2607 Trinity Ter · Corinth, TX 76210

$335,000

3 bd · 2.0 ba · 2,010 sqft · SingleFamily public records · 82 Days on market

Built 2004 7,928 sqft lot $167/sqft · 17% below area Est $405k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.0/30.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.7/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well priced move in ready split bedroom single story 4 bedroom home. Spacious yet cozy Great Room with kitchen open to the living space which opens onto the covered deck overlooking the very private back yard. Kitchen features maple colored cabinets with granite countertops and newish stainless appliances. Hard surface flooring throughout except for carpet in the bedrooms. Master suite features a sitting area- great for a home office. En suite bath includes walk in closet, separate shower and soaking tub.

Key facts

• Covered deck
• Private back yard
• Granite countertops

Tags

• SPLIT BEDROOM
• COVERED DECK
• PRIVATE BACK YARD
• MAPLE COLORED CABINETS
• GRANITE COUNTERTOPS
• NEWISH STAINLESS APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-485 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (25.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (24.2% below list).
• Recommended offer: $249k (25.6% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 3.0% in Corinth — 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 79/100 on livability (#59 in TX, #2,235 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Lake Dallas ISD (suburban): math 34% / reading 39% proficiency, ranked #413 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 383 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $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 82 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,300 (25.6% 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 82 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.76% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.21%
• DSCR: 0.72
• GRM: 11.0

CMA / ARV

• ARV (median comp): $405,326
• List price: $335,000
• Delta: -17.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2840 Taylor Ln	0.25mi	4/2.0 (+1)	2,016 (+0%)	1mo	$469,890	$233	82
2517 Amistad Ln	0.33mi	4/3.0 (+1)	2,077 (+3%)	2mo	$485,000	$234	68
2776 Teton St	0.32mi	3/2.5	2,203 (+10%)	1mo	$434,521	$197	66
2621 Gateway Ave	0.22mi	3/2.5	2,240 (+11%)	4mo	$385,000	$172	66
2773 Kobuk Dr	0.20mi	3/2.5	2,309 (+15%)	0mo	$439,117	$190	64
3005 Mason Ave	0.29mi	3/2.0	1,736 (-14%)	2mo	$350,000	$202	62
3111 Brett Rd	0.46mi	3/2.0	1,827 (-9%)	2mo	$364,000	$199	62
2765 Kobuk Dr	0.29mi	3/2.5	2,309 (+15%)	0mo	$418,597	$181	59
2914 Custer Dr	0.45mi	3/2.0	1,789 (-11%)	2mo	$359,900	$201	59
2810 N Haven Dr	0.61mi	4/2.0 (+1)	1,920 (-4%)	1mo	$400,000	$208	59
2516 Acadia Dr	0.21mi	4/3.0 (+1)	2,293 (+14%)	0mo	$450,000	$196	57
2302 Chambray Dr	0.73mi	3/2.0	2,183 (+9%)	1mo	$425,000	$195	51

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: -29.6%
• Equity multiple: 0.04×
• Total profit: $-90,490
• Equity at exit: $49,950

10-year hold

• IRR: -44.0%
• Equity multiple: -0.49×
• Total profit: $-139,410
• Equity at exit: $28,965

Cash invested: $93,800 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,541 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$596 /mo · $7,152/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-485

Break-even live

Break-even rent $3,155

Max offer price $249,300

Occupancy floor —

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2653 Acadia Dr Denton, TX	4.0	3.0	2464	$2,799	$1.14	43d	1	0.11mi
2653 Acadia Dr Denton, TX	4.0	3.0	2919	$2,650	$0.91	3d	1	0.11mi
2653 Acadia Dr Denton, TX	4.0	3.0	2464	$2,650	$1.08	2d	1	0.11mi
2612 Gateway Ave Denton, TX	4.0	3.0	2464	$2,995	$1.22	20d	1	0.17mi
2653 Kings Canyon Mews Denton, TX	4.0	3.0	2476	$2,800	$1.13	11d	1	0.19mi
2600 Brandi Ln Corinth, TX	4.0	2.5	1889	$2,700	$1.43	43d	1	0.26mi
2701 Clark Dr Corinth, TX	4.0	2.5	2837	$2,495	$0.88	43d	1	0.29mi
2817 Goodnight Trl Corinth, TX	4.0	2.5	2348	$2,450	$1.04	7d	1	0.34mi
3004 Norwich Ln Corinth, TX	3.0	2.0	1546	$2,300	$1.49	18d	1	0.34mi
2709 Cherokee Trl Corinth, TX	3.0	2.0	1739	$2,225	$1.28	11d	1	0.36mi
2805 Whetstone Dr Corinth, TX	3.0	2.0	1739	$7,950	$4.57	1d	1	0.36mi
2611 Boulder Dr Corinth, TX	3.0	2.0	1575	$2,495	$1.58	43d	1	0.41mi
2106 Millwood Dr Corinth, TX	4.0	3.0	2989	$2,800	$0.94	12d	1	0.43mi
2911 Custer Dr Corinth, TX	4.0	2.0	1889	$2,500	$1.32	43d	1	0.44mi
2606 Whetstone Dr Corinth, TX	4.0	2.0	1889	$2,350	$1.24	43d	1	0.45mi
2710 Stone Creek Ln Corinth, TX	3.0	2.0	1574	$2,525	$1.60	3d	1	0.47mi
2710 Stone Creek Ln Corinth, TX	3.0	2.0	1574	$2,525	$1.60	12d	1	0.47mi
2202 Barton Springs Dr Corinth, TX	3.0	2.5	1882	$2,250	$1.20	18d	1	0.50mi
2201 Driskell Ln Denton, TX	4.0	2.5	2331	$2,650	$1.14	18d	1	0.53mi
2417 Graystone Ln Corinth, TX	3.0	2.0	1506	$2,125	$1.41	17d	1	0.55mi
3421 Buster Way Denton, TX	3.0	2.0	1573	$2,295	$1.46	24d	1	0.69mi
3421 Buster Way Denton, TX	3.0	2.0	1573	$2,295	$1.46	7d	1	0.69mi
3251 Lake Sharon Dr Corinth, TX	3.0	1.0–2.5	1153	$2,928	$2.54	1d	111	0.69mi
2402 Blue Holly Dr Corinth, TX	4.0	2.0	1984	$9,750	$4.91	22d	1	0.79mi
1703 Ash Ln Corinth, TX	4.0	2.0	1678	$2,199	$1.31	43d	1	0.86mi
2614 Timberview Cir Corinth, TX	3.0	2.0	1442	$2,200	$1.53	43d	1	0.86mi
1707 Falcon Dr Corinth, TX	4.0	2.0	2188	$2,495	$1.14	43d	1	0.88mi
1709 Copper Leaf Dr Corinth, TX	3.0	2.0	1893	$2,400	$1.27	6d	1	0.92mi
1630 Cedar Elm Dr Corinth, TX	3.0	2.0	1558	$2,400	$1.54	7d	1	0.98mi
1502 Nightingale Ln Corinth, TX	4.0	3.0	2714	$2,495	$0.92	43d	1	1.07mi
3351 Walton Dr Corinth, TX	1.0–2.0	1.0–2.0	1103	$2,195	$1.99	3d	28	1.09mi
3451 Farm to Market Road 2181 Corinth, TX	1.0–3.0	1.0–2.5	1045	$2,690	$2.57	7d	44	1.10mi
3103 Palos Verdes Dr Corinth, TX	3.0	2.0	1770	$2,100	$1.19	12d	1	1.14mi
1549 Pirene Aly Denton, TX	4.0	3.5	2957	$3,298	$1.12	1d	1	1.17mi
123 Derby Ln Lake Dallas, TX	4.0	3.0	2535	$2,900	$1.14	7d	1	1.21mi
3512 Riverview Dr Corinth, TX	3.0	2.0	1560	$2,245	$1.44	7d	1	1.21mi
3512 Riverview Dr Corinth, TX	3.0	2.0	1560	$2,245	$1.44	24d	1	1.21mi
1537 Euclid Aly Denton, TX	4.0	3.0	2495	$2,900	$1.16	2d	1	1.21mi
3500 FM 2181 Hickory Creek, TX	1.0–3.0	1.0–2.0	1072	$3,092	$2.88	2d	33	1.28mi
3125 Bennett DR Corinth, TX	3.0–4.0	2.5	1626	$2,594	$1.60	1d	10	1.29mi

Listing history 33 events

1. 2026-06-18
   days on market $335,000 Active 82 DOM
2. 2026-06-17
   days on market $335,000 Active 81 DOM
3. 2026-06-16
   days on market $335,000 Active 80 DOM
4. 2026-06-15
   days on market $335,000 Active 79 DOM
5. 2026-06-13
   days on market $335,000 Active 77 DOM
6. 2026-06-09
   days on market $335,000 Active 73 DOM
7. 2026-06-08
   days on market $335,000 Active 72 DOM
8. 2026-06-07
   days on market $335,000 Active 71 DOM
9. 2026-06-04
   days on market $335,000 Active 68 DOM
10. 2026-06-03
    days on market $335,000 Active 67 DOM
11. 2026-06-02
    days on market $335,000 Active 66 DOM
12. 2026-06-01
    days on market $335,000 Active 65 DOM
13. 2026-05-31
    days on market $335,000 Active 64 DOM
14. 2026-03-28
    listed $335,000 Active 515-char remark

    Show marketing remark (515 chars)

    Well priced move in ready split bedroom single story 4 bedroom home. Spacious yet cozy Great Room with kitchen open to the living space which opens onto the covered deck overlooking the very private back yard. Kitchen features maple colored cabinets with granite countertops and newish stainless appliances. Hard surface flooring throughout except for carpet in the bedrooms. Master suite features a sitting area- great for a home office. En suite bath includes walk in closet, separate shower and soaking tub.

15. 2026-03-28
    historical

    Show marketing remark (515 chars)

    Well priced move in ready split bedroom single story 4 bedroom home. Spacious yet cozy Great Room with kitchen open to the living space which opens onto the covered deck overlooking the very private back yard. Kitchen features maple colored cabinets with granite countertops and newish stainless appliances. Hard surface flooring throughout except for carpet in the bedrooms. Master suite features a sitting area- great for a home office. En suite bath includes walk in closet, separate shower and soaking tub.

16. 2026-03-17
    price $335,000
17. 2026-01-22
    price $350,000
18. 2025-12-16
    listed $361,000 Active
19. 2019-10-25
    soldstatus
20. 2019-10-24
    soldstatus Sold
21. 2019-10-01
    status Pending
22. 2019-09-25
    historical Active Option Contract
23. 2019-09-20
    listed $254,900 Active
24. 2013-08-02
    soldstatus Closed
25. 2013-08-02
    soldstatus
26. 2013-07-06
    status Pending
27. 2013-07-01
    historical Active Option Contract
28. 2013-06-24
    listed $170,000 Active
29. 2012-02-02
    historical
30. 2011-08-01
    listed $156,900 Active
31. 2011-06-23
    historical
32. 2011-06-05
    price $156,900
33. 2011-03-01
    listed $159,900 Active

ⓘ 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: $7,152 · $596/mo
• Projected year-2 tax: $7,152 · $596/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 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: $30,489
• − Mortgage interest: −$18,765
• − Property taxes: −$7,152
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,439
• − Management: −$2,439
• − Depreciation: −$9,745
• Taxable loss: −$11,726
• Est. tax savings @ 24.0%: +$2,814
• After-tax cash flow: $-3,007/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: Lake Dallas ISD
• NCES district ID: 4826430
• Math proficiency: 34% ▼ -20.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $76,645
• Composite: 34.13/100
• National rank: #5287
• State rank: #413 of 826 in TX

Livability — Corinth

• Score: 79/100
• State rank: #59
• US rank: #2235

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corinth, TX
• County: Denton County · 901,654 people
• City population: 47,610
• 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

+109.5% since first listed

20 events — show timeline

• 2026-03-28 Listing Removed — NTREIS
• 2026-03-28 Listed $335,000 NTREIS
• 2026-03-17 Price Changed $335,000 NTREIS
• 2026-01-22 Price Changed $350,000 NTREIS
• 2025-12-16 Listed $361,000 NTREIS
• 2019-10-25 Sold (Public Records) — Public Records
• 2019-10-24 Sold (MLS) — NTREIS
• 2019-10-01 Pending — NTREIS
• 2019-09-25 Contingent — NTREIS
• 2019-09-20 Listed $254,900 NTREIS
• 2013-08-02 Sold (Public Records) — Public Records
• 2013-08-02 Sold (MLS) — NTREIS
• 2013-07-06 Pending — NTREIS
• 2013-07-01 Contingent — NTREIS
• 2013-06-24 Listed $170,000 NTREIS
• 2012-02-02 Listing Removed — NTREIS
• 2011-08-01 Listed $156,900 NTREIS
• 2011-06-23 Listing Removed — NTREIS
• 2011-06-05 Price Changed $156,900 NTREIS
• 2011-03-01 Listed $159,900 NTREIS

Property tax history

+4.1%/yr

Latest (2025): $7,152 · -1.1% YoY. Source: county tax records.