3939 Teasley Ln · Denton, TX 76210

$85,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 6 Days on market

Built 1993

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1994 mobile home inside of Lakewood Estates, on Teasley Ln. in Denton, Texas. Will sell with or without furniture 3 bed, 2 bath Carport There were many updates and remodels done 6 years ago, including a new roof, and HVAC.

Key facts

• Hvac
• Lakewood estates
• Teasley ln

Tags

• LAKEWOOD ESTATES
• TEASLEY LN
• NEW ROOF
• HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 20.7% 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.
• Market conditions: Rents flat; 383 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.39% ✓
• Cap rate: 20.67%
• Cash-on-cash: 51.35%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $43,624
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3939 Teasley Ln #313	0.28mi	3/2.0	1,216 (+14%)	18mo	$50,000	$41	48

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 · 0.82% rent growth · sell at horizon

5-year hold

• IRR: 46.7%
• Equity multiple: 2.96×
• Total profit: $46,752
• Equity at exit: $12,674

10-year hold

• IRR: 51.5%
• Equity multiple: 5.50×
• Total profit: $107,212
• Equity at exit: $7,349

Cash invested: $23,800 (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 76210

• Home prices YoY: -14.4%
• Rents YoY: 0.8%
• Active inventory: 383
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,033 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $1,018

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 45%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2729 San Felipe Dr Denton, TX	3.0	2.0	1412	$2,150	$1.52	43d	1	0.41mi
2817 San Felipe Dr Denton, TX	3.0	2.0	1323	$1,895	$1.43	43d	1	0.43mi
3410 Clydesdale Dr Unit 3410 B Denton, TX	2.0	1.0	1000	$1,500	$1.50	43d	1	0.49mi
3901 Montecito Dr Apt 221 Denton, TX	2.0	2.0	1080	$3,716	$3.44	16d	1	0.74mi
3901 Montecito Dr Unit 604 Denton, TX	3.0	2.0	1070	$3,300	$3.08	43d	1	0.74mi
2920 Groveland Ct Denton, TX	3.0	2.0	1262	$1,900	$1.51	12d	1	0.91mi
3914 Winston Dr Denton, TX	3.0	2.0	1368	$2,265	$1.66	43d	1	1.09mi

Listing history 6 events

1. 2026-06-18
   days on market $85,000 Active 6 DOM
2. 2026-06-17
   days on market $85,000 Active 5 DOM
3. 2026-06-16
   days on market $85,000 Active 4 DOM
4. 2026-06-15
   days on market $85,000 Active 3 DOM
5. 2026-06-13
   remarks 226-char remark
6. 2026-06-13
   listed $85,000 Active 1 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $24,391
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − Depreciation: −$2,473
• Taxable income: $11,555
• Est. tax owed @ 24.0%: −$2,773
• After-tax cash flow: $9,447/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): 47,610
• Household income: $113,980
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 991.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Hispanic / Latino 22% Two or more races 16% Black 9% Asian 4%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 15% Chinese 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: ▼ -43.55%
• Current HPI: 257.9844
• Rent YoY: ▲ 0.82%
• 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

+6.2% since first listed

4 events — show timeline

• 2026-06-13 Listed $85,000 FSBO.com
• 2025-06-26 Listed $75,000 NTREIS
• 2025-03-16 Price Changed $75,000 NTREIS
• 2025-02-14 Listed $80,000 NTREIS

Property tax history

-5.6%/yr

Latest (2020): $80 · -2.7% YoY. Source: county tax records.