6605 Oak Ridge Ln · Flower Mound, TX 76226

$284,997

6 bd · 4.0 ba · 1,312 sqft · Manufactured public records · 21 Days on market

Built 1985 0.43 ac lot ↓ 19% since listing

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Why this score? — see what drove the C+ 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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• 1% rule +5.9/10.0
• Livability +3.6/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all builders!! Property boasts 3 lots total which includes a corner lot and at . 4325ac there is ample room to build! Currently has 2 mobile homes on site, with both being tenant occupied. Located in the sought after Argyle ISD school district, this property is close to shopping, entertainment and a short drive to I35!

Key facts

• Short drive to i35
• Ample room to build
• Close to shopping

Tags

• CORNER LOT
• AMPLE ROOM TO BUILD
• ARGYLE ISD SCHOOL DISTRICT
• CLOSE TO SHOPPING
• SHORT DRIVE TO I35

Property features AI

Finance

• Other: Parcel ID: R65578; Listing accepts multiple financing types including Cash, Conventional, FHA, Owner Will Carry, USDA, VA and others; Possession at closing/funding
• Financial info: Gross annual income: $30,000; Gross annual expenses: $0; Net operating income: $0; Capitalization rate: 0%
• HOA & community: No homeowners association

Exterior

• Parking: 6 outdoor parking spaces
• Utilities: Aerobic septic; Other utilities; Not in a municipal utility district
• Home design: Multi-family residential income property; 2 buildings, 2 total units; Built in 1985
• Construction: Unknown construction materials; Other roof; Other foundation; Preowned
• Exterior features: Lot is approximately 0.432 acres; Subdivision: Stonecrest South; Will subdivide

Interior

• Kitchen: Other appliances
• Bedrooms: 6 bedrooms
• Flooring: Other flooring
• Bathrooms: 4 full bathrooms
• Heating & cooling: Other heating; Other cooling
• Interior features: One-level layout; Other interior features
• Laundry & utility: Other laundry/utility features

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath manufactured listed at $285k.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $281k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.5% in Flower Mound — 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 71/100 on livability (#317 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Argyle ISD (rural): math 71% / reading 67% proficiency, ranked #8 of 826 in TX (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Argyle South El (840 students, 11% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 1110 active listings in the ZIP; 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 $9k 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 21 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 7 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

• 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 $280,722 (1.5% below list)

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 A-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: 1.09% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-4,263
• Equity at exit: $42,494

10-year hold

• IRR: 6.8%
• Equity multiple: 1.48×
• Total profit: $38,400
• Equity at exit: $24,641

Cash invested: $79,799 (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: 7.6×

Monthly cashflow live

• Estimated rent: $3,107 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$114 /mo · $1,367/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$652
• Net cashflow: $727

Break-even live

Break-even rent $2,186

Max offer price $284,997

Occupancy floor 72%

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: $71,249
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $284,997 Active 21 DOM
2. 2026-06-17
   days on market $284,997 Active 20 DOM
3. 2026-06-16
   days on market $284,997 Active 19 DOM
4. 2026-06-15
   days on market $284,997 Active 18 DOM
5. 2026-06-13
   days on market $284,997 Active 16 DOM
6. 2026-06-13
   days on market $284,997 Active 15 DOM
7. 2026-06-09
   days on market $284,997 Active 12 DOM
8. 2026-06-08
   days on market $284,997 Active 11 DOM
9. 2026-06-07
   days on market $284,997 Active 10 DOM
10. 2026-06-04
    days on market $284,997 Active 7 DOM
11. 2026-06-03
    days on market $284,997 Active 6 DOM
12. 2026-06-02
    days on market $284,997 Active 5 DOM
13. 2026-06-01
    days on market $284,997 Active 4 DOM
14. 2026-05-31
    days on market $284,997 Active 3 DOM
15. 2026-05-28
    listed $284,997 Active
16. 2025-12-05
    historical
17. 2025-09-22
    price $250,000
18. 2025-07-10
    historical
19. 2025-04-01
    historical
20. 2024-05-08
    status Active
21. 2024-05-08
    status Active
22. 2024-05-08
    status Active
23. 2024-05-07
    status Option Pending
24. 2024-05-07
    historical Active Option Contract
25. 2024-04-19
    listed $150,000 Active
26. 2024-01-16
    soldstatus
27. 2024-01-09
    listed $350,000 Active
28. 2024-01-09
    listed $350,000 Active
29. 1983-02-01
    soldstatus

ⓘ 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: $1,367 · $114/mo
• Projected year-2 tax: $5,215 · $435/mo
• Expected delta: +$3,849/yr (+$321/mo · 281.6%)

ⓘ 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 ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $37,280
• − Mortgage interest: −$15,964
• − Property taxes: −$1,367
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,982
• − Management: −$2,982
• − Depreciation: −$8,291
• Taxable income: $4,268
• Est. tax owed @ 24.0%: −$1,024
• After-tax cash flow: $7,700/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: Argyle ISD
• NCES district ID: 4808670
• Math proficiency: 71% ▼ -2.00%
• Reading proficiency: 67% ▼ -1.00%
• Median HH income: $108,516
• Composite: 64.16/100
• National rank: #568
• State rank: #8 of 826 in TX

Livability — Flower Mound

• Score: 71/100
• State rank: #317
• US rank: #7074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Denton County · 901,654 people
• City population: 75,184
• 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

-18.6% since first listed

15 events — show timeline

• 2026-05-28 Listed $284,997 NTREIS
• 2025-12-05 Listing Removed — NTREIS
• 2025-09-22 Price Changed $250,000 NTREIS
• 2025-07-10 Listing Removed — HARMLS
• 2025-04-01 Listing Removed — NTREIS
• 2024-05-08 Relisted — NTREIS
• 2024-05-08 Relisted — NTREIS
• 2024-05-08 Relisted — HARMLS
• 2024-05-07 Pending — HARMLS
• 2024-05-07 Contingent — NTREIS
• 2024-04-19 Listed $150,000 NTREIS
• 2024-01-16 Sold (Public Records) — Public Records
• 2024-01-09 Listed $350,000 HARMLS
• 2024-01-09 Listed $350,000 NTREIS
• 1983-02-01 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,367 · +18.7% YoY. Source: county tax records.