7303 Augusta St · The Colony, TX 75056

$259,000

3 bd · 2.0 ba · 1,232 sqft · MultiFamily public records · 91 Days on market

Built 1983 3,441 sqft lot $210/sqft · 6% above area Est $244k · 6% over

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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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• ARV discount +4.7/15.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Well located 3 bedroom, 2 full bath half duplex in the heart of The Colony with no HOA and several recent improvements already done for you. Enjoy peace of mind with a roof approx. 5 years old with a 30-year warranty and a new AC condenser. Step outside to a spacious backyard with a storage shed, with plenty of room for pets, gardening, or outdoor entertaining. Refrigerator, washer, and dryer included, and the china cabinet and dining table can stay if desired. Alley access with parking behind the home adds extra convenience, and the huge open field across the alley gives the back of the property a wide open feel. There’s also a gate from the parking area that provides access into the backyard, making it easy to come and go and use the outdoor space. Convenient to shopping, dining, parks, and everyday essentials, with easy access to major highways, Lewisville Lake, and the entertainment and restaurants at Grandscape.

Key facts

• Storage shed
• Convenient to dining
• Convenient to parks

Tags

• GENEROUS BACKYARD
• STORAGE SHED
• CONVENIENT TO SHOPPING
• CONVENIENT TO DINING
• CONVENIENT TO PARKS
• CONVENIENT TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $259k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Recommended offer: $236k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.9% in The Colony — 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 68/100 on livability (#464 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F.
• Lewisville ISD (suburban): math 49% / reading 54% proficiency, ranked #109 of 826 in TX (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.0%/yr); 427 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 91 days — a 9% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask is 14289% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.56%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $243,983
• List price: $259,000
• Delta: 6.16%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.76×
• Total profit: $-17,536
• Equity at exit: $38,618

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-5,770
• Equity at exit: $22,394

Cash invested: $72,520 (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 75056

• Rents YoY: -1.0%
• Active inventory: 427
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,925 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$327 /mo · $3,925/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $517

Break-even live

Break-even rent $2,270

Max offer price $259,000

Occupancy floor 77%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,602
1× unit	1	1	$1,322
Total (2 units)			$2,925

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4423 Chapman St The Colony, TX	2.0	2.0	1227	$1,780	$1.45	18d	1	0.07mi
4456 Chapman St The Colony, TX	2.0	1.0	949	$1,395	$1.47	15d	1	0.15mi
4604 Nervin St The Colony, TX	3.0	2.0	1232	$1,850	$1.50	43d	1	0.34mi
4248 Driscoll Dr The Colony, TX	3.0	2.0	1255	$2,105	$1.68	24d	1	0.34mi
4612 Larner St The Colony, TX	3.0	2.0	1253	$2,141	$1.71	20d	1	0.39mi
4632 Jenkins Cir The Colony, TX	2.0	1.0	1035	$1,450	$1.40	43d	1	0.40mi
4632 Jenkins Cir The Colony, TX	2.0	1.0	1035	$1,450	$1.40	24d	1	0.40mi
4646 Carr St The Colony, TX	2.0	1.0	1008	$1,600	$1.59	12d	1	0.41mi
4628 Nervin St The Colony, TX	3.0	1.0	1112	$1,790	$1.61	43d	1	0.41mi
4161 Driscoll Dr The Colony, TX	3.0	2.0	1476	$2,190	$1.48	24d	1	0.56mi
4161 Driscoll Dr The Colony, TX	3.0	2.0	1476	$2,190	$1.48	20d	1	0.56mi
4805 Woodruff Dr The Colony, TX	3.0	2.0	1379	$2,099	$1.52	22d	1	0.58mi
4813 Wagner Dr The Colony, TX	3.0	2.0	1409	$2,345	$1.66	43d	1	0.69mi
4840 Graham Ct The Colony, TX	3.0	2.0	1409	$2,200	$1.56	43d	1	0.70mi
5050 Farm to Market Road 423 Unit 5087 Frisco, TX	2.0	2.0	1103	$1,456	$1.32	15d	1	1.38mi
5050 Farm To Market RD Frisco, TX	1.0–3.0	1.0–2.0	1121	$2,384	$2.13	1d	30	1.40mi
5217 Gates Dr The Colony, TX	3.0	2.0	1335	$2,175	$1.63	3d	1	1.45mi
5050 Farm to Market Road 423 Unit 5107 Frisco, TX	2.0	2.0	1103	$1,481	$1.34	12d	1	1.45mi
5212 Knox Dr The Colony, TX	3.0	2.0	1379	$3,400	$2.47	24d	1	1.45mi
5050 Farm to Market Road 423 Unit 5073 Frisco, TX	2.0	2.0	1279	$1,636	$1.28	2d	1	1.46mi
5050 FM 423 Frisco, TX	2.0	2.0	1103	$2,302	$2.09	3d	1	1.48mi
5300 Slay Dr The Colony, TX	3.0	2.0	1339	$2,150	$1.61	20d	1	1.49mi

Listing history 18 events

1. 2026-06-03
   days on market $259,000 Active 91 DOM
2. 2026-06-02
   days on market $259,000 Active 90 DOM
3. 2026-06-01
   days on market $259,000 Active 89 DOM
4. 2026-05-31
   days on market $259,000 Active 88 DOM
5. 2026-05-12
   historical $1,800
6. 2026-05-07
   listed $1,800
7. 2026-03-29
   price $259,000 940-char remark

   Show marketing remark (940 chars)

   Well located 3 bedroom, 2 full bath half duplex in the heart of The Colony with no HOA and several recent improvements already done for you. Enjoy peace of mind with a roof approx. 5 years old with a 30-year warranty and a new AC condenser. Step outside to a spacious backyard with a storage shed, with plenty of room for pets, gardening, or outdoor entertaining. Refrigerator, washer, and dryer included, and the china cabinet and dining table can stay if desired. Alley access with parking behind the home adds extra convenience, and the huge open field across the alley gives the back of the property a wide open feel. There’s also a gate from the parking area that provides access into the backyard, making it easy to come and go and use the outdoor space. Convenient to shopping, dining, parks, and everyday essentials, with easy access to major highways, Lewisville Lake, and the entertainment and restaurants at Grandscape.

8. 2026-03-24
   status Active 940-char remark

   Show marketing remark (940 chars)

   Well located 3 bedroom, 2 full bath half duplex in the heart of The Colony with no HOA and several recent improvements already done for you. Enjoy peace of mind with a roof approx. 5 years old with a 30-year warranty and a new AC condenser. Step outside to a spacious backyard with a storage shed, with plenty of room for pets, gardening, or outdoor entertaining. Refrigerator, washer, and dryer included, and the china cabinet and dining table can stay if desired. Alley access with parking behind the home adds extra convenience, and the huge open field across the alley gives the back of the property a wide open feel. There’s also a gate from the parking area that provides access into the backyard, making it easy to come and go and use the outdoor space. Convenient to shopping, dining, parks, and everyday essentials, with easy access to major highways, Lewisville Lake, and the entertainment and restaurants at Grandscape.

9. 2026-03-19
   historical Active Option Contract 940-char remark

   Show marketing remark (940 chars)

   Well located 3 bedroom, 2 full bath half duplex in the heart of The Colony with no HOA and several recent improvements already done for you. Enjoy peace of mind with a roof approx. 5 years old with a 30-year warranty and a new AC condenser. Step outside to a spacious backyard with a storage shed, with plenty of room for pets, gardening, or outdoor entertaining. Refrigerator, washer, and dryer included, and the china cabinet and dining table can stay if desired. Alley access with parking behind the home adds extra convenience, and the huge open field across the alley gives the back of the property a wide open feel. There’s also a gate from the parking area that provides access into the backyard, making it easy to come and go and use the outdoor space. Convenient to shopping, dining, parks, and everyday essentials, with easy access to major highways, Lewisville Lake, and the entertainment and restaurants at Grandscape.

10. 2026-03-04
    listed $270,000 Active 940-char remark

    Show marketing remark (940 chars)

    Well located 3 bedroom, 2 full bath half duplex in the heart of The Colony with no HOA and several recent improvements already done for you. Enjoy peace of mind with a roof approx. 5 years old with a 30-year warranty and a new AC condenser. Step outside to a spacious backyard with a storage shed, with plenty of room for pets, gardening, or outdoor entertaining. Refrigerator, washer, and dryer included, and the china cabinet and dining table can stay if desired. Alley access with parking behind the home adds extra convenience, and the huge open field across the alley gives the back of the property a wide open feel. There’s also a gate from the parking area that provides access into the backyard, making it easy to come and go and use the outdoor space. Convenient to shopping, dining, parks, and everyday essentials, with easy access to major highways, Lewisville Lake, and the entertainment and restaurants at Grandscape.

11. 2013-07-22
    soldstatus Closed 188-char remark

    Show marketing remark (188 chars)

    Home sold AS-IS. Cozy 3 bedroom 2 bath half-duplex in The Colony! Home features open floorplan, vaulted ceilings, storage shed and extensive side & back decking! HUD case#492-710848.

12. 2013-06-10
    status Pending 188-char remark

    Show marketing remark (188 chars)

    Home sold AS-IS. Cozy 3 bedroom 2 bath half-duplex in The Colony! Home features open floorplan, vaulted ceilings, storage shed and extensive side & back decking! HUD case#492-710848.

13. 2013-06-04
    status Active 188-char remark

    Show marketing remark (188 chars)

    Home sold AS-IS. Cozy 3 bedroom 2 bath half-duplex in The Colony! Home features open floorplan, vaulted ceilings, storage shed and extensive side & back decking! HUD case#492-710848.

14. 2013-05-14
    status Pending 188-char remark

    Show marketing remark (188 chars)

    Home sold AS-IS. Cozy 3 bedroom 2 bath half-duplex in The Colony! Home features open floorplan, vaulted ceilings, storage shed and extensive side & back decking! HUD case#492-710848.

15. 2013-05-03
    listed $58,500 Active 188-char remark

    Show marketing remark (188 chars)

    Home sold AS-IS. Cozy 3 bedroom 2 bath half-duplex in The Colony! Home features open floorplan, vaulted ceilings, storage shed and extensive side & back decking! HUD case#492-710848.

16. 2002-05-07
    soldstatus
17. 1989-11-22
    soldstatus
18. 1986-04-10
    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: $3,925 · $327/mo
• Projected year-2 tax: $4,740 · $395/mo
• Expected delta: +$814/yr (+$68/mo · 20.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $35,100
• − Mortgage interest: −$14,508
• − Property taxes: −$3,925
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,808
• − Management: −$2,808
• − Depreciation: −$7,535
• Taxable income: $2,221
• Est. tax owed @ 24.0%: −$533
• After-tax cash flow: $5,677/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: Lewisville ISD
• NCES district ID: 4827300
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $82,351
• Composite: 47.1/100
• National rank: #2333
• State rank: #109 of 826 in TX

Livability — The Colony

• Score: 68/100
• State rank: #464
• US rank: #9336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: The Colony, TX
• County: Denton County · 901,654 people
• City population: 69,628
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 69,628
• Household income: $119,682
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1704.0

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 0.69)
• Race & ethnicity: White 49% Hispanic / Latino 18% Asian 17% Two or more races 13% Black 10%
• Hispanic origin (detail): Mexican 12% Cuban 1%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 19% · Canada, South Korea, China
• Languages at home: 73% English-only · Spanish 11% Other Indo-European 5% Other Asian/Pacific 4%

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: ▼ -235.14%
• Current HPI: 288.9388
• Rent YoY: ▼ -1.02%
• 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

-96.9% since first listed

14 events — show timeline

• 2026-05-12 Rental Removed $1,800 NTREIS
• 2026-05-07 Listed for Rent $1,800 NTREIS
• 2026-03-29 Price Changed $259,000 NTREIS
• 2026-03-24 Relisted — NTREIS
• 2026-03-19 Contingent — NTREIS
• 2026-03-04 Listed $270,000 NTREIS
• 2013-07-22 Sold (MLS) — NTREIS
• 2013-06-10 Pending — NTREIS
• 2013-06-04 Relisted — NTREIS
• 2013-05-14 Pending — NTREIS
• 2013-05-03 Listed $58,500 NTREIS
• 2002-05-07 Sold (Public Records) — Public Records
• 1989-11-22 Sold (Public Records) — Public Records
• 1986-04-10 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,925 · -18.2% YoY. Source: county tax records.