9721 Daisy Mae Ln · Cross Roads, TX 76227

$260,000

3 bd · 2.0 ba · 1,283 sqft · SingleFamily public records · 41 Days on market

Built 2023 5,750 sqft lot $203/sqft · 16% below area Est $310k · 16% under $75/mo HOA · 3% of rent ↓ 3% since listing

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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 +14.8/15.0
• Cash flow +6.7/30.0
• Schools +4.6/10.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

* Enter to WIN a Gift Basket just for attending our Open House on Sunday, June 14th, 2026, 2-4 pm! * Charming 3-bedroom, 2-bath home in a desirable location offering comfort, style, and easy everyday living. You and your guests are warmly welcomed into an inviting interior filled with natural light and a functional layout designed to fit a variety of lifestyles. The spacious living room flows seamlessly into the impressive eat-in kitchen, creating an ideal space for relaxing or entertaining. The kitchen features an island, built-in stainless steel appliances, pantry, and a bright breakfast nook perfect for casual dining and morning coffee. The serene primary suite provides a peaceful retre

Key facts

• Pantry
• Serene primary suite
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING ROOM
• IMPRESSIVE EAT-IN KITCHEN
• PANTRY
• BRIGHT BREAKFAST NOOK
• SERENE PRIMARY SUITE

Property features AI

Finance

• Other: Wall art and decor excluded; refrigerator, Ring doorbell, washer and dryer convey; remaining furniture negotiable
• Financial info: Accepts Cash, Conventional, FHA and VA financing
• HOA & community: Mandatory HOA; Semi-annual association fee; Association fee covers full use of facilities and management fees; HOA managed by Assured Management

Exterior

• Parking: Attached 2-car garage with garage door opener and garage facing front; 2 covered parking spaces
• Utilities: MUD water; MUD sewer; Municipal Utility District
• Home design: Single-family residence; One-story; Preowned (built in 2023); Property faces unspecified direction
• Construction: Built in 2023; Shingle/composition roof; Slab foundation; Residential construction
• Exterior features: Community pool

Interior

• Kitchen: Eat-in kitchen with island and pantry; Granite counters; Disposal
• Bedrooms: Primary bedroom on main level with ensuite bath and walk-in closet; Two additional bedrooms on main level
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: Two full bathrooms; Primary bathroom with dual sinks, granite countertop and linen closet
• Heating & cooling: Central heating (natural gas); Central air (electric)
• Interior features: Eat-in kitchen; Kitchen island; Pantry; Granite counters; Disposal; Walk-in closet(s); One living area; One dining area; Smart home features available
• Laundry & utility: Main-level laundry room (washer and dryer convey)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-415 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (28.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (16.7% below list).
• Recommended offer: $187k (28.2% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 1.9% in Cross Roads — 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 60/100 on livability (#1,060 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Aubrey ISD (rural): math 50% / reading 52% proficiency, ranked #119 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: James A Monaco (math 53% / reading 59%, grade C+, #574 of 4,322 statewide, top 14%, 537 students, 36% FRL).
• Market conditions: Rents soft (-1.9%/yr); 1885 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2k of loan paydown is wiped out by about $8k 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 41 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $186,689 (28.2% 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 41 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.83% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.84%
• DSCR: 0.70
• GRM: 10.0

CMA / ARV

• ARV (median comp): $310,279
• List price: $260,000
• Delta: -16.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9813 Quail Pointe Rd	0.10mi	3/2.0	1,283 (0%)	1mo	$295,000	$230	94
10404 Plumlee Ln	0.42mi	3/2.0	1,283 (0%)	19mo	$324,900	$253	65
10121 Tidwell St	0.40mi	3/2.0	1,266 (-1%)	23mo	$326,990	$258	60
10409 Tidwell St	0.57mi	3/2.0	1,266 (-1%)	23mo	$299,990	$237	52
9217 Stewart St	0.64mi	3/2.0	1,461 (+14%)	15mo	$310,000	$212	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -32.2%
• Equity multiple: -0.03×
• Total profit: $-74,675
• Equity at exit: $38,767

10-year hold

• IRR: -64.8%
• Equity multiple: -0.68×
• Total profit: $-122,635
• Equity at exit: $22,480

Cash invested: $72,800 (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 76227

• Home prices YoY: -19.0%
• Rents YoY: -1.9%
• Active inventory: 1885
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,166 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$579 /mo · $6,950/yr
• Insurance: −$108
• HOA: −$75
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-415

Break-even live

Break-even rent $2,691

Max offer price $186,689

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3011 Tahoka Spgs Aubrey, TX	4.0	2.0	1858	$2,395	$1.29	25d	1	0.34mi
10423 Fountain Gate St Aubrey, TX	4.0	2.0	1850	$2,300	$1.24	25d	1	0.47mi
10512 Autumn Leaves Ln Aubrey, TX	3.0	2.0	1641	$2,200	$1.34	44d	1	0.54mi
10601 Autumn Leaves Ln Aubrey, TX	3.0	2.0	1641	$2,250	$1.37	44d	1	0.60mi
9108 Stewart St Cross Roads, TX	3.0	2.0	1364	$1,900	$1.39	13d	1	0.61mi
9004 Blackstone Dr Aubrey, TX	3.0	2.0	1670	$2,000	$1.20	19d	1	0.75mi
9136 Benevolent Ct Aubrey, TX	3.0	2.0	1649	$2,185	$1.33	2d	1	0.77mi
11005 Mustang Trl Aubrey, TX	4.0	2.0	1850	$2,500	$1.35	44d	1	0.80mi
11229 Yellow Rose Way Aubrey, TX	3.0	2.0	1791	$5,400	$3.02	6d	1	0.80mi
5953 Revere Dr Aubrey, TX	3.0	2.0	1827	$2,399	$1.31	44d	1	0.83mi
9017 Eagle Dr Aubrey, TX	3.0	2.0	1573	$2,100	$1.34	7d	1	0.89mi
9109 Nathaniel Dr Aubrey, TX	3.0	2.0	1232	$1,750	$1.42	22d	1	0.95mi
9109 Nathaniel Dr Aubrey, TX	3.0	2.0	1232	$1,750	$1.42	25d	1	0.95mi
9813 Cactus Creek Ct Krugerville, TX	3.0	2.0	1561	$2,300	$1.47	7d	1	1.02mi
9000 Huxley Dr Aubrey, TX	4.0	2.0	1866	$2,395	$1.28	44d	1	1.07mi
10213 Barron Dr Aubrey, TX	3.0	2.0	1424	$2,400	$1.69	18d	1	1.12mi
8978 Fair Oaks Dr Aubrey, TX	3.0	2.0	1458	$2,095	$1.44	22d	1	1.16mi
3517 Cribbing Trl Krugerville, TX	3.0	2.0	1605	$2,100	$1.31	25d	1	1.23mi
1613 Abbottsford Ave Aubrey, TX	3.0	2.0	1568	$1,999	$1.27	44d	1	1.24mi
9808 High Banker Dr Aubrey, TX	3.0	2.0	1283	$1,998	$1.56	21d	1	1.29mi
10325 Baron Dr , TX	3.0	2.0	1335	$2,250	$1.69	44d	1	1.35mi
2070 Alamandine Ave Cross Roads, TX	3.0	2.0	1536	$2,000	$1.30	44d	1	1.40mi
2065 Alamandine Ave Cross Roads, TX	3.0	2.0	1538	$1,850	$1.20	25d	1	1.40mi
2036 Oak Grove Ln Aubrey, TX	1.0–3.0	1.0–2.0	1227	$3,128	$2.55	1d	10	1.46mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 18 events

1. 2026-06-18
   price $260,000 Active 41 DOM
2. 2026-06-18
   days on market $280,000 Active 41 DOM
3. 2026-06-17
   days on market $280,000 Active 40 DOM
4. 2026-06-16
   days on market $280,000 Active 39 DOM
5. 2026-06-15
   days on market $280,000 Active 38 DOM
6. 2026-06-13
   days on market $280,000 Active 36 DOM
7. 2026-06-13
   days on market $280,000 Active 35 DOM
8. 2026-06-09
   days on market $280,000 Active 32 DOM
9. 2026-06-08
   days on market $280,000 Active 31 DOM
10. 2026-06-07
    days on market $280,000 Active 30 DOM
11. 2026-06-04
    days on market $280,000 Active 27 DOM
12. 2026-06-03
    days on market $280,000 Active 26 DOM
13. 2026-06-02
    days on market $280,000 Active 25 DOM
14. 2026-06-01
    days on market $280,000 Active 24 DOM
15. 2026-05-31
    days on market $280,000 Active 23 DOM
16. 2026-05-12
    price $280,000 1595-char remark
17. 2026-05-06
    listed $290,000 Active 1595-char remark
18. 2025-12-19
    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: $6,950 · $579/mo
• Projected year-2 tax: $6,950 · $579/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $25,990
• − Mortgage interest: −$14,564
• − Property taxes: −$6,950
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,079
• − Management: −$2,079
• − HOA: −$900
• − Depreciation: −$7,564
• Taxable loss: −$9,447
• Est. tax savings @ 24.0%: +$2,267
• After-tax cash flow: $-2,713/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: Aubrey ISD
• NCES district ID: 4808910
• Math proficiency: 50% ▼ -9.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $77,154
• Composite: 46.21/100
• National rank: #2492
• State rank: #119 of 826 in TX

Livability — Cross Roads

• Score: 60/100
• State rank: #1060
• US rank: #18811

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Denton County · 901,654 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 62,127
• Household income: $111,402
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 959.0

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 0.63)
• Race & ethnicity: White 55% Black 19% Hispanic / Latino 17% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 10% Other Indo-European 2% Other Asian/Pacific 2%

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: ▼ -59.76%
• Current HPI: 254.2895
• Rent YoY: ▼ -1.88%
• 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

-3.4% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $280,000 NTREIS
• 2026-05-06 Listed $290,000 NTREIS
• 2025-12-19 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $6,950 · +0.6% YoY. Source: county tax records.