FRANKLIN Plan · Denton, TX 76249

$304,990

5 bd · 2.5 ba · 1,892 sqft · SingleFamily · 285 Days on market

Good condition

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +4.4/5.0
• Condition / age +4.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Franklin is a two-story floor plan offering approx 1,892 sq. ft. of living space, 5 bedrooms and 2.5 bathrooms. As you enter the home through the foyer, you'll pass the powder bathroom. Next, you'll pass the stairwell and enter into the open concept living space. The kitchen is open to the dining area and living room, perfect for entertaining. The kitchen features quartz countertops, stainless steel appliances, the pantry, and kitchen island. Head up the stairs to find the main bedroom suite, all secondary bedrooms, the laundry room, and a full bath. The walk in closet and spacious primary bathroom are very spacious. The Davis layout is perfect if you love entertaining downstairs and relaxing upstairs. Upstairs you will also find four additional secondary bedrooms and the laundry room for convenience. This home also includes a covered patio, professionally landscaped and irrigated yard complete with sod. Additional features include tankless water heater, Luxury vinyl flooring in the entry, halls and wet areas. The Midland includes our HOME IS CONNECTED base package. Using one central hub that talks to all the devices in your home, you can control the lights, thermostat and locks, all from your cellular device. Photos shown here may not depict the specified home and features and are included for illustration purposes only. Elevations, exterior/ interior colors, options, available upgrades, and standard features will vary in each community and may change without notice.

Key facts

• Quartz countertops
• Covered patio
• Kitchen island

Tags

• OPEN CONCEPT LIVING SPACE
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• KITCHEN ISLAND
• WALK IN CLOSET
• COVERED PATIO

🏗️ New construction. The $304,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $346,653.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $305k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-345 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (14.9% below list).
• Recommended offer: $260k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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+.
• Krum ISD (rural): math 44% / reading 46% proficiency, ranked #218 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Krum Early Education Center (430 students, 49% FRL); Krum Middle (math 48% / reading 47%, grade C-, #408 of 1,662 statewide, top 25%, 541 students, 37% FRL); Krum H S (math 37% / reading 52%, grade F, #652 of 1,632 statewide, top 43%, 686 students, 31% FRL).
• Market conditions: 341 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 285 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

Recommended offer $259,535 (14.9% 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 285 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.75% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $346,653
• List price: $304,990
• Delta: -12.02%
• 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
5517 Rollins Dr	0.17mi	5/2.5	1,892 (0%)	1mo	$304,990	$161	92
5424 Corduroy Rd	0.20mi	5/2.5	1,892 (0%)	1mo	$300,990	$159	89
5556 Flannel Ln	0.24mi	5/2.5	1,892 (0%)	2mo	$304,990	$161	87
5549 Flannel Ln	0.24mi	5/2.5	1,892 (0%)	4mo	$301,765	$159	85
1421 Cansler Dr	0.28mi	4/2.0 (-1)	1,875 (-1%)	1mo	$362,770	$193	78
1609 Tin Roof Rd	0.30mi	4/2.0 (-1)	1,834 (-3%)	0mo	$364,460	$199	74
1645 Tin Roof Rd	0.31mi	5/3.0	2,044 (+8%)	3mo	$367,990	$180	67
1509 Cansler Dr	0.26mi	4/3.0 (-1)	2,045 (+8%)	3mo	$360,975	$177	65
1632 Tin Roof Rd	0.27mi	4/2.0 (-1)	1,681 (-11%)	1mo	$329,990	$196	61
1513 Tin Roof Rd	0.30mi	4/2.0 (-1)	1,681 (-11%)	0mo	$330,125	$196	60
1604 Tin Roof Rd	0.27mi	4/2.0 (-1)	1,681 (-11%)	3mo	$320,990	$191	60
1305 Tin Roof Rd	0.39mi	4/2.0 (-1)	2,082 (+10%)	3mo	$359,990	$173	56

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.20×
• Total profit: $-78,127
• Equity at exit: $51,687

10-year hold

• IRR: -18.3%
• Equity multiple: 0.01×
• Total profit: $-96,192
• Equity at exit: $29,972

Cash invested: $97,063 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 11 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $327,685 ($190/sqft)
• Median days on market: 246 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: -3.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 76249

• Home prices YoY: -11.1%
• Active inventory: 341
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,595 high
• Mortgage (P&I): −$1,818
• Tax est. 1.5%: −$433 /mo · $5,200/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-345

Break-even live

Break-even rent $3,032

Max offer price $296,685

Occupancy floor —

Sensitivity live

Price	-10% $-106	-5% $-226	+0% $-345	+5% $-465	+10% $-585
Rent	-10% $-550	-5% $-448	+0% $-345	+5% $-243	+10% $-140
Rate	-1.0pp $-171	-0.5pp $-257	base $-345	+0.5pp $-435	+1.0pp $-527

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: $86,663
• Closing costs: $10,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5412 Flannel Ln Krum, TX	4.0	2.0	1586	$2,100	$1.32	37d	1	0.13mi
5533 Flannel Ln Krum, TX	4.0	2.0	1572	$2,100	$1.34	38d	1	0.20mi
1504 Tin Roof Rd Krum, TX	5.0	3.0	2044	$2,800	$1.37	92d	1	0.26mi
1613 Tin Roof Rd Krum, TX	4.0	2.0	1681	$2,250	$1.34	0d	1	0.28mi
5568 Corduroy Rd Krum, TX	4.0	2.5	1568	$2,100	$1.34	39d	1	0.29mi
1637 Tin Roof Rd Krum, TX	4.0	2.0	1558	$2,300	$1.48	0d	1	0.29mi

Listing history 50 events

1. 2026-08-08
   days on market $304,990 Active 285 DOM
2. 2026-08-06
   days on market $304,990 Active 283 DOM
3. 2026-08-05
   days on market $304,990 Active 282 DOM
4. 2026-08-04
   days on market $304,990 Active 281 DOM
5. 2026-08-03
   days on market $304,990 Active 280 DOM
6. 2026-07-31
   days on market $304,990 Active 277 DOM
7. 2026-07-30
   days on market $304,990 Active 275 DOM
8. 2026-07-28
   days on market $304,990 Active 274 DOM
9. 2026-07-26
   days on market $304,990 Active 272 DOM
10. 2026-07-24
    days on market $304,990 Active 270 DOM
11. 2026-07-23
    days on market $304,990 Active 269 DOM
12. 2026-07-22
    days on market $304,990 Active 268 DOM
13. 2026-07-21
    days on market $304,990 Active 267 DOM
14. 2026-07-20
    days on market $304,990 Active 266 DOM
15. 2026-07-18
    days on market $304,990 Active 264 DOM
16. 2026-07-18
    days on market $304,990 Active 263 DOM
17. 2026-07-16
    days on market $304,990 Active 262 DOM
18. 2026-07-15
    days on market $304,990 Active 261 DOM
19. 2026-07-14
    days on market $304,990 Active 260 DOM
20. 2026-07-13
    days on market $304,990 Active 259 DOM
21. 2026-07-13
    days on market $304,990 Active 258 DOM
22. 2026-07-11
    days on market $304,990 Active 257 DOM
23. 2026-07-10
    days on market $304,990 Active 256 DOM
24. 2026-07-09
    days on market $304,990 Active 255 DOM
25. 2026-07-07
    days on market $304,990 Active 253 DOM
26. 2026-07-06
    days on market $304,990 Active 252 DOM
27. 2026-07-06
    days on market $304,990 Active 251 DOM
28. 2026-07-05
    days on market $304,990 Active 250 DOM
29. 2026-07-03
    days on market $304,990 Active 249 DOM
30. 2026-07-02
    days on market $304,990 Active 248 DOM
31. 2026-07-01
    days on market $304,990 Active 247 DOM
32. 2026-06-30
    days on market $304,990 Active 246 DOM
33. 2026-06-29
    days on market $304,990 Active 245 DOM
34. 2026-06-28
    days on market $304,990 Active 244 DOM
35. 2026-06-27
    days on market $304,990 Active 243 DOM
36. 2026-06-26
    days on market $304,990 Active 242 DOM
37. 2026-06-24
    days on market $304,990 Active 240 DOM
38. 2026-06-22
    days on market $304,990 Active 238 DOM
39. 2026-06-21
    days on market $304,990 Active 237 DOM
40. 2026-06-18
    days on market $304,990 Active 234 DOM
41. 2026-06-17
    days on market $304,990 Active 233 DOM
42. 2026-06-16
    days on market $304,990 Active 232 DOM
43. 2026-06-15
    days on market $304,990 Active 231 DOM
44. 2026-06-13
    days on market $304,990 Active 229 DOM
45. 2026-06-13
    days on market $304,990 Active 228 DOM
46. 2026-06-09
    days on market $304,990 Active 225 DOM
47. 2026-06-08
    days on market $304,990 Active 224 DOM
48. 2026-06-07
    days on market $304,990 Active 223 DOM
49. 2026-06-04
    days on market $304,990 Active 220 DOM
50. 2026-06-03
    days on market $304,990 Active 219 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,144
• − Mortgage interest: −$19,418
• − Property taxes: −$5,200
• − Insurance: −$1,733
• − Repairs & maintenance: −$2,492
• − Management: −$2,492
• − Depreciation: −$10,084
• Taxable loss: −$10,274
• Est. tax savings @ 24.0%: +$2,466
• After-tax cash flow: $-1,678/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $9,460–$28,380 screening

This home is in excellent condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level and minimal repairs needed. The highest-ROI updates would be painting the exterior siding and landscaping improvements to enhance curb appeal and value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Resale Replace kitchen faucet — Modernizes kitchen and improves functionality ↑
• Resale Replace bathroom fixtures — Modernizes bathrooms and improves functionality ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Dyer El F TX #1,651/4,322 Nat'l #20,819/41,679 Middle Krum Middle C- TX #408/1,662 Nat'l #4,042/14,009 High Krum H S F TX #652/1,632 Nat'l #6,890/17,239

Schools (NCES district)

• District: Krum ISD
• NCES district ID: 4825980
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $71,808
• Composite: 40.72/100
• National rank: #3664
• State rank: #218 of 826 in TX

A Composite livability gradescore 88/100

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

• County: Denton County · 1,053,010 people
• City population: 127,990
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 10,637
• Household income: $120,169
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 2% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 12% Arabic 1% Other Indo-European 1%

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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: ▼ -34.45%
• Current HPI: 276.067
• Rent YoY: —
• Metro: Dallas-Fort Worth-Arlington, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

1 event — show timeline

• 2025-10-28 Listed $304,990 Zillow