722 S Church St · Pilot Point, TX 76258

$160,000

2 bd · 1.5 ba · 825 sqft · SingleFamily public records · 13 Days on market

Built 1991 7,492 sqft lot Est $187k · 15% under

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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 +18.2/30.0
• ARV discount +14.1/15.0
• DSCR +5.7/10.0
• 1% rule +5.2/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful home with fenced yard close to Elementary school on a corner lot! Outside-covered porch and a storage building. Inside-great eat in kitchen with a breakfast bar! Large size rooms. Tour today!

Key facts

• Spacious backyard
• Single-car garage
• Dead-end street

Tags

• BRICK HOME
• SPACIOUS BACKYARD
• SINGLE-CAR GARAGE
• DEAD-END STREET

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Covered parking (1 space); Driveway; Paved parking; Attached 1-car garage
• Utilities: City water; City sewer; Electricity available; Cable available
• Home design: Single-family residence; Attached property; One story
• Construction: Built in 1991; Slab foundation
• Exterior features: Patio; Terrace; All-weather road access; Concrete surfaces

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Luxury vinyl plank
• Bathrooms: 1 full bathroom
• Interior features: Eat-in kitchen; Pantry; Cable TV available; One living area; One dining area; Total of 4 rooms; One-level home
• Laundry & utility: Washer hookup; Electric dryer hookup; Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 7.4% vs local median 4.0% in Pilot Point — 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 66/100 on livability (#613 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Pilot Point ISD (town): math 41% / reading 43% proficiency, ranked #303 of 826 in TX (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pilot Point El (math 44% / reading 41%, grade F, #1,313 of 4,322 statewide, top 31%, 516 students, 56% FRL).
• Market conditions: 488 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $5k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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: major 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 $160,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $187,275
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 S Church St	0.00mi	2/1.0	825 (0%)	0mo	$160,000	$194	98
500 E White St	0.36mi	3/1.0 (+1)	858 (+4%)	18mo	$247,500	$288	54
111 E Division St	0.38mi	1/1.5 (-1)	704 (-15%)	8mo	$159,500	$227	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-16,648
• Equity at exit: $23,857

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-2,414
• Equity at exit: $13,834

Cash invested: $44,800 (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 76258

• Home prices YoY: -7.9%
• Active inventory: 488
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$239 /mo · $2,870/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $145

Break-even live

Break-even rent $1,449

Max offer price $160,000

Occupancy floor 86%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
316 E White St Pilot Point, TX	3.0	2.0	1118	$1,700	$1.52	5d	1	0.28mi
216 E Division St Pilot Point, TX	2.0	1.0	820	$1,535	$1.87	3d	1	0.41mi
551 E Burks St Pilot Point, TX	3.0	1.0	1123	$1,695	$1.51	17d	1	0.82mi

Listing history 8 events

1. 2026-05-23
   status Pending
2. 2026-05-16
   historical Active Option Contract
3. 2026-05-10
   listed $160,000 Active
4. 2024-06-04
   soldstatus
5. 2007-07-05
   soldstatus
6. 2007-06-27
   soldstatus 201-char remark

   Show marketing remark (201 chars)

   Wonderful home with fenced yard close to Elementary school on a corner lot! Outside-covered porch and a storage building. Inside-great eat in kitchen with a breakfast bar! Large size rooms. Tour today!

7. 2007-05-06
   historical 201-char remark

   Show marketing remark (201 chars)

   Wonderful home with fenced yard close to Elementary school on a corner lot! Outside-covered porch and a storage building. Inside-great eat in kitchen with a breakfast bar! Large size rooms. Tour today!

8. 2007-02-14
   listed $64,900 201-char remark

   Show marketing remark (201 chars)

   Wonderful home with fenced yard close to Elementary school on a corner lot! Outside-covered porch and a storage building. Inside-great eat in kitchen with a breakfast bar! Large size rooms. Tour today!

ⓘ 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: $2,870 · $239/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$58/yr (+$5/mo · 2.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $19,592
• − Mortgage interest: −$8,962
• − Property taxes: −$2,870
• − Insurance: −$800
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$4,655
• Taxable loss: −$830
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $1,938/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: Pilot Point ISD
• NCES district ID: 4834920
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $57,332
• Composite: 36.85/100
• National rank: #4555
• State rank: #303 of 826 in TX

Livability — Pilot Point

• Score: 66/100
• State rank: #613
• US rank: #11604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pilot Point, TX
• Population (ZIP): 8,042

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 28% Two or more races 19% Black 3% Pacific Islander 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Serbian 4% Lithuanian 1% Scottish 1%
• Foreign-born: 11% · Canada
• Languages at home: 73% English-only · Spanish 25% Arabic 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: ▼ -26.12%
• Current HPI: 303.4015
• 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

+146.5% since first listed

8 events — show timeline

• 2026-05-23 Pending — NTREIS
• 2026-05-16 Contingent — NTREIS
• 2026-05-10 Listed $160,000 NTREIS
• 2024-06-04 Sold (Public Records) — Public Records
• 2007-07-05 Sold (Public Records) — Public Records
• 2007-06-27 Sold (MLS) — NTREIS
• 2007-05-06 Listing Removed — NTREIS
• 2007-02-14 Listed $64,900 NTREIS

Property tax history

+4.8%/yr

Latest (2025): $2,870 · -13.1% YoY. Source: county tax records.