109 S 5th St · Sanger, TX 76266

$160,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 75 Days on market

Built 1940 5,750 sqft lot $208/sqft · 26% below area Est $215k · 26% under ↓ 27% since listing

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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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.3/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2 bedroom one bath home great first time home or investment opportunity. Home is in old town Sanger conveniently located near a growing and thriving downtown with churches, shopping, and dining. Enjoy your shaded backyard in a peaceful and quiet neighborhood.

Key facts

• Shaded backyard
• Growing downtown
• 5,750 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• SHADED BACKYARD
• PEACEFUL NEIGHBORHOOD
• GROWING DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.6% in Sanger — 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 62/100 on livability (#958 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Sanger ISD (rural): math 38% / reading 47% proficiency, ranked #281 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 322 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 75 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.03% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 8.1

CMA / ARV

• ARV (median comp): $215,224
• List price: $160,000
• Delta: -25.66%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 S 5th St	0.01mi	2/1.0	844 (+10%)	0mo	$215,000	$255	83
209 S 2nd St	0.16mi	2/1.0	832 (+8%)	13mo	$209,900	$252	68
203 Plum St	0.41mi	2/1.0	784 (+2%)	16mo	$208,750	$266	64
312 Marshall St	0.18mi	2/1.0	866 (+13%)	20mo	$199,900	$231	53
507 Denton St	0.28mi	2/1.0	864 (+12%)	21mo	$223,000	$258	48

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 · 0.57% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.74×
• Total profit: $-11,759
• Equity at exit: $23,857

10-year hold

• IRR: -0.9%
• Equity multiple: 0.95×
• Total profit: $-2,396
• Equity at exit: $13,834

Cash invested: $44,800 (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 76266

• Home prices YoY: -18.2%
• Rents YoY: 0.6%
• Active inventory: 322
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$113 /mo · $1,353/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $285

Break-even live

Break-even rent $1,289

Max offer price $160,000

Occupancy floor 78%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 S 3rd St Sanger, TX	3.0	1.0	960	$1,550	$1.61	24d	1	0.10mi
2014 Jackson LN Sanger, TX	1.0–3.0	1.0–2.0	1136	$1,866	$1.64	1d	40	0.83mi
821 Vernon Ct Sanger, TX	3.0	1.0	1077	$1,800	$1.67	3d	1	0.86mi

Listing history 26 events

1. 2026-06-18
   days on market $160,000 Active 75 DOM
2. 2026-06-17
   days on market $160,000 Active 74 DOM
3. 2026-06-16
   days on market $160,000 Active 73 DOM
4. 2026-06-15
   days on market $160,000 Active 72 DOM
5. 2026-06-13
   days on market $160,000 Active 70 DOM
6. 2026-06-13
   days on market $160,000 Active 69 DOM
7. 2026-06-09
   days on market $160,000 Active 66 DOM
8. 2026-06-08
   days on market $160,000 Active 65 DOM
9. 2026-06-07
   days on market $160,000 Active 64 DOM
10. 2026-06-04
    days on market $160,000 Active 61 DOM
11. 2026-06-03
    days on market $160,000 Active 60 DOM
12. 2026-06-02
    days on market $160,000 Active 59 DOM
13. 2026-06-01
    days on market $160,000 Active 58 DOM
14. 2026-05-31
    days on market $160,000 Active 57 DOM
15. 2026-05-12
    price $160,000 271-char remark

    Show marketing remark (271 chars)

    Charming 2 bedroom one bath home great first time home or investment opportunity. Home is in old town Sanger conveniently located near a growing and thriving downtown with churches, shopping, and dining. Enjoy your shaded backyard in a peaceful and quiet neighborhood.

16. 2026-04-02
    listed $165,000 Active 271-char remark

    Show marketing remark (271 chars)

    Charming 2 bedroom one bath home great first time home or investment opportunity. Home is in old town Sanger conveniently located near a growing and thriving downtown with churches, shopping, and dining. Enjoy your shaded backyard in a peaceful and quiet neighborhood.

17. 2026-01-21
    historical
18. 2025-12-31
    price $170,000
19. 2025-10-21
    price $180,000
20. 2025-10-21
    listed $18,000 Active
21. 2025-09-30
    historical
22. 2025-07-31
    price $180,000
23. 2025-07-09
    price $195,000
24. 2025-06-06
    listed $220,000 Active
25. 1990-05-22
    soldstatus
26. 1988-03-14
    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: $1,353 · $113/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$1,575/yr (+$131/mo · 116.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $19,795
• − Mortgage interest: −$8,962
• − Property taxes: −$1,353
• − Insurance: −$800
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,655
• Taxable income: $858
• Est. tax owed @ 24.0%: −$206
• After-tax cash flow: $3,211/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: Sanger ISD
• NCES district ID: 4839180
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $62,803
• Composite: 37.76/100
• National rank: #4349
• State rank: #281 of 826 in TX

Livability — Sanger

• Score: 62/100
• State rank: #958
• US rank: #16973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sanger, TX
• County: Denton County · 901,654 people
• City population: 18,155
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 18,155
• Household income: $99,425
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 325.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 10% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -63.07%
• Current HPI: 284.2146
• Rent YoY: ▲ 0.57%
• 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

-27.3% since first listed

12 events — show timeline

• 2026-05-12 Price Changed $160,000 NTREIS
• 2026-04-02 Listed $165,000 NTREIS
• 2026-01-21 Listing Removed — NTREIS
• 2025-12-31 Price Changed $170,000 NTREIS
• 2025-10-21 Price Changed $180,000 NTREIS
• 2025-10-21 Listed $18,000 NTREIS
• 2025-09-30 Listing Removed — NTREIS
• 2025-07-31 Price Changed $180,000 NTREIS
• 2025-07-09 Price Changed $195,000 NTREIS
• 2025-06-06 Listed $220,000 NTREIS
• 1990-05-22 Sold (Public Records) — Public Records
• 1988-03-14 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,353 · +1.2% YoY. Source: county tax records.