of rent

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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 +12.6/15.0
• Cash flow +8.5/30.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and thoughtfully maintained, this home offers a comfortable, low-maintenance lifestyle in a highly convenient location. It is an excellent option for first-time buyers, downsizers, or anyone seeking simplicity without sacrificing comfort or accessibility. Motivated seller bringing a great opportunity for buyers looking for value, convenience, and a move-in ready home in a growing area. Discounted rate options and no lender fee future refinancing may be available for qualified buyers.

Key facts

• Walk-in closet
• Full bathroom
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• FULL BATHROOM
• COMMUNITY AMENITY CENTER
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Fridge, washer and dryer are excluded but may be sold or included with a competitive offer
• Financial info: Financing options include Cash, Conventional, FHA, and VA
• HOA & community: Mandatory HOA; HOA managed by Essex Management; HOA fee $800 annually; Association fee includes full use of facilities

Exterior

• Parking: Attached garage; Two covered garage spaces (2-car garage)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Built in 2023; Subdivision: Mobberly Farms Ph 1
• Construction: Brick and siding exterior; Composition roof; Slab foundation
• Exterior features: Fenced backyard

Interior

• Kitchen: Dishwasher; Gas range; Microwave
• Bedrooms: Three bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; Seven total rooms; One living area; One dining area; One level (single-story)
• Laundry & utility: Utility room with full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (19.3% below list).
• Recommended offer: $202k (19.3% 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-, amenities F, commute 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.
• Zoned schools: Pilot Point El (math 44% / reading 41%, grade F, #1,313 of 4,322 statewide, top 31%, 516 students, 56% FRL).
• Market conditions: 488 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 49 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,652 (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 49 days. Have you received any prior offers? Is the seller open to a 19% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.81% ✗
• Cap rate: 5.23%
• Cash-on-cash: -3.78%
• DSCR: 0.83
• GRM: 10.3

CMA / ARV

• ARV (median comp): $282,183
• List price: $250,000
• Delta: -11.40%
• 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
7229 Adderly Rd	0.31mi	3/2.0	1,320 (+1%)	2mo	$250,000	$189	83
14117 Lampard St	0.40mi	3/2.0	1,311 (+0%)	2mo	$223,599	$171	80
14126 Lampard St	0.38mi	3/2.0	1,311 (+0%)	3mo	$210,549	$161	79
14147 Zealand Dr	0.72mi	3/2.0	1,311 (+0%)	0mo	$234,399	$179	66
14174 Inglebert St	0.38mi	3/2.0	1,455 (+11%)	2mo	$239,000	$164	62
14109 Lampard St	0.39mi	3/2.0	1,461 (+12%)	2mo	$228,000	$156	61
14125 Lampard St	0.41mi	3/2.0	1,461 (+12%)	2mo	$220,999	$151	60
14118 Lampard St	0.38mi	3/2.0	1,461 (+12%)	4mo	$218,349	$149	60
14120 Zealand Dr	0.71mi	3/2.0	1,349 (+3%)	2mo	$268,990	$199	60
14134 Lampard St	0.39mi	3/2.0	1,461 (+12%)	3mo	$215,999	$148	60
14204 Coness	0.32mi	3/2.0	1,499 (+14%)	2mo	$242,990	$162	59
14141 Zealand Dr	0.72mi	3/2.0	1,451 (+11%)	2mo	$221,849	$153	47

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: -22.6%
• Equity multiple: 0.22×
• Total profit: $-54,475
• Equity at exit: $37,276

10-year hold

• IRR: -16.8%
• Equity multiple: 0.07×
• Total profit: $-65,186
• Equity at exit: $21,615

Cash invested: $70,000 (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: 488
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,017 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$331 /mo · $3,977/yr
• Insurance: −$104
• HOA: −$67
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-221

Break-even live

Break-even rent $2,296

Max offer price $211,038

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-150	+0% $-221	+5% $-291	+10% $-362
Rent	-10% $-380	-5% $-300	+0% $-221	+5% $-141	+10% $-61
Rate	-1.0pp $-95	-0.5pp $-157	base $-221	+0.5pp $-285	+1.0pp $-351

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14121 Danesdale Dr Pilot Point, TX	4.0	2.0	1664	$2,000	$1.20	44d	1	0.00mi
14133 Calderwood St Pilot Point, TX	3.0	2.0	1760	$2,280	$1.30	44d	1	0.06mi
6905 Adderly Rd Pilot Point, TX	3.0	2.0	1491	$1,845	$1.24	44d	1	0.17mi
14216 Aberavon Dr Pilot Point, TX	3.0	2.0	1801	$2,135	$1.19	13d	1	0.24mi
14216 Aberavon Dr Pilot Point, TX	3.0	2.0	1801	$2,195	$1.22	44d	1	0.24mi
14220 Aberavon Dr Pilot Point, TX	3.0	2.0	1654	$2,099	$1.27	4d	1	0.25mi
7108 Calshot Rd Pilot Point, TX	4.0	2.0	1756	$1,995	$1.14	44d	1	0.25mi
14112 Hammersmith St Pilot Point, TX	3.0	2.0	1520	$1,795	$1.18	7d	1	0.28mi
14112 Hammersmith St Pilot Point, TX	3.0	2.0	1520	$1,895	$1.25	19d	1	0.28mi
14153 Golden Bridge Dr Pilot Point, TX	3.0	2.0	1516	$1,895	$1.25	17d	1	0.33mi
14114 Donahue St Pilot Point, TX	3.0	2.0	1499	$2,200	$1.47	18d	1	0.35mi
14085 Ladbroke St Pilot Point, TX	3.0	2.0	1538	$1,700	$1.11	25d	1	0.40mi
14174 Inglebert St Pilot Point, TX	3.0	2.0	1455	$1,850	$1.27	44d	1	0.41mi
7803 Bent Gale Rd Pilot Point, TX	3.0	2.0	1552	$1,975	$1.27	25d	1	0.61mi

HOA detail

• Monthly dues: $67 · $804/yr

Listing history 14 events

1. 2026-06-18
   days on market $250,000 Active 49 DOM
2. 2026-06-17
   days on market $250,000 Active 48 DOM
3. 2026-06-15
   days on market $250,000 Active 46 DOM
4. 2026-06-13
   days on market $250,000 Active 44 DOM
5. 2026-06-13
   days on market $250,000 Active 43 DOM
6. 2026-06-09
   days on market $250,000 Active 40 DOM
7. 2026-06-08
   days on market $250,000 Active 39 DOM
8. 2026-06-07
   days on market $250,000 Active 38 DOM
9. 2026-06-04
   days on market $250,000 Active 35 DOM
10. 2026-06-03
    days on market $250,000 Active 34 DOM
11. 2026-06-02
    days on market $250,000 Active 33 DOM
12. 2026-06-01
    days on market $250,000 Active 32 DOM
13. 2026-05-31
    days on market $250,000 Active 31 DOM
14. 2026-04-30
    listed $250,000 Active 508-char remark

ⓘ 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: $3,977 · $331/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$598/yr (+$50/mo · 15.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $24,198
• − Mortgage interest: −$14,004
• − Property taxes: −$3,977
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − HOA: −$804
• − Depreciation: −$7,273
• Taxable loss: −$6,981
• Est. tax savings @ 24.0%: +$1,675
• After-tax cash flow: $-971/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

1 event — show timeline

• 2026-04-30 Listed $250,000 NTREIS

Property tax history

+87.5%/yr

Latest (2025): $3,977 · -17.3% YoY. Source: county tax records.