Denton Plan · Snook, TX 77878

$260,990

3 bd · 2.0 ba · 1,575 sqft · SingleFamily · 139 Days on market

Good condition

---

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 +10.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Step into the Denton at Grand Lake in Snook, Texas. This one-story home is perfect for small families looking for extra space. Inside this 1,575 square foot home, you will find 3 bedrooms, 2 bathrooms and a 2-car garage. Coming into the house from the covered front porch, you'll find a foyer and hallway that takes you to the heart of the house, the living space. The open concept design of kitchen, dining room and family room allows for easy entertaining and everyday living. The L-shaped kitchen includes granite or quartz countertops, a large island, a corner pantry closet, and stainless-steel appliances. The primary bedroom is off the dining room and has its own attached bathroom. Enjoy the walk in shower and quartz vanity. A huge walk-in closet with generous shelving is connected to the bathroom. You will have plenty of space in this closet for your accessories. The secondary bedrooms are off the foyer at the front of the home. In the hall between the bedrooms is the secondary bathroom, which includes a tub/shower combination. Each bedroom includes a closet and window. The utility room is tucked away between the foyer and kitchen, convenient to all bedrooms once the clothes are cleaned. The Denton includes upgraded laminate flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature a covered back patio, full sod and an irrigation system in the front and back yard, and a 6' privacy fence around the back yard. This home include

Key facts

• L shaped kitchen
• Open concept design
• Large island

Tags

• OPEN CONCEPT DESIGN
• L SHAPED KITCHEN
• GRANITE OR QUARTZ COUNTERTOPS
• LARGE ISLAND
• CORNER PANTRY CLOSET
• STAINLESS STEEL APPLIANCES

🏗️ New construction. The $260,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $261,762.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $261k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (19.5% below list).
• Recommended offer: $210k (19.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#700 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools C-, amenities F, commute F.
• Snook ISD (rural): math 50% / reading 34% proficiency, ranked #334 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 75 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 44 units permitted in Burleson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($230k) is reasonable based on typical stale-listing flexibility.

Recommended offer $210,000 (19.5% 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 139 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $261,762
• List price: $260,990
• Delta: -0.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
172 Pleasant Path	0.04mi	3/2.0	1,520 (-4%)	2mo	$262,000	$172	91
125 Turnrow Cv	0.14mi	3/2.0	1,539 (-2%)	2mo	$289,800	$188	88
244 Brazos Bnd	0.18mi	3/2.0	1,624 (+3%)	0mo	$284,900	$175	86
124 Turnrow Cv	0.14mi	3/2.0	1,539 (-2%)	6mo	$289,800	$188	84
221 Brazos Bnd	0.17mi	3/2.0	1,504 (-4%)	2mo	$272,500	$181	83
521 Harvest Lake Dr	0.45mi	3/2.0	1,575 (0%)	1mo	$255,045	$162	78
306 Harvest Lake Dr	0.23mi	3/2.0	1,447 (-8%)	2mo	$269,900	$187	74
304 Brazos Bnd	0.26mi	4/2.0 (+1)	1,691 (+7%)	7mo	$289,900	$171	65
424 Brazos Bnd	0.38mi	3/2.0	1,747 (+11%)	4mo	$299,900	$172	61
533 Harvest Lake Dr	0.47mi	3/2.5	1,415 (-10%)	1mo	$244,045	$172	59
473 Harvest Lake Dr	0.40mi	4/2.0 (+1)	1,796 (+14%)	1mo	$268,465	$149	52
509 Harvest Lake Dr	0.44mi	4/2.0 (+1)	1,796 (+14%)	0mo	$271,695	$151	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.84×
• Total profit: $-11,440
• Equity at exit: $82,112

10-year hold

• IRR: 2.3%
• Equity multiple: 1.26×
• Total profit: $18,821
• Equity at exit: $103,716

Cash invested: $73,293 (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 77878

• Home prices YoY: 0.5%
• Active inventory: 75
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,373
• Tax est. 1.5%: −$327 /mo · $3,926/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-150

Break-even live

Break-even rent $2,290

Max offer price $240,060

Occupancy floor —

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: $65,441
• Closing costs: $7,853
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 Turnrow Cv Snook, TX	3.0	2.0	1790	$2,100	$1.17	21d	1	0.18mi

Listing history 16 events

1. 2026-06-18
   days on market $260,990 Active 139 DOM
2. 2026-06-17
   days on market $260,990 Active 138 DOM
3. 2026-06-16
   days on market $260,990 Active 137 DOM
4. 2026-06-15
   days on market $260,990 Active 136 DOM
5. 2026-06-14
   days on market $260,990 Active 134 DOM
6. 2026-06-13
   days on market $260,990 Active 133 DOM
7. 2026-06-10
   days on market $260,990 Active 131 DOM
8. 2026-06-09
   days on market $260,990 Active 130 DOM
9. 2026-06-08
   days on market $260,990 Active 129 DOM
10. 2026-06-07
    days on market $260,990 Active 128 DOM
11. 2026-06-02
    days on market $260,990 Active 123 DOM
12. 2026-06-01
    days on market $260,990 Active 122 DOM
13. 2026-05-31
    days on market $260,990 Active 121 DOM
14. 2026-05-30
    days on market $260,990 Active 120 DOM
15. 2026-03-05
    price $260,990 1495-char remark

    Show marketing remark (1495 chars)

    Step into the Denton at Grand Lake in Snook, Texas. This one-story home is perfect for small families looking for extra space. Inside this 1,575 square foot home, you will find 3 bedrooms, 2 bathrooms and a 2-car garage. Coming into the house from the covered front porch, you'll find a foyer and hallway that takes you to the heart of the house, the living space. The open concept design of kitchen, dining room and family room allows for easy entertaining and everyday living. The L-shaped kitchen includes granite or quartz countertops, a large island, a corner pantry closet, and stainless-steel appliances. The primary bedroom is off the dining room and has its own attached bathroom. Enjoy the walk in shower and quartz vanity. A huge walk-in closet with generous shelving is connected to the bathroom. You will have plenty of space in this closet for your accessories. The secondary bedrooms are off the foyer at the front of the home. In the hall between the bedrooms is the secondary bathroom, which includes a tub/shower combination. Each bedroom includes a closet and window. The utility room is tucked away between the foyer and kitchen, convenient to all bedrooms once the clothes are cleaned. The Denton includes upgraded laminate flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature a covered back patio, full sod and an irrigation system in the front and back yard, and a 6' privacy fence around the back yard. This home include

16. 2026-01-30
    listed $248,990 Active 1495-char remark

    Show marketing remark (1495 chars)

    Step into the Denton at Grand Lake in Snook, Texas. This one-story home is perfect for small families looking for extra space. Inside this 1,575 square foot home, you will find 3 bedrooms, 2 bathrooms and a 2-car garage. Coming into the house from the covered front porch, you'll find a foyer and hallway that takes you to the heart of the house, the living space. The open concept design of kitchen, dining room and family room allows for easy entertaining and everyday living. The L-shaped kitchen includes granite or quartz countertops, a large island, a corner pantry closet, and stainless-steel appliances. The primary bedroom is off the dining room and has its own attached bathroom. Enjoy the walk in shower and quartz vanity. A huge walk-in closet with generous shelving is connected to the bathroom. You will have plenty of space in this closet for your accessories. The secondary bedrooms are off the foyer at the front of the home. In the hall between the bedrooms is the secondary bathroom, which includes a tub/shower combination. Each bedroom includes a closet and window. The utility room is tucked away between the foyer and kitchen, convenient to all bedrooms once the clothes are cleaned. The Denton includes upgraded laminate flooring throughout the common areas of the home, and carpet in the bedrooms. All our new homes feature a covered back patio, full sod and an irrigation system in the front and back yard, and a 6' privacy fence around the back yard. This home include

ⓘ 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: $25,200
• − Mortgage interest: −$14,663
• − Property taxes: −$3,926
• − Insurance: −$1,309
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$7,615
• Taxable loss: −$6,345
• Est. tax savings @ 24.0%: +$1,523
• After-tax cash flow: $-277/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 · 6 photos

Good 80/100 Cosmetic rehab

This one-story home in Snook, Texas, is in good condition with a modern kitchen and well-maintained exterior. It offers a good investment opportunity with potential for value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants.
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's value and attract more buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's value and attract more buyers/tenants. ↑

ⓘ 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: Snook ISD
• NCES district ID: 4840620
• Math proficiency: 50% ▲ 8.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $47,667
• Composite: 36.0/100
• National rank: #4788
• State rank: #334 of 826 in TX

Livability — Snook

• Score: 65/100
• State rank: #700
• US rank: #13044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Snook, TX
• Population (ZIP): 706

Population outlook (Burleson County) Hauer SSP2

• Today (2025): 18,066 people
• By 2030: 18,174 · +0.6%
• By 2040: 18,198 · +0.7%
• By 2050: 18,110 · +0.2%
• By 2075: 18,166 · +0.6%
• By 2100: 16,949 · -6.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (50%)
• Race & ethnicity: White 50% Hispanic / Latino 46% Two or more races 24% Native American 4% Black 3%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Lithuanian 3%
• Foreign-born: 14% · Canada
• Languages at home: 68% English-only · Spanish 32%

Political lean MEDSL · Burleson

• 2024 margin: Solid R (+62.8) · D 18.2% · R 81.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -37.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+57.6 2016: R+55.1 2012: R+46.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.46%
• Current HPI: 89.5004
• Rent YoY: —
• Metro: —
• 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

+4.8% since first listed

2 events — show timeline

• 2026-03-05 Price Changed $260,990 Zillow
• 2026-01-30 Listed $248,990 Zillow