9100 Teasley Ln · Denton, TX 76210

$17,000

2 bd · 2.0 ba · 3 sqft · Land public records · 37 Days on market

Built 1986

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

Welcome to your new home in Hickory Creek Estates! This beautiful two-bedroom, two-full-bathroom mobile home offers comfortable living in a prime location. Enjoy the convenience of amenities such as a tennis court, playground, pool, and clubhouse, perfect for relaxation and entertainment. The home itself is in excellent condition, furnished with modern conveniences including a refrigerator, washer, dryer, and some new furnishings that are negotiable. Conveniently located with easy access to Interstate 35, you'll find shopping, restaurants, and Lake Lewisville just a stone's throw away. Plus, being adjacent to Guyer High School means you're in a fantastic school district, making it an ideal location for families. Don't miss out on the opportunity to make this lovely mobile home yours – schedule a viewing today!

Key facts

• Built 1986
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $17k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $17k).
• Recommended offer: $16k (3.0% below list) — sets the bar for market timing.
• Cap rate 107.0% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 $118 of loan paydown is wiped out by about $510 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($16k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $8k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $16,490 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 11.50% ✓
• Cap rate: 107.00%
• Cash-on-cash: 359.67%
• DSCR: 17.00
• GRM: 0.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.82% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 18.64×
• Total profit: $83,945
• Equity at exit: $2,535

10-year hold

• IRR: —
• Equity multiple: 37.50×
• Total profit: $173,740
• Equity at exit: $1,470

Cash invested: $4,760 (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: 0.7×

Monthly cashflow live

• Estimated rent: $1,955 high
• Mortgage (P&I): −$89
• Tax est. 1.5%: −$21 /mo · $255/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $1,427

Break-even live

Break-even rent $149

Max offer price $17,000

Occupancy floor 22%

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: $4,250
• Closing costs: $510
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2700 Cedar Creek Ln Denton, TX	1.0–3.0	1.0–2.0	987	$1,582	$1.60	2d	19	0.47mi
8133 Montecito Dr Denton, TX	3.0	2.0	1701	$2,125	$1.25	6d	1	0.66mi
2920 Groveland Ct Denton, TX	3.0	2.0	1262	$1,900	$1.51	13d	1	0.66mi
6721 Alderbrook Dr Denton, TX	3.0	2.0	2400	$2,875	$1.20	20d	1	0.74mi
3103 Palos Verdes Dr Corinth, TX	3.0	2.0	1770	$2,100	$1.19	13d	1	0.79mi
2100 Acorn Bnd Denton, TX	3.0	2.5	2698	$2,750	$1.02	24d	1	0.80mi
1630 Cedar Elm Dr Corinth, TX	3.0	2.0	1558	$2,400	$1.54	8d	1	0.86mi
8401 Swan Park Dr Denton, TX	3.0	2.0	1868	$2,050	$1.10	44d	1	0.89mi
1709 Copper Leaf Dr Corinth, TX	3.0	2.0	1893	$2,400	$1.27	6d	1	0.95mi
7900 Hidden Path Ln Denton, TX	3.0	2.0	2136	$2,295	$1.07	44d	1	1.09mi
7905 Seven Oaks Ln Denton, TX	3.0	2.0	1984	$2,150	$1.08	44d	1	1.15mi
3119 Breton Dr Denton, TX	3.0	2.0	1860	$2,200	$1.18	8d	1	1.24mi
3617 Andalusian Dr Denton, TX	3.0	2.0	1860	$2,095	$1.13	44d	1	1.27mi
2202 Barton Springs Dr Corinth, TX	3.0	2.5	1882	$2,250	$1.20	19d	1	1.32mi
3410 Clydesdale Dr Unit 3410 B Denton, TX	2.0	1.0	1000	$1,500	$1.50	44d	1	1.34mi
2710 Stone Creek Ln Corinth, TX	3.0	2.0	1574	$2,525	$1.60	3d	1	1.36mi
2710 Stone Creek Ln Corinth, TX	3.0	2.0	1574	$2,525	$1.60	13d	1	1.36mi
1267 Hickory Creek Rd Denton, TX	1.0	1.0	634	$879	$1.39	44d	1	1.37mi
2416 Wildwood Ln Denton, TX	3.0	2.0	1602	$1,925	$1.20	44d	1	1.48mi

Listing history 21 events

1. 2026-06-18
   days on market $17,000 Active 37 DOM
2. 2026-06-17
   days on market $17,000 Active 36 DOM
3. 2026-06-16
   days on market $17,000 Active 35 DOM
4. 2026-06-15
   days on market $17,000 Active 34 DOM
5. 2026-06-13
   days on market $17,000 Active 32 DOM
6. 2026-06-09
   days on market $17,000 Active 28 DOM
7. 2026-06-08
   days on market $17,000 Active 27 DOM
8. 2026-06-07
   days on market $17,000 Active 26 DOM
9. 2026-06-04
   days on market $17,000 Active 23 DOM
10. 2026-06-03
    days on market $17,000 Active 22 DOM
11. 2026-06-02
    days on market $17,000 Active 21 DOM
12. 2026-06-01
    days on market $17,000 Active 20 DOM
13. 2026-05-31
    days on market $17,000 Active 19 DOM
14. 2026-05-13
    price $17,000 573-char remark
15. 2026-05-12
    listed $25,000 Active 573-char remark
16. 2024-06-14
    soldstatus Closed 827-char remark

    Show marketing remark (827 chars)

    Welcome to your new home in Hickory Creek Estates! This beautiful two-bedroom, two-full-bathroom mobile home offers comfortable living in a prime location. Enjoy the convenience of amenities such as a tennis court, playground, pool, and clubhouse, perfect for relaxation and entertainment. The home itself is in excellent condition, furnished with modern conveniences including a refrigerator, washer, dryer, and some new furnishings that are negotiable. Conveniently located with easy access to Interstate 35, you'll find shopping, restaurants, and Lake Lewisville just a stone's throw away. Plus, being adjacent to Guyer High School means you're in a fantastic school district, making it an ideal location for families. Don't miss out on the opportunity to make this lovely mobile home yours – schedule a viewing today!

17. 2024-06-09
    historical Active Option Contract 827-char remark

    Show marketing remark (827 chars)

    Welcome to your new home in Hickory Creek Estates! This beautiful two-bedroom, two-full-bathroom mobile home offers comfortable living in a prime location. Enjoy the convenience of amenities such as a tennis court, playground, pool, and clubhouse, perfect for relaxation and entertainment. The home itself is in excellent condition, furnished with modern conveniences including a refrigerator, washer, dryer, and some new furnishings that are negotiable. Conveniently located with easy access to Interstate 35, you'll find shopping, restaurants, and Lake Lewisville just a stone's throw away. Plus, being adjacent to Guyer High School means you're in a fantastic school district, making it an ideal location for families. Don't miss out on the opportunity to make this lovely mobile home yours – schedule a viewing today!

18. 2024-06-05
    price $35,000 827-char remark

    Show marketing remark (827 chars)

    Welcome to your new home in Hickory Creek Estates! This beautiful two-bedroom, two-full-bathroom mobile home offers comfortable living in a prime location. Enjoy the convenience of amenities such as a tennis court, playground, pool, and clubhouse, perfect for relaxation and entertainment. The home itself is in excellent condition, furnished with modern conveniences including a refrigerator, washer, dryer, and some new furnishings that are negotiable. Conveniently located with easy access to Interstate 35, you'll find shopping, restaurants, and Lake Lewisville just a stone's throw away. Plus, being adjacent to Guyer High School means you're in a fantastic school district, making it an ideal location for families. Don't miss out on the opportunity to make this lovely mobile home yours – schedule a viewing today!

19. 2024-06-01
    price $40,000 827-char remark

    Show marketing remark (827 chars)

    Welcome to your new home in Hickory Creek Estates! This beautiful two-bedroom, two-full-bathroom mobile home offers comfortable living in a prime location. Enjoy the convenience of amenities such as a tennis court, playground, pool, and clubhouse, perfect for relaxation and entertainment. The home itself is in excellent condition, furnished with modern conveniences including a refrigerator, washer, dryer, and some new furnishings that are negotiable. Conveniently located with easy access to Interstate 35, you'll find shopping, restaurants, and Lake Lewisville just a stone's throw away. Plus, being adjacent to Guyer High School means you're in a fantastic school district, making it an ideal location for families. Don't miss out on the opportunity to make this lovely mobile home yours – schedule a viewing today!

20. 2024-05-11
    price $45,000 827-char remark

    Show marketing remark (827 chars)

    Welcome to your new home in Hickory Creek Estates! This beautiful two-bedroom, two-full-bathroom mobile home offers comfortable living in a prime location. Enjoy the convenience of amenities such as a tennis court, playground, pool, and clubhouse, perfect for relaxation and entertainment. The home itself is in excellent condition, furnished with modern conveniences including a refrigerator, washer, dryer, and some new furnishings that are negotiable. Conveniently located with easy access to Interstate 35, you'll find shopping, restaurants, and Lake Lewisville just a stone's throw away. Plus, being adjacent to Guyer High School means you're in a fantastic school district, making it an ideal location for families. Don't miss out on the opportunity to make this lovely mobile home yours – schedule a viewing today!

21. 2024-04-29
    listed $50,000 Active 827-char remark

    Show marketing remark (827 chars)

    Welcome to your new home in Hickory Creek Estates! This beautiful two-bedroom, two-full-bathroom mobile home offers comfortable living in a prime location. Enjoy the convenience of amenities such as a tennis court, playground, pool, and clubhouse, perfect for relaxation and entertainment. The home itself is in excellent condition, furnished with modern conveniences including a refrigerator, washer, dryer, and some new furnishings that are negotiable. Conveniently located with easy access to Interstate 35, you'll find shopping, restaurants, and Lake Lewisville just a stone's throw away. Plus, being adjacent to Guyer High School means you're in a fantastic school district, making it an ideal location for families. Don't miss out on the opportunity to make this lovely mobile home yours – schedule a viewing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,456
• − Mortgage interest: −$952
• − Property taxes: −$255
• − Insurance: −$85
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$495
• Taxable income: $17,916
• Est. tax owed @ 24.0%: −$4,300
• After-tax cash flow: $12,820/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

-66.0% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $17,000 FSBO.com
• 2026-05-12 Listed $25,000 FSBO.com
• 2024-06-14 Sold (MLS) — NTREIS
• 2024-06-09 Contingent — NTREIS
• 2024-06-05 Price Changed $35,000 NTREIS
• 2024-06-01 Price Changed $40,000 NTREIS
• 2024-05-11 Price Changed $45,000 NTREIS
• 2024-04-29 Listed $50,000 NTREIS

Property tax history

+74.4%/yr

Latest (2025): $494,770 · +35.6% YoY. Source: county tax records.