9100 Teasley ln #33e · Denton, TX 76210

$45,000

2 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 55 Days on market

Built 1983 5,663 sqft lot $1000/mo HOA · 56% of rent ↓ 18% since listing

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Why this score? — see what drove the C+ 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 +24.0/30.0
• 1% rule +10.0/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 2 bedroom, 2 bath home showcasing true pride of ownership. Exceptionally clean and move in ready, this home offers a desirable split-bedroom floor plan for added privacy. The spacious primary suite features a large walk-in closet, garden tub, and separate shower. The secondary bedroom is generously sized and includes built-in storage, a private bath, and a tub shower combination. Recent updates include a 1 year-old HVAC system and water heater. The home also includes a washer, dryer, and refrigerator, providing added value and convenience. Both bathrooms have been updated with new vanities and sinks, offering a fresh, modern feel. Exterior features include freshly painted front and back porches, ideal for relaxing, as well as a large storage building for additional space. The community offers a welcoming atmosphere with park-like surroundings and access to amenities such as a swimming pool, tennis courts, basketball courts, and walking areas. Conveniently located with easy access to I-35 and FM 2499, and just minutes from shopping, dining, and everyday conveniences. Zoned to Guyer High School, Crownover Middle School, and Hawk Elementary. Don’t miss this opportunity to own a well-maintained, updated home in a desirable location.

Key facts

• Recent updates
• Easy access to i-35
• Large walk-in closet

Tags

• SPLIT-BEDROOM FLOOR PLAN
• LARGE WALK-IN CLOSET
• RECENT UPDATES
• LARGE STORAGE BUILDING
• EASY ACCESS TO I-35
• ZONED TO GUYER HIGH SCHOOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 383 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $311 of loan paydown is wiped out by about $1k 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 55 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 56% of rent.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 3.93% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.35%
• DSCR: 1.37
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.82% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.61×
• Total profit: $-4,864
• Equity at exit: $6,710

10-year hold

• IRR: -25.4%
• Equity multiple: 0.26×
• Total profit: $-9,366
• Equity at exit: $3,891

Cash invested: $12,600 (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 76210

• Home prices YoY: -14.4%
• Rents YoY: 0.8%
• Active inventory: 383
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,771 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$1,000
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $88

Break-even live

Break-even rent $1,659

Max offer price $45,000

Occupancy floor 90%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2700 Cedar Creek Ln Denton, TX	1.0–3.0	1.0–2.0	987	$1,582	$1.60	2d	19	0.66mi
2920 Groveland Ct Denton, TX	3.0	2.0	1262	$1,900	$1.51	12d	1	1.07mi

HOA detail

• Monthly dues: $1,000 · $12,000/yr
• Likely covers: waterpool

Listing history 4 events

1. 2026-06-01
   days on market $45,000 Active 55 DOM
2. 2026-05-31
   days on market $45,000 Active 54 DOM
3. 2026-05-08
   price $45,000 1311-char remark

   Show marketing remark (1311 chars)

   Welcome to this beautifully maintained 2 bedroom, 2 bath home showcasing true pride of ownership. Exceptionally clean and move in ready, this home offers a desirable split-bedroom floor plan for added privacy. The spacious primary suite features a large walk-in closet, garden tub, and separate shower. The secondary bedroom is generously sized and includes built-in storage, a private bath, and a tub shower combination. Recent updates include a 1 year-old HVAC system and water heater. The home also includes a washer, dryer, and refrigerator, providing added value and convenience. Both bathrooms have been updated with new vanities and sinks, offering a fresh, modern feel. Exterior features include freshly painted front and back porches, ideal for relaxing, as well as a large storage building for additional space. The community offers a welcoming atmosphere with park-like surroundings and access to amenities such as a swimming pool, tennis courts, basketball courts, and walking areas. Conveniently located with easy access to I-35 and FM 2499, and just minutes from shopping, dining, and everyday conveniences. Zoned to Guyer High School, Crownover Middle School, and Hawk Elementary. Don’t miss this opportunity to own a well-maintained, updated home in a desirable location.

4. 2026-04-07
   listed $55,000 Active 1311-char remark

   Show marketing remark (1311 chars)

   Welcome to this beautifully maintained 2 bedroom, 2 bath home showcasing true pride of ownership. Exceptionally clean and move in ready, this home offers a desirable split-bedroom floor plan for added privacy. The spacious primary suite features a large walk-in closet, garden tub, and separate shower. The secondary bedroom is generously sized and includes built-in storage, a private bath, and a tub shower combination. Recent updates include a 1 year-old HVAC system and water heater. The home also includes a washer, dryer, and refrigerator, providing added value and convenience. Both bathrooms have been updated with new vanities and sinks, offering a fresh, modern feel. Exterior features include freshly painted front and back porches, ideal for relaxing, as well as a large storage building for additional space. The community offers a welcoming atmosphere with park-like surroundings and access to amenities such as a swimming pool, tennis courts, basketball courts, and walking areas. Conveniently located with easy access to I-35 and FM 2499, and just minutes from shopping, dining, and everyday conveniences. Zoned to Guyer High School, Crownover Middle School, and Hawk Elementary. Don’t miss this opportunity to own a well-maintained, updated home in a desirable location.

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

Taxation est. · year 1

• Rental income: $21,246
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − HOA: −$12,000
• − Depreciation: −$1,309
• Taxable income: $1,117
• Est. tax owed @ 24.0%: −$268
• After-tax cash flow: $785/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

• Census place: Denton, TX
• County: Denton County · 901,654 people
• City population: 127,990
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 47,610
• Household income: $113,980
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 991.0

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 0.57)
• Race & ethnicity: White 61% Hispanic / Latino 22% Two or more races 16% Black 9% Asian 4%
• Hispanic origin (detail): Mexican 16% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 15% 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: ▼ -43.55%
• Current HPI: 257.9844
• Rent YoY: ▲ 0.82%
• 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

-18.2% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $45,000 NTREIS
• 2026-04-07 Listed $55,000 NTREIS

Property tax history

-4.7%/yr

Latest (2022): $62 · -4.5% YoY. Source: county tax records.