6013 Meadowglen Dr · Denton, TX 76226

$328,000

3 bd · 2.0 ba · 1,520 sqft · SingleFamily public records · 31 Days on market

Built 2003 6,186 sqft lot Est $330k · at est. $75/mo HOA · 3% of rent

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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 +9.5/30.0
• ARV discount +7.8/15.0
• Livability +4.4/5.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• Rent growth +2.9/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Notice the beautiful brick detail on this 1 story home. Amazing granite counters in the huge open kitchen. Lots of natural lighting. Wood blinds, ceiling fans, several built in benches. Large master includes built in bench, separate shower, soaker tub and dual sinks Very nicely landscaped including a nice wood deck. Community has many amenities! $2,000 Flooring Allowance!

Key facts

• Covered patio
• Landscaped yard
• Quiet neighborhood

Tags

• OPEN-CONCEPT LIVING ROOM
• COVERED PATIO
• LANDSCAPED YARD
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Other: Property type: Residential, single family; Lot less than 0.5 acre (approximately 0.142 acre); Subdivision parcel identifier available
• HOA & community: Mandatory HOA (Country Lakes HOA); HOA dues $450 semi-annually; HOA fees cover full use of facilities and management fees

Exterior

• Parking: Attached 2-car garage with garage door opener; garage faces front
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Individual water meter; Underground utilities; Asphalt and concrete access with curbs
• Home design: Single-family residence; One story; Built in 2003; Located in Country Lakes North subdivision
• Construction: Year built 2003
• Exterior features: Covered porch(es); Garden(s); Landscaped yard; Fenced yard (wood)

Interior

• Kitchen: Granite countertops; Breakfast bar; Dishwasher; Disposal; Electric oven; Electric range; Microwave
• Bedrooms: Primary bedroom on main level with dual sinks, garden tub, separate shower, linen closet, and walk-in closet; Two additional bedrooms on main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Fireplace insert; Natural gas heating; Central electric air conditioning; One fireplace (gas/wood with gas starter)
• Interior features: Open floorplan; Eat-in kitchen; Pantry; Decorative lighting; Double vanity
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $328k.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (14.8% below list).
• Recommended offer: $280k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 rising (+1.6%/yr); 1110 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 9d 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 31 days — a 3% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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: moderate 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 $279,520 (14.8% 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 31 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.85% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $329,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5920 Greenmeadow Dr	0.09mi	3/2.0	1,559 (+3%)	0mo	$325,000	$208	91
5801 Greenmeadow Dr	0.15mi	3/2.0	1,520 (0%)	4mo	$335,000	$220	89
5921 Meadowglen Dr	0.04mi	3/2.0	1,455 (-4%)	13mo	$325,000	$223	80
5804 Brookside Dr	0.20mi	3/2.0	1,519 (-0%)	13mo	$330,000	$217	80
6016 Brookside Dr	0.11mi	3/2.0	1,559 (+3%)	14mo	$350,000	$225	79
6036 Brookside Dr	0.07mi	3/2.0	1,412 (-7%)	15mo	$309,900	$219	73
5921 Brookside Dr	0.12mi	3/2.0	1,456 (-4%)	20mo	$345,000	$237	71
5813 Greenmeadow Dr	0.13mi	3/2.0	1,706 (+12%)	13mo	$369,000	$216	63
5509 Brookside Dr	0.30mi	3/2.0	1,706 (+12%)	7mo	$344,900	$202	60
9705 Creekmere Dr	0.47mi	3/2.0	1,690 (+11%)	2mo	$354,000	$209	58
5724 Brookside Dr	0.24mi	3/2.0	1,747 (+15%)	9mo	$359,900	$206	56
6709 Woodmere Ct	0.55mi	3/2.0	1,691 (+11%)	6mo	$359,000	$212	50

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.22×
• Total profit: $-71,258
• Equity at exit: $48,906

10-year hold

• IRR: -21.5%
• Equity multiple: -0.04×
• Total profit: $-95,386
• Equity at exit: $28,359

Cash invested: $91,840 (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 76226

• Home prices YoY: -24.4%
• Rents YoY: 1.6%
• Active inventory: 1110
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,795 high
• Mortgage (P&I): −$1,720
• Tax from tax record: −$503 /mo · $6,030/yr
• Insurance: −$137
• HOA: −$75
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $-226

Break-even live

Break-even rent $3,081

Max offer price $288,067

Occupancy floor —

Sensitivity live

Price	-10% $-40	-5% $-133	+0% $-226	+5% $-319	+10% $-412
Rent	-10% $-447	-5% $-336	+0% $-226	+5% $-116	+10% $-5
Rate	-1.0pp $-61	-0.5pp $-143	base $-226	+0.5pp $-311	+1.0pp $-398

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: $82,000
• Closing costs: $9,840
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5912 Meadowglen Dr Argyle, TX	3.0	2.0	1520	$2,100	$1.38	0d	1	0.04mi
6012 Parkplace Dr Argyle, TX	4.0	2.0	2003	$2,700	$1.35	2d	1	0.06mi
9117 Amistad Ln Argyle, TX	3.0	2.0	1842	$2,595	$1.41	5d	1	0.40mi
5208 Brookside Dr Argyle, TX	4.0	2.0	2007	$2,495	$1.24	8d	1	0.45mi
8508 White Rock Ln Argyle, TX	4.0	2.0	2041	$3,000	$1.47	19d	1	0.65mi
5405 Bardwell Dr Argyle, TX	3.0	2.0	1767	$2,750	$1.56	25d	1	0.69mi
134 Crawford Rd Argyle, TX	2.0	2.0	1847	$2,600	$1.41	44d	1	0.71mi
304 Oak Dr Argyle, TX	3.0	2.0	1947	$2,900	$1.49	4d	1	1.31mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 33 events

1. 2026-06-18
   days on market $328,000 Active 31 DOM
2. 2026-06-17
   days on market $328,000 Active 30 DOM
3. 2026-06-16
   days on market $328,000 Active 29 DOM
4. 2026-06-15
   days on market $328,000 Active 28 DOM
5. 2026-06-13
   days on market $328,000 Active 26 DOM
6. 2026-06-09
   days on market $328,000 Active 22 DOM
7. 2026-06-08
   days on market $328,000 Active 21 DOM
8. 2026-06-07
   days on market $328,000 Active 20 DOM
9. 2026-06-04
   days on market $328,000 Active 17 DOM
10. 2026-06-03
    days on market $328,000 Active 16 DOM
11. 2026-06-02
    days on market $328,000 Active 15 DOM
12. 2026-06-01
    days on market $328,000 Active 14 DOM
13. 2026-05-31
    days on market $328,000 Active 13 DOM
14. 2026-05-18
    listed $328,000 Active
15. 2020-08-11
    soldstatus
16. 2020-08-10
    soldstatus Sold 374-char remark

    Show marketing remark (374 chars)

    Notice the beautiful brick detail on this 1 story home. Amazing granite counters in the huge open kitchen. Lots of natural lighting. Wood blinds, ceiling fans, several built in benches. Large master includes built in bench, separate shower, soaker tub and dual sinks Very nicely landscaped including a nice wood deck. Community has many amenities! $2,000 Flooring Allowance!

17. 2020-07-02
    status Pending 374-char remark

    Show marketing remark (374 chars)

    Notice the beautiful brick detail on this 1 story home. Amazing granite counters in the huge open kitchen. Lots of natural lighting. Wood blinds, ceiling fans, several built in benches. Large master includes built in bench, separate shower, soaker tub and dual sinks Very nicely landscaped including a nice wood deck. Community has many amenities! $2,000 Flooring Allowance!

18. 2020-06-28
    historical Active Option Contract 374-char remark

    Show marketing remark (374 chars)

    Notice the beautiful brick detail on this 1 story home. Amazing granite counters in the huge open kitchen. Lots of natural lighting. Wood blinds, ceiling fans, several built in benches. Large master includes built in bench, separate shower, soaker tub and dual sinks Very nicely landscaped including a nice wood deck. Community has many amenities! $2,000 Flooring Allowance!

19. 2020-05-15
    listed $240,000 Active 374-char remark

    Show marketing remark (374 chars)

    Notice the beautiful brick detail on this 1 story home. Amazing granite counters in the huge open kitchen. Lots of natural lighting. Wood blinds, ceiling fans, several built in benches. Large master includes built in bench, separate shower, soaker tub and dual sinks Very nicely landscaped including a nice wood deck. Community has many amenities! $2,000 Flooring Allowance!

20. 2014-11-13
    soldstatus
21. 2014-11-12
    soldstatus Sold 303-char remark

    Show marketing remark (303 chars)

    The 3 BR 2 bath is very clean and in great condition. Open concept with kitchen, dining and living areas adjacent. Kitchen has lots of counter space and cabinets, flat top cooktop. Ceiling fans and wood blinds throughout house. Wonderful neighborhood! Community pool, jogging paths, and greenbelt areas.

22. 2014-10-21
    status Pending 303-char remark

    Show marketing remark (303 chars)

    The 3 BR 2 bath is very clean and in great condition. Open concept with kitchen, dining and living areas adjacent. Kitchen has lots of counter space and cabinets, flat top cooktop. Ceiling fans and wood blinds throughout house. Wonderful neighborhood! Community pool, jogging paths, and greenbelt areas.

23. 2014-10-10
    historical Active Option Contract 303-char remark

    Show marketing remark (303 chars)

    The 3 BR 2 bath is very clean and in great condition. Open concept with kitchen, dining and living areas adjacent. Kitchen has lots of counter space and cabinets, flat top cooktop. Ceiling fans and wood blinds throughout house. Wonderful neighborhood! Community pool, jogging paths, and greenbelt areas.

24. 2014-09-30
    listed $159,000 Active 303-char remark

    Show marketing remark (303 chars)

    The 3 BR 2 bath is very clean and in great condition. Open concept with kitchen, dining and living areas adjacent. Kitchen has lots of counter space and cabinets, flat top cooktop. Ceiling fans and wood blinds throughout house. Wonderful neighborhood! Community pool, jogging paths, and greenbelt areas.

25. 2014-02-04
    soldstatus
26. 2014-01-31
    soldstatus Closed
27. 2014-01-24
    status Pending
28. 2014-01-17
    historical Active Option Contract
29. 2014-01-17
    listed $150,000 Active
30. 2008-04-02
    soldstatus
31. 2008-03-25
    soldstatus
32. 2008-02-08
    historical
33. 2008-01-07
    listed $139,900

ⓘ 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: $6,030 · $503/mo
• Projected year-2 tax: $6,030 · $503/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,542
• − Mortgage interest: −$18,373
• − Property taxes: −$6,030
• − Insurance: −$1,640
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − HOA: −$900
• − Depreciation: −$9,542
• Taxable loss: −$8,310
• Est. tax savings @ 24.0%: +$1,994
• After-tax cash flow: $-718/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): 43,587
• Household income: $180,982
• Rent vs Own: 6.4% rent · 93.6% own
• Severe rent burden: 40.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 10% Two or more races 10% Asian 7% Black 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Romanian 2% Portuguese 2%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 3% 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: ▼ -81.81%
• Current HPI: 253.1948
• Rent YoY: ▲ 1.61%
• 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

+134.5% since first listed

20 events — show timeline

• 2026-05-18 Listed $328,000 NTREIS
• 2020-08-11 Sold (Public Records) — Public Records
• 2020-08-10 Sold (MLS) — NTREIS
• 2020-07-02 Pending — NTREIS
• 2020-06-28 Contingent — NTREIS
• 2020-05-15 Listed $240,000 NTREIS
• 2014-11-13 Sold (Public Records) — Public Records
• 2014-11-12 Sold (MLS) — NTREIS
• 2014-10-21 Pending — NTREIS
• 2014-10-10 Contingent — NTREIS
• 2014-09-30 Listed $159,000 NTREIS
• 2014-02-04 Sold (Public Records) — Public Records
• 2014-01-31 Sold (MLS) — NTREIS
• 2014-01-24 Pending — NTREIS
• 2014-01-17 Contingent — NTREIS
• 2014-01-17 Listed $150,000 NTREIS
• 2008-04-02 Sold (Public Records) — Public Records
• 2008-03-25 Sold (MLS) — NTREIS
• 2008-02-08 Listing Removed — NTREIS
• 2008-01-07 Listed $139,900 NTREIS

Property tax history

+3.7%/yr

Latest (2025): $6,030 · -1.0% YoY. Source: county tax records.