14208 Bechler St · Pilot Point, TX 76258

$244,999

4 bd · 2.0 ba · 1,656 sqft · Land · 45 Days on market

Built 2026 4,400 sqft lot $148/sqft · 12% below area Est $277k · 12% under $71/mo HOA · 3% of rent ↓ 22% 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 +17.5/30.0
• ARV discount +12.7/15.0
• DSCR +5.5/10.0
• 1% rule +3.8/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• 4,400 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Builder listing / new construction; Possession at closing/funding
• Financial info: Accepts Cash, Conventional, FHA, USDA, and VA financing
• HOA & community: Mandatory association with full use of facilities; Annual association fee; HOA fee: $850 annually; HOA managed by Essex

Exterior

• Parking: Attached 2-car garage (20' wide x 18' deep); 2 covered parking spaces; Garage faces front
• Security: Smoke detector(s)
• Utilities: MUD water; MUD sewer; Municipal utility district; Power and other standard utilities available
• Home design: Single family residence; One-story; New construction (completed in 2026); Residential property
• Construction: Brick, frame, and siding exterior; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Wood fencing; Landscaped yard; Sprinkler system; Sidewalk

Interior

• Kitchen: Dishwasher; Disposal; Gas cooktop; Gas range; Microwave; Natural stone/granite countertops; Walk-in pantry; Water line to refrigerator; Plumbed for gas in kitchen
• Bedrooms: 4 bedrooms (all on one level); Primary bedroom with walk-in closet
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (ENERGY STAR qualified equipment); Central air conditioning (ENERGY STAR qualified equipment)
• Interior features: Open floorplan; Built-in features; Decorative lighting; Cable TV available; High speed internet available; Pantry; Walk-in closet(s)
• Laundry & utility: Plumbed utility connections (washer/dryer provision noted via general utility listings)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $245k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (11.6% below list).
• Recommended offer: $217k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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); Pilot Point Selz Middle (math 37% / reading 42%, grade F, #660 of 1,662 statewide, top 41%, 330 students, 59% FRL); Pilot Point H S (math 42% / reading 52%, grade D-, #591 of 1,632 statewide, top 38%, 452 students, 39% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 491 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $7k 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 45 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $216,694 (11.6% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

• ARV (median comp): $277,267
• List price: $244,999
• Delta: -11.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-27,815
• Equity at exit: $36,530

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-9,114
• Equity at exit: $21,183

Cash invested: $68,600 (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: 491
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,167 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$102
• HOA: −$71
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $188

Break-even live

Break-even rent $1,929

Max offer price $244,999

Occupancy floor 86%

Sensitivity live

Price	-10% $326	-5% $257	+0% $188	+5% $118	+10% $49
Rent	-10% $17	-5% $102	+0% $188	+5% $273	+10% $359
Rate	-1.0pp $311	-0.5pp $250	base $188	+0.5pp $124	+1.0pp $60

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14216 Aberavon Dr Pilot Point, TX	3.0	2.0	1801	$2,195	$1.22	45d	1	0.13mi
14216 Aberavon Dr Pilot Point, TX	3.0	2.0	1801	$2,135	$1.19	14d	1	0.13mi
14114 Donahue St Pilot Point, TX	3.0	2.0	1499	$2,200	$1.47	19d	1	0.14mi
14220 Aberavon Dr Pilot Point, TX	3.0	2.0	1654	$2,099	$1.27	5d	1	0.14mi
14122 Emeric St Pilot Point, TX	4.0	3.0	2247	$2,500	$1.11	26d	1	0.16mi
14133 Calderwood St Pilot Point, TX	3.0	2.0	1760	$2,280	$1.30	45d	1	0.23mi
14121 Danesdale Dr Pilot Point, TX	4.0	2.0	1664	$2,000	$1.20	45d	1	0.28mi
6905 Adderly Rd Pilot Point, TX	3.0	2.0	1491	$1,845	$1.24	45d	1	0.44mi
14112 Hammersmith St Pilot Point, TX	3.0	2.0	1520	$1,795	$1.18	9d	1	0.49mi
14112 Hammersmith St Pilot Point, TX	3.0	2.0	1520	$1,895	$1.25	20d	1	0.49mi
7108 Calshot Rd Pilot Point, TX	4.0	2.0	1756	$1,995	$1.14	45d	1	0.49mi
14153 Golden Bridge Dr Pilot Point, TX	3.0	2.0	1516	$1,895	$1.25	18d	1	0.50mi
14184 Hammersmith St Pilot Point, TX	4.0	2.0	2062	$2,400	$1.16	0d	1	0.55mi
14174 Inglebert St Pilot Point, TX	3.0	2.0	1455	$1,850	$1.27	45d	1	0.59mi
14085 Ladbroke St Pilot Point, TX	3.0	2.0	1538	$1,700	$1.11	26d	1	0.66mi
7803 Bent Gale Rd Pilot Point, TX	3.0	2.0	1552	$1,975	$1.27	26d	1	0.88mi
6246 Shasta Creek Rd Celina, TX	4.0	3.0	2182	$2,695	$1.24	0d	1	1.24mi
6249 White Creek Dr Celina, TX	4.0	3.0	2168	$2,495	$1.15	12d	1	1.26mi
6124 Shasta Creek Rd Celina, TX	4.0	3.0	2183	$2,595	$1.19	5d	1	1.29mi
5928 Mustang Creek Ln Celina, TX	3.0	2.5	1900	$2,395	$1.26	14d	1	1.31mi
6108 Shasta Creek Rd Celina, TX	4.0	2.5	2123	$2,700	$1.27	14d	1	1.32mi
6108 Shasta Creek Rd Celina, TX	4.0	2.5	2123	$2,650	$1.25	7d	1	1.32mi
6109 White Creek Dr Celina, TX	4.0	3.0	2168	$2,899	$1.34	4d	1	1.33mi
6113 Tahoe Winds Dr Celina, TX	4.0	3.5	2174	$2,800	$1.29	26d	1	1.38mi
3304 Lake Palestine Rd Celina, TX	4.0	3.0	2179	$2,650	$1.22	14d	1	1.39mi

HOA detail

• Monthly dues: $71 · $852/yr

Listing history 21 events

1. 2026-06-21
   days on market $244,999 Active 45 DOM
2. 2026-06-18
   days on market $244,999 Active 42 DOM
3. 2026-06-17
   days on market $244,999 Active 41 DOM
4. 2026-06-15
   days on market $244,999 Active 39 DOM
5. 2026-06-13
   days on market $244,999 Active 37 DOM
6. 2026-06-13
   days on market $244,999 Active 36 DOM
7. 2026-06-09
   days on market $244,999 Active 33 DOM
8. 2026-06-08
   days on market $244,999 Active 32 DOM
9. 2026-06-07
   days on market $244,999 Active 31 DOM
10. 2026-06-04
    days on market $244,999 Active 28 DOM
11. 2026-06-03
    days on market $244,999 Active 27 DOM
12. 2026-06-02
    days on market $244,999 Active 26 DOM
13. 2026-06-01
    days on market $244,999 Active 25 DOM
14. 2026-05-31
    days on market $244,999 Active 24 DOM
15. 2026-05-16
    price $244,999 403-char remark

    Show marketing remark (403 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

16. 2026-05-15
    price $244,999 383-char remark
17. 2026-05-12
    price $248,999 383-char remark
18. 2026-05-11
    price $248,999 403-char remark

    Show marketing remark (403 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

19. 2026-05-07
    listed $253,999 Active 383-char remark
20. 2026-05-05
    price $253,999 403-char remark

    Show marketing remark (403 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

21. 2026-05-03
    listed $312,999 Active 403-char remark

    Show marketing remark (403 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

ⓘ 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: $795 · $66/mo
• Projected year-2 tax: $4,483 · $374/mo
• Expected delta: +$3,688/yr (+$307/mo · 463.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,003
• − Mortgage interest: −$13,724
• − Property taxes: −$795
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − HOA: −$852
• − Depreciation: −$7,127
• Taxable loss: −$1,881
• Est. tax savings @ 24.0%: +$451
• After-tax cash flow: $2,704/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

-21.7% since first listed

7 events — show timeline

• 2026-05-16 Price Changed $244,999 Zillow
• 2026-05-15 Price Changed $244,999 NTREIS
• 2026-05-12 Price Changed $248,999 NTREIS
• 2026-05-11 Price Changed $248,999 Zillow
• 2026-05-07 Listed $253,999 NTREIS
• 2026-05-05 Price Changed $253,999 Zillow
• 2026-05-03 Listed $312,999 Zillow

Property tax history

+15.3%/yr

Latest (2025): $795 · +15.3% YoY. Source: county tax records.