4109 Ridgeway Ln · Denton, TX 76226

$309,800

3 bd · 2.0 ba · 1,298 sqft · SingleFamily public records · 124 Days on market

Built 2023 Good condition 6,011 sqft lot $239/sqft · at area comps Est $325k · at est. $46/mo HOA · 2% of rent ↓ 7% 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 +11.2/30.0
• ARV discount +9.6/15.0
• Livability +4.4/5.0
• 1% rule +3.9/10.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• DSCR +3.3/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 3-bedroom, 2-bath residence featuring an inviting open floor plan designed for both comfort and functionality. The separated bedroom layout provides added privacy, with the primary suite tucked away from the secondary bedrooms. Enjoy outdoor living on the spacious covered porch overlooking an oversized, fully fenced backyard—private and serene with a quiet greenbelt behind the home. Perfect for entertaining, relaxing, or enjoying peaceful evenings outdoors. Conveniently located just off Bonnie Brae, this home offers easy access to Denton, Argyle, Roanoke shopping and dining, and major highways including I-35W, I-35E, and Hwy 114. Built recently, the home includes upgrades such as a tank-less water heater, gas cooking and heating, and a large kitchen island ideal for casual dining and entertaining. The refrigerator, purchased new in 2023, conveys with the property. Combining modern features, privacy, and an excellent location, this charming home is truly a must-see!

Key facts

• Covered porch
• Quiet greenbelt
• 6,011 sq ft lot

Tags

• OPEN-CONCEPT FLOOR PLAN
• SEPARATED BEDROOM LAYOUT
• COVERED PORCH
• FULLY FENCED BACKYARD
• QUIET GREENBELT
• TANK-LESS WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (10.7% below list).
• Recommended offer: $273k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% 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 rising (+1.6%/yr); 1130 active listings in the ZIP; 16 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; 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 $9k 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 124 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,624 (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 124 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 9.3

CMA / ARV

• ARV (median comp): $324,644
• List price: $309,800
• Delta: -4.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3801 Ridgeway Ln	0.18mi	3/2.0	1,294 (-0%)	10mo	$312,000	$241	83
4713 Rhone Dr	0.72mi	3/2.0	1,120 (-14%)	16mo	$279,000	$249	30

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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.29×
• Total profit: $-61,557
• Equity at exit: $46,192

10-year hold

• IRR: -17.6%
• Equity multiple: 0.10×
• Total profit: $-78,143
• Equity at exit: $26,786

Cash invested: $86,744 (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 76226

• Home prices YoY: -24.4%
• Rents YoY: 1.6%
• Active inventory: 1130
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,767 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$507 /mo · $6,080/yr
• Insurance: −$129
• HOA: −$46
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $-121

Break-even live

Break-even rent $2,919

Max offer price $288,491

Occupancy floor 99%

Sensitivity live

Price	-10% $55	-5% $-33	+0% $-121	+5% $-208	+10% $-296
Rent	-10% $-339	-5% $-230	+0% $-121	+5% $-11	+10% $98
Rate	-1.0pp $35	-0.5pp $-42	base $-121	+0.5pp $-201	+1.0pp $-283

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: $77,450
• Closing costs: $9,294
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5901 Bull Creek Ln Argyle, TX	3.0	2.0	1318	$2,195	$1.67	5d	1	0.05mi
5908 Harvey Gap Ln Argyle, TX	4.0	2.0	1836	$3,800	$2.07	0d	1	0.09mi
4505 Vintage Blvd Argyle, TX	1.0–3.0	1.0–2.0	1195	$1,744	$1.46	1d	10	0.58mi
4657 Bonnie Brae St Argyle, TX	3.0	2.5	1100	$1,800	$1.64	45d	1	0.61mi
4705 Piedmonte Ct Argyle, TX	4.0	2.0	1467	$2,495	$1.70	1d	1	0.66mi
4701 Napa Valley Dr Argyle, TX	3.0	2.0	1761	$1,995	$1.13	45d	1	0.71mi
3621 Bonnie Brae St Unit 3621 Argyle, TX	3.0	2.5	1866	$2,195	$1.18	45d	1	0.73mi
3612 Aaron Pl Argyle, TX	3.0	2.5	1684	$2,350	$1.40	45d	1	0.75mi
3600 Aaron Pl Argyle, TX	3.0	2.5	1866	$2,350	$1.26	19d	1	0.76mi
3413 Aaron Pl Argyle, TX	3.0	2.5	1684	$2,250	$1.34	19d	1	0.77mi
4008 Vinyard Way Argyle, TX	3.0	2.0	1761	$2,200	$1.25	14d	1	0.77mi
3312 Stonecrop Trl Argyle, TX	3.0	2.0	1737	$2,200	$1.27	26d	1	0.89mi
3128 Buckthorn Ln Argyle, TX	3.0	2.0	1845	$2,395	$1.30	45d	1	0.97mi
4512 Remuda Ln Argyle, TX	3.0	2.0	1737	$2,300	$1.32	45d	1	1.02mi
3121 Hornbeam St Argyle, TX	3.0	2.0	1852	$2,399	$1.30	4d	1	1.03mi
5405 Bardwell Dr Argyle, TX	3.0	2.0	1767	$2,750	$1.56	26d	1	1.39mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: watergas

Listing history 14 events

1. 2026-06-15
   statusdays on market $309,800 Pending 124 DOM
2. 2026-06-13
   days on market $309,800 Active Option Contract 123 DOM
3. 2026-06-09
   days on market $309,800 Active Option Contract 119 DOM
4. 2026-06-08
   days on market $309,800 Active Option Contract 118 DOM
5. 2026-06-07
   statusdays on market $309,800 Active Option Contract 117 DOM
6. 2026-06-04
   days on market $309,800 Active 114 DOM
7. 2026-06-03
   days on market $309,800 Active 113 DOM
8. 2026-06-02
   days on market $309,800 Active 112 DOM
9. 2026-06-01
   days on market $309,800 Active 111 DOM
10. 2026-05-31
    days on market $309,800 Active 110 DOM
11. 2026-04-26
    price $309,900 1036-char remark

    Show marketing remark (1036 chars)

    Welcome home to this beautifully maintained 3-bedroom, 2-bath residence featuring an inviting open floor plan designed for both comfort and functionality. The separated bedroom layout provides added privacy, with the primary suite tucked away from the secondary bedrooms. Enjoy outdoor living on the spacious covered porch overlooking an oversized, fully fenced backyard—private and serene with a quiet greenbelt behind the home. Perfect for entertaining, relaxing, or enjoying peaceful evenings outdoors. Conveniently located just off Bonnie Brae, this home offers easy access to Denton, Argyle, Roanoke shopping and dining, and major highways including I-35W, I-35E, and Hwy 114. Built recently, the home includes upgrades such as a tank-less water heater, gas cooking and heating, and a large kitchen island ideal for casual dining and entertaining. The refrigerator, purchased new in 2023, conveys with the property. Combining modern features, privacy, and an excellent location, this charming home is truly a must-see!

12. 2026-04-17
    price $319,900 1036-char remark

    Show marketing remark (1036 chars)

    Welcome home to this beautifully maintained 3-bedroom, 2-bath residence featuring an inviting open floor plan designed for both comfort and functionality. The separated bedroom layout provides added privacy, with the primary suite tucked away from the secondary bedrooms. Enjoy outdoor living on the spacious covered porch overlooking an oversized, fully fenced backyard—private and serene with a quiet greenbelt behind the home. Perfect for entertaining, relaxing, or enjoying peaceful evenings outdoors. Conveniently located just off Bonnie Brae, this home offers easy access to Denton, Argyle, Roanoke shopping and dining, and major highways including I-35W, I-35E, and Hwy 114. Built recently, the home includes upgrades such as a tank-less water heater, gas cooking and heating, and a large kitchen island ideal for casual dining and entertaining. The refrigerator, purchased new in 2023, conveys with the property. Combining modern features, privacy, and an excellent location, this charming home is truly a must-see!

13. 2026-03-28
    price $329,900 1036-char remark

    Show marketing remark (1036 chars)

    Welcome home to this beautifully maintained 3-bedroom, 2-bath residence featuring an inviting open floor plan designed for both comfort and functionality. The separated bedroom layout provides added privacy, with the primary suite tucked away from the secondary bedrooms. Enjoy outdoor living on the spacious covered porch overlooking an oversized, fully fenced backyard—private and serene with a quiet greenbelt behind the home. Perfect for entertaining, relaxing, or enjoying peaceful evenings outdoors. Conveniently located just off Bonnie Brae, this home offers easy access to Denton, Argyle, Roanoke shopping and dining, and major highways including I-35W, I-35E, and Hwy 114. Built recently, the home includes upgrades such as a tank-less water heater, gas cooking and heating, and a large kitchen island ideal for casual dining and entertaining. The refrigerator, purchased new in 2023, conveys with the property. Combining modern features, privacy, and an excellent location, this charming home is truly a must-see!

14. 2026-02-09
    listed $334,900 Active 1036-char remark

    Show marketing remark (1036 chars)

    Welcome home to this beautifully maintained 3-bedroom, 2-bath residence featuring an inviting open floor plan designed for both comfort and functionality. The separated bedroom layout provides added privacy, with the primary suite tucked away from the secondary bedrooms. Enjoy outdoor living on the spacious covered porch overlooking an oversized, fully fenced backyard—private and serene with a quiet greenbelt behind the home. Perfect for entertaining, relaxing, or enjoying peaceful evenings outdoors. Conveniently located just off Bonnie Brae, this home offers easy access to Denton, Argyle, Roanoke shopping and dining, and major highways including I-35W, I-35E, and Hwy 114. Built recently, the home includes upgrades such as a tank-less water heater, gas cooking and heating, and a large kitchen island ideal for casual dining and entertaining. The refrigerator, purchased new in 2023, conveys with the property. Combining modern features, privacy, and an excellent location, this charming home is truly a must-see!

ⓘ 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: $6,080 · $507/mo
• Projected year-2 tax: $6,080 · $507/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $33,201
• − Mortgage interest: −$17,354
• − Property taxes: −$6,080
• − Insurance: −$1,549
• − Repairs & maintenance: −$2,656
• − Management: −$2,656
• − HOA: −$552
• − Depreciation: −$9,012
• Taxable loss: −$6,658
• Est. tax savings @ 24.0%: +$1,598
• After-tax cash flow: $150/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 75/100 Cosmetic rehab

This home is in good condition with cosmetic updates needed to enhance its resale and rental value. The kitchen and landscaping are the most impactful areas for improvement.

Repairs flagged

• Moderate Kitchen cabinets — Dated appearance
• Minor Kitchen countertops — Worn and outdated

Value-add opportunities

• Resale Update kitchen cabinets and countertops — Fresh look and improved functionality
• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace carpet in living areas — Freshens up the space and improves comfort
• Both Landscaping — Enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated appearance	Moderate	$3,000–15,000
Kitchen countertops · Worn and outdated	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Resale Update kitchen cabinets and countertops — Fresh look and improved functionality ↑
• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace carpet in living areas — Freshens up the space and improves comfort ↑
• Both Landscaping — Enhances curb appeal and adds value ↑

ⓘ 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): 43,587
• Household income: $180,982
• Rent vs Own: 6.4% rent · 93.6% own
• Severe rent burden: 40.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 10% Two or more races 10% Asian 7% Black 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Romanian 2% Portuguese 2%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 3% 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: ▼ -81.81%
• Current HPI: 253.1948
• Rent YoY: ▲ 1.61%
• 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

-7.5% since first listed

4 events — show timeline

• 2026-04-26 Price Changed $309,900 NTREIS
• 2026-04-17 Price Changed $319,900 NTREIS
• 2026-03-28 Price Changed $329,900 NTREIS
• 2026-02-09 Listed $334,900 NTREIS

Property tax history

+144.9%/yr

Latest (2025): $6,080 · +4.0% YoY. Source: county tax records.