7389 Danbridge Ln · Frisco, TX 75035

$339,900

3 bd · 1.5 ba · 1,290 sqft · MultiFamily public records · 48 Days on market

Built 2003 4,356 sqft lot $263/sqft · 44% below area Est $609k · 44% under $35/mo HOA · 1% 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).

• ARV discount +15.0/15.0
• Cash flow +6.9/30.0
• Schools +6.1/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Interest Rate Buy-Down Concessions - $7,500 with acceptable offer. Danbridge is centrally located with quick access to Preston Road, the N. Dallas Tollway, SRT, and a few minutes from US-75. Situated on a quiet street within walking distance to schools and very close to parks, shopping & all that Frisco has to offer. This home has an open floorplan, with recent updates that include a brand-new shower, fresh paint throughout & new luxury vinyl flooring; NO carpet. The 2.5 car garage boasts enough space to serve as an extra storage area and house lawn equipment with ease. The home is attached only by the garage to the neighbor. Schedule a tour and make Danbridge your home. -- A 10% HOA rental restriction has been reached for this community; no investors please.

Key facts

• Close to parks
• New shower
• Open floorplan

Tags

• QUICK ACCESS TO PRESTON ROAD
• WALKING DISTANCE TO SCHOOLS
• CLOSE TO PARKS
• CLOSE TO SHOPPING
• OPEN FLOORPLAN
• NEW SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $340k.

Deal economics

• At list price, monthly cash flow is $-510 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (26.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (28.0% below list).
• Recommended offer: $245k (28.0% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 2.2% in Frisco — 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 80/100 on livability (#48 in TX, #1,943 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute F, cost of living F.
• Frisco ISD (suburban): math 64% / reading 68% proficiency, ranked #14 of 826 in TX (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Early Childhood School (665 students, 25% FRL); Wester Middle (math 72% / reading 67%, grade A, #63 of 1,662 statewide, top 4%, 843 students, 14% FRL); Centennial H S (math 75% / reading 87%, grade A, #35 of 1,632 statewide, top 2%, 2,082 students, 10% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: Rents rising (+1.0%/yr); 665 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).
• This rent is only 18% of the median local income ($167k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,711 (28.0% 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 48 days. Have you received any prior offers? Is the seller open to a 28% 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 A-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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.72% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.42%
• DSCR: 0.71
• GRM: 11.6

CMA / ARV

• ARV (median comp): $608,837
• List price: $339,900
• Delta: -44.17%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.02% rent growth · sell at horizon

5-year hold

• IRR: -29.7%
• Equity multiple: 0.03×
• Total profit: $-92,219
• Equity at exit: $50,680

10-year hold

• IRR: -42.1%
• Equity multiple: -0.48×
• Total profit: $-140,562
• Equity at exit: $29,388

Cash invested: $95,172 (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 75035

• Home prices YoY: -25.4%
• Rents YoY: 1.0%
• Active inventory: 665
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,447 high
• Mortgage (P&I): −$1,782
• Tax from tax record: −$484 /mo · $5,804/yr
• Insurance: −$142
• HOA: −$35
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-510

Break-even live

Break-even rent $3,092

Max offer price $249,884

Occupancy floor —

Sensitivity live

Price	-10% $-317	-5% $-413	+0% $-510	+5% $-606	+10% $-702
Rent	-10% $-703	-5% $-606	+0% $-510	+5% $-413	+10% $-316
Rate	-1.0pp $-338	-0.5pp $-423	base $-510	+0.5pp $-598	+1.0pp $-687

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7836 Armor Ln Frisco, TX	3.0	2.0	1430	$2,200	$1.54	14d	1	0.31mi
7009 Inglenook Dr Frisco, TX	3.0	2.0	1786	$2,595	$1.45	8d	1	0.32mi
7009 Inglenook Dr Frisco, TX	3.0	2.0	1786	$2,595	$1.45	26d	1	0.32mi
7936 Quest Ct Frisco, TX	3.0	2.5	1424	$2,799	$1.97	45d	1	0.33mi
11409 Canoe Rd Frisco, TX	3.0	2.0	1390	$2,149	$1.55	26d	1	0.40mi
7851 Shield Rd Frisco, TX	3.0	2.0	1470	$2,400	$1.63	20d	1	0.41mi
8000 Anchor St Frisco, TX	3.0	2.0	1616	$2,595	$1.61	4d	1	0.41mi
7864 Maiden Ln Frisco, TX	3.0	2.0	1316	$2,450	$1.86	18d	1	0.43mi
8109 Wharf St Frisco, TX	3.0	2.0	1519	$2,500	$1.65	9d	1	0.46mi
8201 Galley St Frisco, TX	4.0	2.5	1660	$1,499	$0.90	21d	1	0.47mi
8116 Ship St Frisco, TX	3.0	2.0	1486	$2,150	$1.45	0d	1	0.54mi
11364 Lockshire Dr Frisco, TX	3.0	2.0	1553	$2,350	$1.51	45d	1	0.54mi
7836 Squire Ln Frisco, TX	3.0	2.0	1420	$2,195	$1.55	14d	1	0.56mi
7411 Sonoma Valley Dr Frisco, TX	3.0	2.0	1705	$2,925	$1.72	0d	1	0.58mi
12225 Peak Cir Frisco, TX	3.0	2.0	1793	$2,300	$1.28	45d	1	0.60mi
11405 Huntington Rd Frisco, TX	4.0	2.0	1812	$2,800	$1.55	45d	1	0.60mi
7900 Tournament Rd Frisco, TX	3.0	2.0	1577	$2,400	$1.52	24d	1	0.62mi
7936 Tournament Rd Frisco, TX	3.0	2.0	1577	$2,350	$1.49	45d	1	0.62mi
8160 Tower Rd Frisco, TX	3.0	2.0	1307	$2,350	$1.80	14d	1	0.62mi
10151 Camelot Dr Frisco, TX	3.0	2.5	1218	$1,950	$1.60	45d	1	0.62mi
7640 Tournament Rd Frisco, TX	3.0	2.5	1691	$2,300	$1.36	45d	1	0.62mi
7591 Tournament Rd Frisco, TX	3.0	2.5	1228	$1,945	$1.58	45d	1	0.64mi
10101 Camelot Dr Frisco, TX	3.0	2.5	1208	$1,900	$1.57	45d	1	0.65mi
7570 Kings Ridge Rd Frisco, TX	3.0	2.5	1228	$1,990	$1.62	45d	1	0.66mi
10300 Concord Dr Frisco, TX	3.0	2.0	1319	$2,350	$1.78	9d	1	0.67mi
7936 Kings Ridge Rd Frisco, TX	3.0	2.0	1530	$2,385	$1.56	45d	1	0.67mi
7640 Kings Ridge Rd Frisco, TX	3.0	2.5	1228	$1,895	$1.54	26d	1	0.67mi
10236 Quest Dr Frisco, TX	2.0	2.0	1318	$2,375	$1.80	20d	1	0.68mi
7720 Kings Ridge Rd Frisco, TX	3.0	2.5	1211	$1,990	$1.64	45d	1	0.68mi
11704 Rocky Point Dr Frisco, TX	3.0	2.0	1613	$2,595	$1.61	14d	1	0.69mi
12010 Rosedown Ln Frisco, TX	4.0	2.0	1785	$2,550	$1.43	7d	1	0.70mi
10021 Danbury Dr Frisco, TX	3.0	2.0	1852	$2,500	$1.35	6d	1	0.77mi
10079 Cambridge Dr Frisco, TX	3.0	2.0	1760	$2,195	$1.25	0d	1	0.77mi
10101 Concord Dr Frisco, TX	3.0	3.0	1869	$2,490	$1.33	45d	1	0.78mi
10104 Burgundy Dr Frisco, TX	3.0	2.0	1710	$2,350	$1.37	14d	1	0.78mi
11616 Charlotte Ln Frisco, TX	3.0	2.0	1691	$2,400	$1.42	26d	1	0.79mi
10708 Alexandria Dr Frisco, TX	3.0	2.5	1859	$2,650	$1.43	45d	1	0.80mi
7601 King Arthur Rd Frisco, TX	3.0	2.0	1824	$2,395	$1.31	26d	1	0.81mi
6275 Rilla St Frisco, TX	3.0	2.5	1720	$2,850	$1.66	45d	1	0.82mi
6242 Blythe Dr Frisco, TX	3.0	2.5	1719	$2,700	$1.57	26d	1	0.85mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 7 events

1. 2026-06-02
   days on market $339,900 Active 48 DOM
2. 2026-06-01
   days on market $339,900 Active 47 DOM
3. 2026-05-31
   days on market $339,900 Active 46 DOM
4. 2026-05-15
   price $339,900 777-char remark

   Show marketing remark (777 chars)

   Interest Rate Buy-Down Concessions - $7,500 with acceptable offer. Danbridge is centrally located with quick access to Preston Road, the N. Dallas Tollway, SRT, and a few minutes from US-75. Situated on a quiet street within walking distance to schools and very close to parks, shopping & all that Frisco has to offer. This home has an open floorplan, with recent updates that include a brand-new shower, fresh paint throughout & new luxury vinyl flooring; NO carpet. The 2.5 car garage boasts enough space to serve as an extra storage area and house lawn equipment with ease. The home is attached only by the garage to the neighbor. Schedule a tour and make Danbridge your home. -- A 10% HOA rental restriction has been reached for this community; no investors please.

5. 2026-04-15
   listed $340,000 Active 777-char remark

   Show marketing remark (777 chars)

   Interest Rate Buy-Down Concessions - $7,500 with acceptable offer. Danbridge is centrally located with quick access to Preston Road, the N. Dallas Tollway, SRT, and a few minutes from US-75. Situated on a quiet street within walking distance to schools and very close to parks, shopping & all that Frisco has to offer. This home has an open floorplan, with recent updates that include a brand-new shower, fresh paint throughout & new luxury vinyl flooring; NO carpet. The 2.5 car garage boasts enough space to serve as an extra storage area and house lawn equipment with ease. The home is attached only by the garage to the neighbor. Schedule a tour and make Danbridge your home. -- A 10% HOA rental restriction has been reached for this community; no investors please.

6. 2019-09-26
   listed $199,995 Active
7. 2019-09-26
   historical

ⓘ 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: $5,804 · $484/mo
• Projected year-2 tax: $6,220 · $518/mo
• Expected delta: +$416/yr (+$35/mo · 7.2%)

ⓘ 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 ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $29,365
• − Mortgage interest: −$19,040
• − Property taxes: −$5,804
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,349
• − Management: −$2,349
• − HOA: −$420
• − Depreciation: −$9,888
• Taxable loss: −$12,184
• Est. tax savings @ 24.0%: +$2,924
• After-tax cash flow: $-3,190/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: Frisco ISD
• NCES district ID: 4820010
• Math proficiency: 64% ▼ -11.00%
• Reading proficiency: 68% ▼ -5.00%
• Median HH income: $102,037
• Composite: 61.01/100
• National rank: #799
• State rank: #14 of 826 in TX

Livability — Frisco

• Score: 80/100
• State rank: #48
• US rank: #1943

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frisco, TX
• County: Collin County · 1,159,394 people
• City population: 229,791
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 89,682
• Household income: $166,590
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 1210.0

Population outlook (Collin County) Hauer SSP2

• Today (2025): 1,210,074 people
• By 2030: 1,358,201 · +12.2%
• By 2040: 1,654,061 · +36.7%
• By 2050: 1,937,359 · +60.1%
• By 2075: 2,567,039 · +112.1%
• By 2100: 2,952,048 · +144.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 39% Asian 37% Hispanic / Latino 13% Two or more races 10% Black 8%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 33% · Canada, China, South Korea
• Languages at home: 59% English-only · Other Asian/Pacific 14% Other Indo-European 11% Spanish 7%

Political lean MEDSL · Collin

• 2024 margin: R (+11.1) · D 43.1% · R 54.3% · Other 2.6%
• 2008→2024 swing: +14.4pp toward D · 2008: -25.6pp · 2024: -11.1pp
• All cycles: 2024: R+11.1 2020: R+4.3 2016: R+17.0 2012: R+31.6 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.05%
• Current HPI: 270.1672
• Rent YoY: ▲ 1.02%
• 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

+70.0% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $339,900 NTREIS
• 2026-04-15 Listed $340,000 NTREIS
• 2019-09-26 Listing Removed — NTREIS
• 2019-09-26 Listed $199,995 NTREIS

Property tax history

+4.6%/yr

Latest (2025): $5,804 · +5.5% YoY. Source: county tax records.