970 Mcreynolds Rd · Sanger, TX 76266

$230,000

3 bd · 2.5 ba · 2,302 sqft · SingleFamily public records · 796 Days on market

Built 2011 1.00 ac lot $100/sqft · 67% below area ↓ 6% 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).

• Cash flow +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• DSCR +3.9/10.0
• 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

Situated close to Lake Ray Roberts, this home offers plenty of potential and possibilities. The main house features 3 bedrooms, 2 full baths and one half bath. Whether entertaining or simply enjoying family, this may be what you've been looking for. Generous living area for Friday night movies, formal dining for entertaining or quiet evening meals and a great kitchen for prepping meals. At the end of the day, slip away to the privacy of your own suite with private bath. All bedrooms are upstairs providing plenty of privacy. As a bonus, there's an attached guest house. Please note that there is no water service to this property. A well cannot be added as a minimum of 2 acres is reqd. by County & a hardship permit will not be approved. City services are 4 miles + - away & not coming to this area. Co-op companies do not serve this area. Potable water may be an option but without water service, the property is not lendable & will require a cash buyer. This property is now active in an online auction. All offers must be submitted through the property’s listing page on www auction com. The sale will be subject to a 5% buyer’s premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

Key facts

• 1 acre lot
• Built 2011
• Listed 796 days

Tags

• <CLOSE TO LAKE RAY ROBERTS>
• <GENEROUS LIVING AREA>
• <ATTACHED GUEST HOUSE>

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-10 ($-115/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (9.2% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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; 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 $2k of loan paydown is wiped out by about $7k 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 796 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $110k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $202,400 (12.0% 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 796 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 9.2

CMA / ARV

• ARV (median comp): $696,147
• List price: $230,000
• Delta: -66.96%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1184 Mcreynolds Rd	0.27mi	4/3.0 (+1)	2,354 (+2%)	22mo	$1,090,000	$463	58

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: -19.5%
• Equity multiple: 0.34×
• Total profit: $-42,794
• Equity at exit: $34,294

10-year hold

• IRR: -18.6%
• Equity multiple: 0.11×
• Total profit: $-57,238
• Equity at exit: $19,886

Cash invested: $64,400 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,089 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$358 /mo · $4,293/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-10

Break-even live

Break-even rent $2,101

Max offer price $228,300

Occupancy floor 95%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $230,000 Active 796 DOM
2. 2026-06-17
   days on market $230,000 Active 795 DOM
3. 2026-06-16
   days on market $230,000 Active 794 DOM
4. 2026-06-15
   days on market $230,000 Active 793 DOM
5. 2026-06-13
   days on market $230,000 Active 791 DOM
6. 2026-06-13
   days on market $230,000 Active 790 DOM
7. 2026-06-09
   days on market $230,000 Active 787 DOM
8. 2026-06-08
   days on market $230,000 Active 786 DOM
9. 2026-06-07
   days on market $230,000 Active 785 DOM
10. 2026-06-04
    days on market $230,000 Active 782 DOM
11. 2026-06-03
    days on market $230,000 Active 781 DOM
12. 2026-06-02
    days on market $230,000 Active 780 DOM
13. 2026-06-01
    days on market $230,000 Active 779 DOM
14. 2026-05-31
    days on market $230,000 Active 778 DOM
15. 2026-03-10
    price $230,000 1303-char remark

    Show marketing remark (1303 chars)

    Situated close to Lake Ray Roberts, this home offers plenty of potential and possibilities. The main house features 3 bedrooms, 2 full baths and one half bath. Whether entertaining or simply enjoying family, this may be what you've been looking for. Generous living area for Friday night movies, formal dining for entertaining or quiet evening meals and a great kitchen for prepping meals. At the end of the day, slip away to the privacy of your own suite with private bath. All bedrooms are upstairs providing plenty of privacy. As a bonus, there's an attached guest house. Please note that there is no water service to this property. A well cannot be added as a minimum of 2 acres is reqd. by County &amp; a hardship permit will not be approved. City services are 4 miles + - away &amp; not coming to this area. Co-op companies do not serve this area. Potable water may be an option but without water service, the property is not lendable &amp; will require a cash buyer. This property is now active in an online auction. All offers must be submitted through the property&rsquo;s listing page on www auction com. The sale will be subject to a 5% buyer&rsquo;s premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

16. 2025-12-12
    price $245,000 1303-char remark

    Show marketing remark (1303 chars)

    Situated close to Lake Ray Roberts, this home offers plenty of potential and possibilities. The main house features 3 bedrooms, 2 full baths and one half bath. Whether entertaining or simply enjoying family, this may be what you've been looking for. Generous living area for Friday night movies, formal dining for entertaining or quiet evening meals and a great kitchen for prepping meals. At the end of the day, slip away to the privacy of your own suite with private bath. All bedrooms are upstairs providing plenty of privacy. As a bonus, there's an attached guest house. Please note that there is no water service to this property. A well cannot be added as a minimum of 2 acres is reqd. by County &amp; a hardship permit will not be approved. City services are 4 miles + - away &amp; not coming to this area. Co-op companies do not serve this area. Potable water may be an option but without water service, the property is not lendable &amp; will require a cash buyer. This property is now active in an online auction. All offers must be submitted through the property&rsquo;s listing page on www auction com. The sale will be subject to a 5% buyer&rsquo;s premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

17. 2025-07-03
    price $260,000 1303-char remark

    Show marketing remark (1303 chars)

    Situated close to Lake Ray Roberts, this home offers plenty of potential and possibilities. The main house features 3 bedrooms, 2 full baths and one half bath. Whether entertaining or simply enjoying family, this may be what you've been looking for. Generous living area for Friday night movies, formal dining for entertaining or quiet evening meals and a great kitchen for prepping meals. At the end of the day, slip away to the privacy of your own suite with private bath. All bedrooms are upstairs providing plenty of privacy. As a bonus, there's an attached guest house. Please note that there is no water service to this property. A well cannot be added as a minimum of 2 acres is reqd. by County &amp; a hardship permit will not be approved. City services are 4 miles + - away &amp; not coming to this area. Co-op companies do not serve this area. Potable water may be an option but without water service, the property is not lendable &amp; will require a cash buyer. This property is now active in an online auction. All offers must be submitted through the property&rsquo;s listing page on www auction com. The sale will be subject to a 5% buyer&rsquo;s premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

18. 2024-12-31
    price $295,000 1303-char remark

    Show marketing remark (1303 chars)

    Situated close to Lake Ray Roberts, this home offers plenty of potential and possibilities. The main house features 3 bedrooms, 2 full baths and one half bath. Whether entertaining or simply enjoying family, this may be what you've been looking for. Generous living area for Friday night movies, formal dining for entertaining or quiet evening meals and a great kitchen for prepping meals. At the end of the day, slip away to the privacy of your own suite with private bath. All bedrooms are upstairs providing plenty of privacy. As a bonus, there's an attached guest house. Please note that there is no water service to this property. A well cannot be added as a minimum of 2 acres is reqd. by County &amp; a hardship permit will not be approved. City services are 4 miles + - away &amp; not coming to this area. Co-op companies do not serve this area. Potable water may be an option but without water service, the property is not lendable &amp; will require a cash buyer. This property is now active in an online auction. All offers must be submitted through the property&rsquo;s listing page on www auction com. The sale will be subject to a 5% buyer&rsquo;s premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

19. 2024-11-21
    price $310,000 1303-char remark

    Show marketing remark (1303 chars)

    Situated close to Lake Ray Roberts, this home offers plenty of potential and possibilities. The main house features 3 bedrooms, 2 full baths and one half bath. Whether entertaining or simply enjoying family, this may be what you've been looking for. Generous living area for Friday night movies, formal dining for entertaining or quiet evening meals and a great kitchen for prepping meals. At the end of the day, slip away to the privacy of your own suite with private bath. All bedrooms are upstairs providing plenty of privacy. As a bonus, there's an attached guest house. Please note that there is no water service to this property. A well cannot be added as a minimum of 2 acres is reqd. by County &amp; a hardship permit will not be approved. City services are 4 miles + - away &amp; not coming to this area. Co-op companies do not serve this area. Potable water may be an option but without water service, the property is not lendable &amp; will require a cash buyer. This property is now active in an online auction. All offers must be submitted through the property&rsquo;s listing page on www auction com. The sale will be subject to a 5% buyer&rsquo;s premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

20. 2024-07-10
    status Active 1303-char remark

    Show marketing remark (1303 chars)

    Situated close to Lake Ray Roberts, this home offers plenty of potential and possibilities. The main house features 3 bedrooms, 2 full baths and one half bath. Whether entertaining or simply enjoying family, this may be what you've been looking for. Generous living area for Friday night movies, formal dining for entertaining or quiet evening meals and a great kitchen for prepping meals. At the end of the day, slip away to the privacy of your own suite with private bath. All bedrooms are upstairs providing plenty of privacy. As a bonus, there's an attached guest house. Please note that there is no water service to this property. A well cannot be added as a minimum of 2 acres is reqd. by County &amp; a hardship permit will not be approved. City services are 4 miles + - away &amp; not coming to this area. Co-op companies do not serve this area. Potable water may be an option but without water service, the property is not lendable &amp; will require a cash buyer. This property is now active in an online auction. All offers must be submitted through the property&rsquo;s listing page on www auction com. The sale will be subject to a 5% buyer&rsquo;s premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

21. 2024-07-07
    historical 1303-char remark

    Show marketing remark (1303 chars)

    Situated close to Lake Ray Roberts, this home offers plenty of potential and possibilities. The main house features 3 bedrooms, 2 full baths and one half bath. Whether entertaining or simply enjoying family, this may be what you've been looking for. Generous living area for Friday night movies, formal dining for entertaining or quiet evening meals and a great kitchen for prepping meals. At the end of the day, slip away to the privacy of your own suite with private bath. All bedrooms are upstairs providing plenty of privacy. As a bonus, there's an attached guest house. Please note that there is no water service to this property. A well cannot be added as a minimum of 2 acres is reqd. by County &amp; a hardship permit will not be approved. City services are 4 miles + - away &amp; not coming to this area. Co-op companies do not serve this area. Potable water may be an option but without water service, the property is not lendable &amp; will require a cash buyer. This property is now active in an online auction. All offers must be submitted through the property&rsquo;s listing page on www auction com. The sale will be subject to a 5% buyer&rsquo;s premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

22. 2024-04-08
    listed $339,900 Active 1303-char remark

    Show marketing remark (1303 chars)

    Situated close to Lake Ray Roberts, this home offers plenty of potential and possibilities. The main house features 3 bedrooms, 2 full baths and one half bath. Whether entertaining or simply enjoying family, this may be what you've been looking for. Generous living area for Friday night movies, formal dining for entertaining or quiet evening meals and a great kitchen for prepping meals. At the end of the day, slip away to the privacy of your own suite with private bath. All bedrooms are upstairs providing plenty of privacy. As a bonus, there's an attached guest house. Please note that there is no water service to this property. A well cannot be added as a minimum of 2 acres is reqd. by County &amp; a hardship permit will not be approved. City services are 4 miles + - away &amp; not coming to this area. Co-op companies do not serve this area. Potable water may be an option but without water service, the property is not lendable &amp; will require a cash buyer. This property is now active in an online auction. All offers must be submitted through the property&rsquo;s listing page on www auction com. The sale will be subject to a 5% buyer&rsquo;s premium pursuant to the Auction Terms and Conditions (minimums may apply). All auction bids will be processed subject to seller approval.

23. 2020-01-06
    historical
24. 2019-11-27
    listed $239,900 Active
25. 2019-04-06
    historical
26. 2019-04-01
    status Active
27. 2019-03-12
    status Pending
28. 2019-02-23
    historical Active Option Contract
29. 2019-02-20
    listed $245,000 Active
30. 2009-01-14
    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: $4,293 · $358/mo
• Projected year-2 tax: $4,293 · $358/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $25,064
• − Mortgage interest: −$12,884
• − Property taxes: −$4,293
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$6,691
• Taxable loss: −$3,963
• Est. tax savings @ 24.0%: +$951
• After-tax cash flow: $836/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

• 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

-6.1% since first listed

16 events — show timeline

• 2026-03-10 Price Changed $230,000 NTREIS
• 2025-12-12 Price Changed $245,000 NTREIS
• 2025-07-03 Price Changed $260,000 NTREIS
• 2024-12-31 Price Changed $295,000 NTREIS
• 2024-11-21 Price Changed $310,000 NTREIS
• 2024-07-10 Relisted — NTREIS
• 2024-07-07 Listing Removed — NTREIS
• 2024-04-08 Listed $339,900 NTREIS
• 2020-01-06 Listing Removed — NTREIS
• 2019-11-27 Listed $239,900 NTREIS
• 2019-04-06 Listing Removed — NTREIS
• 2019-04-01 Relisted — NTREIS
• 2019-03-12 Pending — NTREIS
• 2019-02-23 Contingent — NTREIS
• 2019-02-20 Listed $245,000 NTREIS
• 2009-01-14 Sold (Public Records) — Public Records

Property tax history

+15.6%/yr

Latest (2025): $4,293 · -14.7% YoY. Source: county tax records.