5817 Brookside Dr · Denton, TX 76226

$329,500

3 bd · 2.0 ba · 1,520 sqft · SingleFamily public records · 18 Days on market

Built 2005 7,057 sqft lot Est $330k · at est. $79/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).

• Cash flow +11.0/30.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• 1% rule +4.0/10.0
• Schools +3.5/10.0
• DSCR +3.2/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meticulously maintained property in Country Lakes of Argyle is move-in ready! Located in award-winning Denton ISD, you have access to two community pools, dog park, playgrounds, walking trails, and more. Open kitchen with tons of storage overlooks breakfast counter, eat-in kitchen, and living room with gas fireplace. Large, fenced lot with custom covered patio, faux wood blinds throughout, laminate counter-tops, NEW water heater, NEW garbage disposal. Roof replaced March 2019 due to hail storm, new kitchen faucet and new kitchen sink! Master bedroom flows into en-suite which features double sinks, soaking tub, separate shower, and custom blinds in master bedroom. NEW window in master bathroom. Come see!

Key facts

• Spacious pantry
• Lots of cabinets
• Open floorplan

Tags

• OPEN FLOORPLAN
• SPACIOUS PRIMARY BEDROOM
• LARGE BACKYARD
• LOTS OF CABINETS
• SPACIOUS PANTRY
• FIREPLACE IN LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (10.3% below list).
• Recommended offer: $296k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Ep Rayzor El (math 72% / reading 72%, grade A-, #110 of 4,322 statewide, top 3%, 322 students, 7% FRL) — zoned schools average 7% FRL vs 38% district-wide (31 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 72% at this address vs 40% district-wide (+32 pts) — the actual schools serving this property are materially stronger than the Denton ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.6%/yr); 1110 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $10k 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 18 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,542 (10.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.90% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $329,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5801 Greenmeadow Dr	0.07mi	3/2.0	1,520 (0%)	4mo	$335,000	$220	93
5920 Greenmeadow Dr	0.06mi	3/2.0	1,559 (+3%)	0mo	$325,000	$208	92
5804 Brookside Dr	0.05mi	3/2.0	1,519 (-0%)	13mo	$330,000	$217	87
6016 Brookside Dr	0.11mi	3/2.0	1,559 (+3%)	14mo	$350,000	$225	79
5921 Meadowglen Dr	0.13mi	3/2.0	1,455 (-4%)	13mo	$325,000	$223	76
5921 Brookside Dr	0.06mi	3/2.0	1,456 (-4%)	19mo	$345,000	$237	74
6036 Brookside Dr	0.13mi	3/2.0	1,412 (-7%)	15mo	$309,900	$219	70
5813 Greenmeadow Dr	0.06mi	3/2.0	1,706 (+12%)	13mo	$369,000	$216	66
5509 Brookside Dr	0.21mi	3/2.0	1,706 (+12%)	7mo	$344,900	$202	64
5724 Brookside Dr	0.10mi	3/2.0	1,747 (+15%)	9mo	$359,900	$206	63
9705 Creekmere Dr	0.61mi	3/2.0	1,690 (+11%)	2mo	$354,000	$209	52
6709 Woodmere Ct	0.70mi	3/2.0	1,691 (+11%)	6mo	$359,000	$212	43

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.29×
• Total profit: $-65,950
• Equity at exit: $49,130

10-year hold

• IRR: -17.9%
• Equity multiple: 0.09×
• Total profit: $-84,163
• Equity at exit: $28,489

Cash invested: $92,260 (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 76226

• Home prices YoY: -24.4%
• Rents YoY: 1.6%
• Active inventory: 1110
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,955 high
• Mortgage (P&I): −$1,728
• Tax from tax record: −$526 /mo · $6,315/yr
• Insurance: −$137
• HOA: −$79
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $-136

Break-even live

Break-even rent $3,127

Max offer price $305,526

Occupancy floor 100%

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: $82,375
• Closing costs: $9,885
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6012 Parkplace Dr Argyle, TX	4.0	2.0	2003	$2,700	$1.35	1d	1	0.15mi
9117 Amistad Ln Argyle, TX	3.0	2.0	1842	$2,595	$1.41	4d	1	0.33mi
5208 Brookside Dr Argyle, TX	4.0	2.0	2007	$2,495	$1.24	7d	1	0.41mi
8508 White Rock Ln Argyle, TX	4.0	2.0	2041	$3,000	$1.47	18d	1	0.56mi
5405 Bardwell Dr Argyle, TX	3.0	2.0	1767	$2,750	$1.56	24d	1	0.60mi
134 Crawford Rd Argyle, TX	2.0	2.0	1847	$2,600	$1.41	43d	1	0.74mi
304 Oak Dr Argyle, TX	3.0	2.0	1947	$2,900	$1.49	3d	1	1.38mi

HOA detail

• Monthly dues: $79 · $948/yr
• Likely covers: watertrashgaslandscapingpool

Listing history 12 events

1. 2026-05-05
   soldstatus
2. 2026-03-30
   status Pending
3. 2026-03-27
   historical Active Option Contract
4. 2026-03-09
   listed $329,500 Active
5. 2020-05-19
   soldstatus
6. 2020-05-15
   soldstatus Sold 714-char remark

   Show marketing remark (714 chars)

   Meticulously maintained property in Country Lakes of Argyle is move-in ready! Located in award-winning Denton ISD, you have access to two community pools, dog park, playgrounds, walking trails, and more. Open kitchen with tons of storage overlooks breakfast counter, eat-in kitchen, and living room with gas fireplace. Large, fenced lot with custom covered patio, faux wood blinds throughout, laminate counter-tops, NEW water heater, NEW garbage disposal. Roof replaced March 2019 due to hail storm, new kitchen faucet and new kitchen sink! Master bedroom flows into en-suite which features double sinks, soaking tub, separate shower, and custom blinds in master bedroom. NEW window in master bathroom. Come see!

7. 2020-04-24
   status Pending 714-char remark

   Show marketing remark (714 chars)

   Meticulously maintained property in Country Lakes of Argyle is move-in ready! Located in award-winning Denton ISD, you have access to two community pools, dog park, playgrounds, walking trails, and more. Open kitchen with tons of storage overlooks breakfast counter, eat-in kitchen, and living room with gas fireplace. Large, fenced lot with custom covered patio, faux wood blinds throughout, laminate counter-tops, NEW water heater, NEW garbage disposal. Roof replaced March 2019 due to hail storm, new kitchen faucet and new kitchen sink! Master bedroom flows into en-suite which features double sinks, soaking tub, separate shower, and custom blinds in master bedroom. NEW window in master bathroom. Come see!

8. 2020-03-09
   historical Active Option Contract 714-char remark

   Show marketing remark (714 chars)

   Meticulously maintained property in Country Lakes of Argyle is move-in ready! Located in award-winning Denton ISD, you have access to two community pools, dog park, playgrounds, walking trails, and more. Open kitchen with tons of storage overlooks breakfast counter, eat-in kitchen, and living room with gas fireplace. Large, fenced lot with custom covered patio, faux wood blinds throughout, laminate counter-tops, NEW water heater, NEW garbage disposal. Roof replaced March 2019 due to hail storm, new kitchen faucet and new kitchen sink! Master bedroom flows into en-suite which features double sinks, soaking tub, separate shower, and custom blinds in master bedroom. NEW window in master bathroom. Come see!

9. 2020-02-14
   listed $239,000 Active 714-char remark

   Show marketing remark (714 chars)

   Meticulously maintained property in Country Lakes of Argyle is move-in ready! Located in award-winning Denton ISD, you have access to two community pools, dog park, playgrounds, walking trails, and more. Open kitchen with tons of storage overlooks breakfast counter, eat-in kitchen, and living room with gas fireplace. Large, fenced lot with custom covered patio, faux wood blinds throughout, laminate counter-tops, NEW water heater, NEW garbage disposal. Roof replaced March 2019 due to hail storm, new kitchen faucet and new kitchen sink! Master bedroom flows into en-suite which features double sinks, soaking tub, separate shower, and custom blinds in master bedroom. NEW window in master bathroom. Come see!

10. 2007-04-27
    soldstatus 365-char remark

    Show marketing remark (365 chars)

    Cute Property in quant Country Lakes near I-35 & Hwy. 377 with easy access to both. Nice open kitchen area with plenty of cabinets and living room with fireplace. Split bedrooms. Decorative painting. This home is being sold as-is with no warranties expressed or implied by Properitor or LA. Buyer is responsible for verifying all information contained herein.

11. 2007-04-12
    historical 365-char remark

    Show marketing remark (365 chars)

    Cute Property in quant Country Lakes near I-35 & Hwy. 377 with easy access to both. Nice open kitchen area with plenty of cabinets and living room with fireplace. Split bedrooms. Decorative painting. This home is being sold as-is with no warranties expressed or implied by Properitor or LA. Buyer is responsible for verifying all information contained herein.

12. 2007-02-02
    listed $134,900 365-char remark

    Show marketing remark (365 chars)

    Cute Property in quant Country Lakes near I-35 & Hwy. 377 with easy access to both. Nice open kitchen area with plenty of cabinets and living room with fireplace. Split bedrooms. Decorative painting. This home is being sold as-is with no warranties expressed or implied by Properitor or LA. Buyer is responsible for verifying all information contained herein.

ⓘ 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: $6,315 · $526/mo
• Projected year-2 tax: $6,315 · $526/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $35,465
• − Mortgage interest: −$18,457
• − Property taxes: −$6,315
• − Insurance: −$1,648
• − Repairs & maintenance: −$2,837
• − Management: −$2,837
• − HOA: −$948
• − Depreciation: −$9,585
• Taxable loss: −$7,163
• Est. tax savings @ 24.0%: +$1,719
• After-tax cash flow: $91/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): 43,587
• Household income: $180,982
• Rent vs Own: 6.4% rent · 93.6% own
• Severe rent burden: 40.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 10% Two or more races 10% Asian 7% Black 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Romanian 2% Portuguese 2%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 3% 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: ▼ -81.81%
• Current HPI: 253.1948
• Rent YoY: ▲ 1.61%
• 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

+144.3% since first listed

12 events — show timeline

• 2026-05-05 Sold (Public Records) — Public Records
• 2026-03-30 Pending — NTREIS
• 2026-03-27 Contingent — NTREIS
• 2026-03-09 Listed $329,500 NTREIS
• 2020-05-19 Sold (Public Records) — Public Records
• 2020-05-15 Sold (MLS) — NTREIS
• 2020-04-24 Pending — NTREIS
• 2020-03-09 Contingent — NTREIS
• 2020-02-14 Listed $239,000 NTREIS
• 2007-04-27 Sold (MLS) — NTREIS
• 2007-04-12 Listing Removed — NTREIS
• 2007-02-02 Listed $134,900 NTREIS

Property tax history

+4.0%/yr

Latest (2025): $6,315 · -0.1% YoY. Source: county tax records.