713 Presidio St · Aubrey, TX 76227

$265,000

3 bd · 2.5 ba · 1,421 sqft · SingleFamily public records · 64 Days on market

Built 2023 Good condition 4,574 sqft lot $186/sqft · 23% below area Est $345k · 23% under $44/mo HOA · 2% of rent ↓ 4% 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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Rent growth +2.0/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained home in the desirable Aubrey Creek Estates community! This inviting residence offers a spacious, open-concept floor plan designed for both everyday living and effortless entertaining. The light-filled living area flows seamlessly into the kitchen, creating the perfect gathering space for family and friends. The kitchen features recently updated appliances, providing a fresh, modern feel along with functionality any home chef will appreciate. Throughout the home, newly replaced carpet adds comfort and a clean, move-in ready appeal. The private primary suite offers a relaxing retreat, complete with ample space and an ensuite bath. Secondary bedrooms are

Key facts

• Updated appliances
• Convenient access
• Covered patio

Tags

• OPEN-CONCEPT FLOOR PLAN
• UPDATED APPLIANCES
• NEWLY REPLACED CARPET
• PRIVATE PRIMARY SUITE
• COVERED PATIO
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, USDA Loan, VA Loan
• HOA & community: Mandatory association; Annual association fee of $525; Association covers maintenance of grounds; HOA managed by Goodwin & CO

Exterior

• Parking: Attached 2-car garage with garage door opener and garage facing front; Covered parking for 2 vehicles; No carport spaces
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Individual water meter; Co-op electric; Cable available; Sidewalks, curbs and concrete; Underground utilities
• Home design: Single-family residence; One story; Preowned (built in 2023); Not attached to another property
• Construction: Brick construction; Composition roof; Slab foundation; Year built 2023
• Exterior features: Covered porch(es); Covered patio/porch; Brick and wood fencing; Landscaped lot; Sprinkler system; Subdivision lot (interior lot)

Interior

• Kitchen: Granite countertops; Kitchen island; Breakfast bar; Walk-in pantry; Water line to refrigerator; Dishwasher; Electric range; Microwave
• Bedrooms: Primary bedroom on main level with built-in cabinets, dual sinks, ensuite bath and walk-in closet; Two additional bedrooms on main level (split bedroom floorplan)
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air; Electric cooling; ENERGY STAR qualified equipment
• Interior features: Cable TV available; High-speed internet available; Kitchen island; Pantry; Walk-in closet(s); Window coverings
• Laundry & utility: Separate utility room; Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-364 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (19.8% below list).
• Recommended offer: $201k (24.3% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 3.4% in Aubrey — 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 71/100 on livability (#332 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime C-, amenities F, commute F.
• Aubrey ISD (rural): math 50% / reading 52% proficiency, ranked #119 of 826 in TX (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hl Brockett (math 57% / reading 52%, grade C, #621 of 4,322 statewide, top 15%, 529 students, 34% FRL); Aubrey Middle (math 48% / reading 46%, grade D+, #424 of 1,662 statewide, top 27%, 814 students, 34% FRL); Aubrey H S (math 45% / reading 57%, grade D+, #482 of 1,632 statewide, top 30%, 923 students, 29% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: Rents soft (-1.9%/yr); 1925 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $8k 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 64 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.

Recommended offer $200,736 (24.3% 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 64 days. Have you received any prior offers? Is the seller open to a 24% 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. 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?
7. 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.
8. 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.
9. 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: 4.65%
• Cash-on-cash: -5.88%
• DSCR: 0.74
• GRM: 10.4

CMA / ARV

• ARV (median comp): $344,571
• List price: $265,000
• Delta: -23.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
632 Coleman St	0.30mi	3/2.0	1,525 (+7%)	2mo	$275,000	$180	70
804 Dressage Ln	0.68mi	3/2.0	1,451 (+2%)	0mo	$236,824	$163	63
2001 Sulky Ln	0.72mi	3/2.0	1,451 (+2%)	2mo	$242,674	$167	59
812 Dressage Ln	0.68mi	3/2.0	1,461 (+3%)	4mo	$249,924	$171	58
2029 Belgian Dr	0.75mi	3/2.0	1,461 (+3%)	1mo	$241,999	$166	58
824 Dressage Ln	0.69mi	3/2.0	1,461 (+3%)	4mo	$244,674	$167	58
2017 Sulky Ln	0.75mi	3/2.0	1,451 (+2%)	4mo	$236,099	$163	56
712 Dressage Ln	0.63mi	3/2.0	1,302 (-8%)	4mo	$244,814	$188	52
2013 Derby Ln	0.68mi	3/2.0	1,522 (+7%)	4mo	$257,674	$169	51
2020 Belgian Dr	0.72mi	3/2.0	1,311 (-8%)	1mo	$231,824	$177	50
2017 Welsh Ln	0.71mi	3/2.0	1,302 (-8%)	2mo	$238,824	$183	50
2044 Stable Ln	0.74mi	3/2.0	1,302 (-8%)	2mo	$250,999	$193	48

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -30.2%
• Equity multiple: 0.03×
• Total profit: $-72,176
• Equity at exit: $39,512

10-year hold

• IRR: -54.8%
• Equity multiple: -0.56×
• Total profit: $-116,093
• Equity at exit: $22,912

Cash invested: $74,200 (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 76227

• Home prices YoY: -19.0%
• Rents YoY: -1.9%
• Active inventory: 1925
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,125 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$498 /mo · $5,980/yr
• Insurance: −$110
• HOA: −$44
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-364

Break-even live

Break-even rent $2,585

Max offer price $200,736

Occupancy floor —

Sensitivity live

Price	-10% $-214	-5% $-289	+0% $-364	+5% $-439	+10% $-514
Rent	-10% $-532	-5% $-448	+0% $-364	+5% $-280	+10% $-196
Rate	-1.0pp $-230	-0.5pp $-296	base $-364	+0.5pp $-432	+1.0pp $-502

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 Presidio St Aubrey, TX	3.0	2.0	1498	$2,100	$1.40	20d	1	0.03mi
901 King St Aubrey, TX	4.0	2.5	1761	$2,625	$1.49	4d	1	0.04mi
933 King St Aubrey, TX	3.0	2.0	1452	$2,100	$1.45	45d	1	0.07mi
1000 Mason St Aubrey, TX	3.0	2.0	1539	$2,200	$1.43	45d	1	0.21mi
685 Coleman St Aubrey, TX	3.0	2.0	1869	$2,400	$1.28	9d	1	0.23mi
538 Concho St Aubrey, TX	3.0	2.0	1613	$2,285	$1.42	19d	1	0.35mi
538 Concho St Aubrey, TX	3.0	2.0	1613	$2,285	$1.42	9d	1	0.35mi
229 Irick Ct Aubrey, TX	3.0	2.5	1346	$2,000	$1.49	5d	1	0.57mi
728 Dressage Ln Aubrey, TX	4.0	2.0	1720	$1,850	$1.08	17d	1	0.66mi
732 Dressage Ln Aubrey, TX	3.0	2.0	1522	$1,986	$1.30	45d	1	0.67mi
717 Dressage Ln Aubrey, TX	3.0	2.0	1522	$1,750	$1.15	45d	1	0.68mi
2009 Derby Ln Aubrey, TX	4.0	2.0	1720	$1,950	$1.13	7d	1	0.69mi
2021 Derby Ln Aubrey, TX	3.0	2.0	1522	$1,875	$1.23	1d	1	0.72mi
2031 Stable Ln Aubrey, TX	3.0	2.0	1515	$1,950	$1.29	8d	1	0.73mi
2020 Belgian Dr Aubrey, TX	3.0	2.0	1311	$1,900	$1.45	26d	1	0.74mi
2028 Belgian Dr Aubrey, TX	3.0	2.0	1461	$1,899	$1.30	1d	1	0.75mi
601 Countryside Dr Aubrey, TX	3.0	2.0	1500	$1,700	$1.13	6d	1	0.75mi
2029 Welsh Ln Aubrey, TX	3.0	2.0	1522	$2,066	$1.36	14d	1	0.75mi
2037 Derby Ln Aubrey, TX	4.0	2.0	1720	$1,995	$1.16	22d	1	0.76mi
2043 Stable Ln Aubrey, TX	4.0	2.0	1720	$1,850	$1.08	19d	1	0.76mi
2024 Sulky Ln Aubrey, TX	3.0	2.0	1461	$2,046	$1.40	14d	1	0.77mi
2028 Sulky Ln Aubrey, TX	3.0	2.0	1311	$1,900	$1.45	45d	1	0.78mi
2051 Stable Ln Aubrey, TX	4.0	2.0	1720	$2,100	$1.22	45d	1	0.78mi
2061 Belgian Dr Aubrey, TX	4.0	2.0	1656	$2,116	$1.28	26d	1	0.82mi
513 Rock Hill Rd Aubrey, TX	4.0	2.0	1731	$2,499	$1.44	0d	1	0.93mi
213 S Magnolia St Aubrey, TX	2.0	2.5	1261	$1,395	$1.11	45d	1	1.01mi
502 Brumley Rd Krugerville, TX	3.0	2.0	1470	$1,895	$1.29	45d	1	1.20mi
206 Linda St Aubrey, TX	3.0	2.0	1600	$1,850	$1.16	26d	1	1.27mi
1641 Meadow Crest Dr Aubrey, TX	3.0	2.0	1503	$2,100	$1.40	26d	1	1.31mi
215 Linda St Aubrey, TX	3.0	2.0	1350	$1,795	$1.33	7d	1	1.33mi
215 Linda St Aubrey, TX	3.0	2.0	1350	$1,825	$1.35	46d	1	1.33mi
1713 Meadow Crest Dr Aubrey, TX	3.0	2.0	1498	$2,100	$1.40	26d	1	1.35mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 17 events

1. 2026-06-21
   days on market $265,000 Active 64 DOM
2. 2026-06-18
   days on market $265,000 Active 61 DOM
3. 2026-06-17
   days on market $265,000 Active 60 DOM
4. 2026-06-16
   days on market $265,000 Active 59 DOM
5. 2026-06-15
   days on market $265,000 Active 58 DOM
6. 2026-06-13
   days on market $265,000 Active 56 DOM
7. 2026-06-13
   days on market $265,000 Active 55 DOM
8. 2026-06-09
   days on market $265,000 Active 52 DOM
9. 2026-06-08
   days on market $265,000 Active 51 DOM
10. 2026-06-07
    days on market $265,000 Active 50 DOM
11. 2026-06-04
    days on market $265,000 Active 47 DOM
12. 2026-06-03
    days on market $265,000 Active 46 DOM
13. 2026-06-02
    days on market $265,000 Active 45 DOM
14. 2026-06-01
    days on market $265,000 Active 44 DOM
15. 2026-05-31
    days on market $265,000 Active 43 DOM
16. 2026-05-04
    price $265,000 1312-char remark
17. 2026-04-18
    listed $275,000 Active 1312-char remark

ⓘ 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: $5,980 · $498/mo
• Projected year-2 tax: $5,980 · $498/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,499
• − Mortgage interest: −$14,844
• − Property taxes: −$5,980
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − HOA: −$528
• − Depreciation: −$7,709
• Taxable loss: −$8,967
• Est. tax savings @ 24.0%: +$2,152
• After-tax cash flow: $-2,213/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 80/100 Cosmetic rehab

This well-maintained, recently updated home in Aubrey Creek Estates is move-in ready with a good condition score and minimal repairs needed. Potential buyers and renters will appreciate the fresh paint, new carpet, and modern kitchen appliances.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Aesthetic enhancements can attract more buyers and renters
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase the home's value
• Both Install smart home devices — Smart home devices can increase home's value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Aesthetic enhancements can attract more buyers and renters ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase the home's value ↑
• Both Install smart home devices — Smart home devices can increase home's value and attract tech-savvy buyers ↑

ⓘ 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: Aubrey ISD
• NCES district ID: 4808910
• Math proficiency: 50% ▼ -9.00%
• Reading proficiency: 52% ▼ -3.00%
• Median HH income: $77,154
• Composite: 46.21/100
• National rank: #2492
• State rank: #119 of 826 in TX

Livability — Aubrey

• Score: 71/100
• State rank: #332
• US rank: #7241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aubrey, TX
• County: Denton County · 901,654 people
• City population: 62,127
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 62,127
• Household income: $111,402
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 959.0

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 0.63)
• Race & ethnicity: White 55% Black 19% Hispanic / Latino 17% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 12% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 10% Other Indo-European 2% Other Asian/Pacific 2%

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: ▼ -59.76%
• Current HPI: 254.2895
• Rent YoY: ▼ -1.88%
• 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

-3.6% since first listed

2 events — show timeline

• 2026-05-04 Price Changed $265,000 NTREIS
• 2026-04-18 Listed $275,000 NTREIS

Property tax history

+60.1%/yr

Latest (2025): $5,980 · -2.3% YoY. Source: county tax records.