2518 Laney Rd · Denton, TX 76208

$145,000

3 bd · 1.0 ba · 1,168 sqft · SingleFamily public records · 22 Days on market

Built 1959 0.70 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +3.5/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Own WATER-WELL. Investor Opportunity 0.70-Acre Lot in Denton outside of city limits. Existing structure is in poor condition and may require a full renovation or possible teardown, offering flexibility for redevelopment, new construction, or a value-add project. Property will have a new water well before closing. Recent survey, and prior appraisal are attached for reference. All information provided is for convenience only; buyer to independently verify utilities, costs, feasibility, zoning, and development plans. Based on prior valuation, property appraised around $300,000 if remodeled (buyer to perform own due diligence).

Key facts

• Possible teardown
• 0.70-acre lot
• New construction

Tags

• 0.70-ACRE LOT
• EXISTING STRUCTURE
• FULL RENOVATION
• POSSIBLE TEARDOWN
• FLEXIBILITY FOR REDEVELOPMENT
• NEW CONSTRUCTION

Property features AI

Finance

• Other: Parcel ID: R37871; Subdivision: Th Living; County: Denton
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: No covered or carport spaces; Gravel parking
• Utilities: Well water; Aerobic septic (sewer)
• Home design: Single-family residence; Residential property; Built in 1959; One story
• Construction: Pillar/post/pier foundation
• Exterior features: Gravel parking area; Approximately 0.7-acre lot

Interior

• Kitchen: Other appliances included
• Bedrooms: Primary bedroom (13 x 12) — on main level; Total of 3 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: One-level layout; One living area; One dining area; Other interior features
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% 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.
• Zoned schools: Hodge El (math 30% / reading 33%, grade F, #2,396 of 4,322 statewide, top 56%, 634 students, 80% FRL) — zoned schools average 80% FRL vs 38% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 279 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $4k 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 $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 4 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 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.78%
• DSCR: 1.75
• GRM: 6.4

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: 5.0%
• Equity multiple: 1.19×
• Total profit: $7,659
• Equity at exit: $21,620

10-year hold

• IRR: 12.0%
• Equity multiple: 1.83×
• Total profit: $33,756
• Equity at exit: $12,537

Cash invested: $40,600 (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: 279
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,894 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$108 /mo · $1,294/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $568

Break-even live

Break-even rent $1,176

Max offer price $145,000

Occupancy floor 65%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2286 Collins Rd Denton, TX	3.0	2.0	1288	$1,850	$1.44	43d	1	0.71mi
2908 Mistywood Ln Denton, TX	3.0	2.0	1304	$1,850	$1.42	12d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $145,000 Active 22 DOM
2. 2026-06-17
   days on market $145,000 Active 21 DOM
3. 2026-06-16
   days on market $145,000 Active 20 DOM
4. 2026-06-15
   days on market $145,000 Active 19 DOM
5. 2026-06-13
   days on market $145,000 Active 17 DOM
6. 2026-06-09
   days on market $145,000 Active 13 DOM
7. 2026-06-08
   days on market $145,000 Active 12 DOM
8. 2026-06-07
   days on market $145,000 Active 11 DOM
9. 2026-06-04
   days on market $145,000 Active 8 DOM
10. 2026-06-03
    days on market $145,000 Active 7 DOM
11. 2026-06-02
    days on market $145,000 Active 6 DOM
12. 2026-06-01
    days on market $145,000 Active 5 DOM
13. 2026-05-31
    days on market $145,000 Active 4 DOM
14. 2026-05-27
    listed $145,000 Active
15. 2026-04-30
    historical
16. 2026-03-29
    price $109,900
17. 2026-01-31
    price $119,900
18. 2026-01-29
    price $129,900
19. 2026-01-15
    price $139,900
20. 2026-01-15
    price $1,399,000
21. 2026-01-10
    listed $149,000 Active
22. 2025-12-31
    historical
23. 2025-11-09
    status Active
24. 2025-10-30
    price $150,000
25. 2025-10-30
    listed $125,000 Active
26. 2025-09-26
    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: $1,294 · $108/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$1,359/yr (+$113/mo · 105.0%)

ⓘ 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 ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,731
• − Mortgage interest: −$8,122
• − Property taxes: −$1,294
• − Insurance: −$725
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − Depreciation: −$4,218
• Taxable income: $4,735
• Est. tax owed @ 24.0%: −$1,136
• After-tax cash flow: $5,677/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: 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

• 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

+16.0% since first listed

13 events — show timeline

• 2026-05-27 Listed $145,000 NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2026-03-29 Price Changed $109,900 NTREIS
• 2026-01-31 Price Changed $119,900 NTREIS
• 2026-01-29 Price Changed $129,900 NTREIS
• 2026-01-15 Price Changed $139,900 NTREIS
• 2026-01-15 Price Changed $1,399,000 NTREIS
• 2026-01-10 Listed $149,000 NTREIS
• 2025-12-31 Listing Removed — NTREIS
• 2025-11-09 Relisted — NTREIS
• 2025-10-30 Price Changed $150,000 NTREIS
• 2025-10-30 Listed $125,000 NTREIS
• 2025-09-26 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,294 · +3.1% YoY. Source: county tax records.