2601 Edwards Rd #128 · Denton, TX 76208

$59,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 150 Days on market

Built 2026 Good condition ↓ 11% since listing

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, community events, a playground, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Basketball court
• Playground
• Built 2026

Tags

• BASKETBALL COURT
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.5% 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 flat; 287 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 $414 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.3% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% 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 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: 3.43% ✓
• Cap rate: 30.47%
• Cash-on-cash: 86.35%
• DSCR: 4.84
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.31% rent growth · sell at horizon

5-year hold

• IRR: 83.8%
• Equity multiple: 4.68×
• Total profit: $61,783
• Equity at exit: $8,931

10-year hold

• IRR: 86.4%
• Equity multiple: 8.86×
• Total profit: $131,876
• Equity at exit: $5,179

Cash invested: $16,772 (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 76208

• Home prices YoY: -20.9%
• Rents YoY: 0.3%
• Active inventory: 287
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,052 high
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $1,207

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 36%

Sensitivity live

Price	-10% $1,248	-5% $1,228	+0% $1,207	+5% $1,186	+10% $1,165
Rent	-10% $1,045	-5% $1,126	+0% $1,207	+5% $1,288	+10% $1,369
Rate	-1.0pp $1,237	-0.5pp $1,222	base $1,207	+0.5pp $1,191	+1.0pp $1,176

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5201 Par Dr Denton, TX	1.0–2.0	1.0–2.0	818	$1,579	$1.93	0d	33	0.43mi
4504 Serverus Way Denton, TX	3.0	2.5	1184	$1,850	$1.56	23d	1	0.59mi
4524 Serverus Way Unit 4524SW Denton, TX	3.0	2.0	1148	$2,249	$1.96	45d	1	0.59mi
4713 Colosseum Way Unit 4713CW Denton, TX	3.0	2.0	1148	$1,895	$1.65	26d	1	0.61mi
4729 Colosseum Way Denton, TX	2.0	2.5	1148	$1,850	$1.61	23d	1	0.62mi
4604 Colosseum Way Denton, TX	3.0	2.0	1148	$2,100	$1.83	3d	1	0.62mi
3500 Quail Creek Dr Denton, TX	1.0–4.0	1.0–2.0	1005	$1,466	$1.46	14d	1	0.62mi
4900 Claudia Dr Denton, TX	2.0	2.5	1148	$1,950	$1.70	23d	1	0.63mi
4720 Colosseum Way Denton, TX	2.0	2.5	1148	$1,950	$1.70	0d	1	0.63mi
4529 Pantheon Way Denton, TX	2.0	2.5	1148	$2,050	$1.79	0d	1	0.63mi
3720 Florentine Dr Denton, TX	2.0	2.5	1148	$2,150	$1.87	23d	1	0.63mi
4920 Claudia Dr Denton, TX	2.0	2.5	1148	$1,900	$1.66	45d	1	0.63mi
4517 Tiberius Dr Denton, TX	3.0	2.0	1148	$2,150	$1.87	45d	1	0.64mi
5016 Claudia Dr Denton, TX	3.0	2.5	1184	$2,199	$1.86	45d	1	0.64mi
5100 Claudia Dr Denton, TX	3.0	2.0	1148	$2,150	$1.87	45d	1	0.65mi
4729 Tiberius Dr Denton, TX	3.0	2.5	1184	$2,250	$1.90	9d	1	0.65mi
3817 Hercules Way Denton, TX	3.0	2.0	1148	$2,150	$1.87	45d	1	0.67mi
3904 Florentine Dr Denton, TX	3.0	2.0	1148	$2,150	$1.87	26d	1	0.68mi
3828 Ephesus Way Unit 3828EW Denton, TX	3.0	2.5	1184	$2,150	$1.82	45d	1	0.69mi
3828 Carmel Villas Dr Denton, TX	2.0	2.5	1148	$1,950	$1.70	14d	1	0.69mi
3908 Carmel Villas Dr Denton, TX	3.0	2.5	1184	$1,950	$1.65	23d	1	0.71mi
1735 Northstar Rd Denton, TX	1.0–3.0	1.0–2.5	1195	$3,288	$2.75	0d	43	0.71mi
3901 Constantine Dr Denton, TX	3.0	2.5	1184	$2,199	$1.86	45d	1	0.72mi
3920 Carmel Villas Dr Denton, TX	2.0	2.5	1148	$1,975	$1.72	0d	1	0.72mi
3905 Constantine Dr Denton, TX	3.0	2.0	1148	$2,150	$1.87	45d	1	0.72mi
3705 Pockrus Page Rd Denton, TX	2.0–3.0	2.0–2.5	1166	$2,275	$1.95	0d	28	0.72mi
1710 Northstar Rd Denton, TX	1.0–2.0	1.0–2.0	928	$1,949	$2.10	0d	73	0.73mi
5409 Dolores Pl Denton, TX	3.0	2.5	1475	$1,750	$1.19	9d	1	0.84mi
1501 Northstar Rd Denton, TX	1.0–3.0	1.0–2.5	1017	$2,343	$2.30	0d	29	0.85mi
5404 Dolores Pl Denton, TX	3.0	2.5	1475	$1,995	$1.35	20d	1	0.85mi
5505 Dolores Pl Denton, TX	3.0	2.5	1475	$2,100	$1.42	45d	1	0.86mi
2801 Spencer Rd Denton, TX	1.0–2.0	1.0–2.0	845	$2,295	$2.72	4d	15	1.05mi
2801 Spencer Rd Denton, TX	1.0–2.0	1.0–2.0	845	$2,295	$2.72	45d	8	1.05mi
6287 1/2 Pockrus Page Rd Unit 1/2 Denton, TX	3.0	1.0	1200	$1,995	$1.66	9d	1	1.09mi
2411 S Interstate 35 E Denton, TX	2.0	1.0–2.0	703	$1,471	$2.09	0d	21	1.17mi
3914 Winston Dr Denton, TX	3.0	2.0	1368	$2,265	$1.66	45d	1	1.26mi
6303 W Shady Shores Rd Denton, TX	1.0–3.0	1.0–2.0	1028	$2,271	$2.21	0d	29	1.47mi
6503 W Shady Shores Rd Denton, TX	3.0	2.0	1335	$3,220	$2.41	0d	1	1.49mi
6503 W Shady Shores Rd Denton, TX	2.0	2.0	1132	$1,639	$1.45	5d	1	1.49mi

Listing history 8 events

1. 2026-06-09
   days on market $59,900 Active 150 DOM
2. 2026-06-03
   days on market $59,900 Active 149 DOM
3. 2026-06-02
   days on market $59,900 Active 148 DOM
4. 2026-06-01
   pricedays on market $59,900 Active 147 DOM
5. 2026-05-31
   days on market $59,400 Active 146 DOM
6. 2026-04-02
   price $59,400 406-char remark

   Show marketing remark (406 chars)

   * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, community events, a playground, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

7. 2026-02-01
   price $66,300 406-char remark

   Show marketing remark (406 chars)

   * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, community events, a playground, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

8. 2026-01-05
   listed $66,800 Active 406-char remark

   Show marketing remark (406 chars)

   * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as a basketball court, community events, a playground, and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

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

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 ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $24,620
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$1,743
• Taxable income: $14,385
• Est. tax owed @ 24.0%: −$3,452
• After-tax cash flow: $11,030/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 · 1 photo

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with minimal repairs needed. Fresh paint and cleaning gutters can significantly enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior walls — Fresh paint can enhance curb appeal and the home's overall appearance.
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior walls — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 30,025
• Household income: $88,967
• Rent vs Own: 33.3% rent · 66.7% own
• Severe rent burden: 1072.0

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 0.64)
• Race & ethnicity: White 51% Hispanic / Latino 29% Two or more races 15% Black 12% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Romanian 2% Portuguese 2% Slovak 2%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 76% English-only · Spanish 18% Chinese 1% 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: ▼ -64.64%
• Current HPI: 244.3487
• Rent YoY: ▲ 0.31%
• 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

-11.1% since first listed

3 events — show timeline

• 2026-04-02 Price Changed $59,400 Zillow
• 2026-02-01 Price Changed $66,300 Zillow
• 2026-01-05 Listed $66,800 Zillow