CARSON Plan · Denton, TX 76259

$301,990

5 bd · 2.0 ba · 1,818 sqft · SingleFamily · 264 Days on market

Good condition

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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 +10.8/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +4.4/5.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Carson is a spacious single-story home offering approximately 1,876 sq. ft. of living space with 5 bedrooms, 2 bathrooms, and a 2-car garage, thoughtfully designed to provide flexibility for families, guests, or home office needs. A covered front porch and welcoming foyer lead into an open-concept living area where the kitchen, dining space, and expansive family room come together to create a bright and functional gathering space. The kitchen features stainless steel appliances, ample cabinet storage, a pantry, and a centrally located sink overlooking the main living areas, making it ideal for everyday living and entertaining. The private primary suite is positioned toward the rear of the home and includes a walk-in closet and an ensuite bathroom. Four secondary bedrooms are arranged along separate hallways with convenient access to a full bathroom, offering privacy and versatility for a variety of lifestyles. A dedicated laundry room with nearby storage and direct access to the two-car garage adds everyday convenience. With its generous room count, open layout, and efficient use of space, the Carson delivers comfortable single-story living with room to grow. Photos shown here may not depict the specified home and features and are included for illustration purposes only. Elevations, exterior/ interior colors, options, available upgrades, and standard features will vary in each community and may change without notice.

Key facts

• 2 garage spots
• Listed 263 days

🏗️ New construction. The $301,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $327,310.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $302k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (11.4% below list).
• Recommended offer: $266k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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+.
• Krum ISD (rural): math 44% / reading 46% proficiency, ranked #218 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Krum Early Education Center (430 students, 49% FRL); Krum Middle (math 48% / reading 47%, grade C-, #408 of 1,662 statewide, top 25%, 541 students, 37% FRL); Krum H S (math 37% / reading 52%, grade F, #652 of 1,632 statewide, top 43%, 686 students, 31% FRL).
• Market conditions: 476 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).
• This rent runs 32% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 264 days — a 12% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; major 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 $265,751 (12.0% 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 264 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.82% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $327,310
• List price: $301,990
• Delta: -7.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Amber Fields Dr	0.19mi	5/2.5	1,818 (0%)	5mo	$290,990	$160	85
713 Wildrye Ln	0.36mi	5/2.5	1,818 (0%)	5mo	$299,990	$165	77
612 Babbling Brook Dr	0.22mi	4/2.0 (-1)	1,657 (-9%)	4mo	$288,990	$174	66
7608 Royal Fern Dr	0.22mi	4/2.5 (-1)	1,662 (-9%)	4mo	$292,990	$176	65
7721 Royal Fern Dr	0.29mi	4/2.5 (-1)	1,662 (-9%)	2mo	$300,990	$181	63
520 Red Admiral Ln	0.07mi	4/2.5 (-1)	2,087 (+15%)	3mo	$342,175	$164	63
7424 Sunset Valley Ln	0.55mi	4/2.0 (-1)	1,898 (+4%)	2mo	$344,990	$182	60
509 Red Admiral Ln	0.11mi	4/2.5 (-1)	2,087 (+15%)	4mo	$338,990	$162	60
7528 Lavender Ln	0.61mi	4/2.0 (-1)	1,898 (+4%)	2mo	$369,990	$195	58
7524 Lavender Ln	0.60mi	4/2.0 (-1)	1,877 (+3%)	5mo	$388,334	$207	58
7429 Sunset Valley Ln	0.54mi	4/2.0 (-1)	2,029 (+12%)	4mo	$369,990	$182	47
7520 Lavender Ln	0.59mi	4/2.0 (-1)	2,029 (+12%)	4mo	$369,990	$182	44

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-62,443
• Equity at exit: $48,803

10-year hold

• IRR: -12.2%
• Equity multiple: 0.28×
• Total profit: $-66,372
• Equity at exit: $28,300

Cash invested: $91,647 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 33 active · 27 under contract
• Months of supply: 9.9 mo (10%/mo absorbed)
• Median asking: $335,990 ($179/sqft)
• Median days on market: 264 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: +0.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76259

• Home prices YoY: -5.2%
• Active inventory: 476
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,676 medium
• Mortgage (P&I): −$1,716
• Tax est. 1.5%: −$409 /mo · $4,910/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $-148

Break-even live

Break-even rent $2,863

Max offer price $305,851

Occupancy floor —

Sensitivity live

Price	-10% $78	-5% $-35	+0% $-148	+5% $-261	+10% $-374
Rent	-10% $-360	-5% $-254	+0% $-148	+5% $-43	+10% $63
Rate	-1.0pp $17	-0.5pp $-65	base $-148	+0.5pp $-233	+1.0pp $-319

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: $81,827
• Closing costs: $9,819
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7709 Tuscarora Dr Ponder, TX	5.0	3.0	2093	$2,450	$1.17	152d	1	0.27mi

Listing history 50 events

1. 2026-11-08
   days on market $301,990 Active 264 DOM
2. 2026-11-07
   days on market $301,990 Active 263 DOM
3. 2026-11-06
   days on market $301,990 Active 262 DOM
4. 2026-11-05
   days on market $301,990 Active 261 DOM
5. 2026-11-04
   days on market $301,990 Active 260 DOM
6. 2026-11-02
   days on market $301,990 Active 258 DOM
7. 2026-11-01
   days on market $301,990 Active 257 DOM
8. 2026-10-31
   days on market $301,990 Active 256 DOM
9. 2026-10-30
   days on market $301,990 Active 255 DOM
10. 2026-10-29
    days on market $301,990 Active 254 DOM
11. 2026-10-28
    days on market $301,990 Active 253 DOM
12. 2026-10-27
    days on market $301,990 Active 252 DOM
13. 2026-10-26
    days on market $301,990 Active 251 DOM
14. 2026-10-26
    days on market $301,990 Active 250 DOM
15. 2026-10-24
    days on market $301,990 Active 249 DOM
16. 2026-10-23
    days on market $301,990 Active 248 DOM
17. 2026-10-22
    days on market $301,990 Active 247 DOM
18. 2026-10-21
    days on market $301,990 Active 246 DOM
19. 2026-10-20
    days on market $301,990 Active 245 DOM
20. 2026-10-19
    days on market $301,990 Active 244 DOM
21. 2026-10-18
    days on market $301,990 Active 243 DOM
22. 2026-10-17
    days on market $301,990 Active 242 DOM
23. 2026-10-16
    days on market $301,990 Active 241 DOM
24. 2026-10-15
    days on market $301,990 Active 240 DOM
25. 2026-10-14
    days on market $301,990 Active 239 DOM
26. 2026-10-13
    days on market $301,990 Active 238 DOM
27. 2026-10-12
    days on market $301,990 Active 237 DOM
28. 2026-10-11
    days on market $301,990 Active 236 DOM
29. 2026-10-10
    days on market $301,990 Active 235 DOM
30. 2026-10-09
    days on market $301,990 Active 234 DOM
31. 2026-10-08
    days on market $301,990 Active 233 DOM
32. 2026-10-07
    days on market $301,990 Active 232 DOM
33. 2026-10-06
    days on market $301,990 Active 231 DOM
34. 2026-10-05
    days on market $301,990 Active 230 DOM
35. 2026-10-04
    days on market $301,990 Active 229 DOM
36. 2026-10-04
    days on market $301,990 Active 228 DOM
37. 2026-10-02
    days on market $301,990 Active 227 DOM
38. 2026-10-01
    days on market $301,990 Active 226 DOM
39. 2026-09-30
    days on market $301,990 Active 225 DOM
40. 2026-09-29
    days on market $301,990 Active 224 DOM
41. 2026-09-28
    days on market $301,990 Active 223 DOM
42. 2026-09-27
    days on market $301,990 Active 222 DOM
43. 2026-09-26
    days on market $301,990 Active 221 DOM
44. 2026-09-25
    days on market $301,990 Active 220 DOM
45. 2026-09-24
    days on market $301,990 Active 219 DOM
46. 2026-09-23
    days on market $301,990 Active 218 DOM
47. 2026-09-22
    days on market $301,990 Active 217 DOM
48. 2026-09-21
    days on market $301,990 Active 216 DOM
49. 2026-09-20
    days on market $301,990 Active 215 DOM
50. 2026-09-19
    days on market $301,990 Active 214 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 6/10 Major FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 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: $32,106
• − Mortgage interest: −$18,334
• − Property taxes: −$4,910
• − Insurance: −$1,637
• − Repairs & maintenance: −$2,569
• − Management: −$2,569
• − Depreciation: −$9,522
• Taxable loss: −$7,433
• Est. tax savings @ 24.0%: +$1,784
• After-tax cash flow: $4/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $9,090–$27,270 screening

The Carson home is in good condition with minimal repairs needed. It offers a spacious and well-designed layout, making it an attractive option for families or those seeking a move-in-ready home.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Resale Upgrading kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by enhancing convenience and appeal. ↑
• Both Upgrading flooring in high-traffic areas — New flooring can improve the home's appearance and increase its value for both buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Krum Early Education Center Middle Krum Middle C- TX #408/1,662 Nat'l #4,042/14,009 High Krum H S F TX #652/1,632 Nat'l #6,890/17,239

Schools (NCES district)

• District: Krum ISD
• NCES district ID: 4825980
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $71,808
• Composite: 40.72/100
• National rank: #3664
• State rank: #218 of 826 in TX

A Composite livability gradescore 88/100

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

• County: Denton County · 1,053,010 people
• City population: 6,596
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 6,596
• Household income: $101,845
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 30% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 11% Two or more races 8% Black 3%
• Hispanic origin (detail): Mexican 8%
• Languages at home: 95% English-only · Spanish 4%

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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: ▼ -15.17%
• Current HPI: 275.4082
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

+1.0% since first listed

2 events — show timeline

• 2026-03-24 Price Changed $293,990 Zillow
• 2026-02-17 Listed $290,990 Zillow