Sanpiper Plan · Denton, TX 76259

$334,990

4 bd · 2.5 ba · 2,160 sqft · SingleFamily · 324 Days on market

Poor condition ↓ 1% since listing

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Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Schools +4.1/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +2.1/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Sanpiper is a spacious and thoughtfully designed 2-story home offering 4 bedrooms, 2.5 bathrooms, a 2-car garage, and 2,151-2,199 square feet of open-concept living space. Whether you're hosting guests or enjoying a quiet night in, this home delivers comfort, functionality, and flexible design options to match your lifestyle.

Key facts

• 2 garage spots
• Listed 324 days

🏗️ New construction. The $334,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $368,146.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $335k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-371 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (17.9% below list).
• Recommended offer: $275k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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+.
• Krum ISD (rural): math 44% / reading 46% proficiency, ranked #218 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Krum Early Education Center (430 students, 49% FRL); Krum Middle (math 48% / reading 47%, grade C-, #408 of 1,662 statewide, top 25%, 541 students, 37% FRL); Krum H S (math 37% / reading 52%, grade F, #652 of 1,632 statewide, top 43%, 686 students, 31% FRL).
• Market conditions: 281 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 10,531 units permitted in Denton County in 2024 (2,713 in 5+ unit buildings).
• This rent runs 32% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 324 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Recommended offer $275,105 (17.9% 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 324 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.75% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.32%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

• ARV (median comp): $368,146
• List price: $334,990
• Delta: -9.01%
• 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
7416 Summer Sunset Dr	0.36mi	4/2.5	2,245 (+4%)	2mo	$393,613	$175	75
1708 Nesting Robin Ln	0.38mi	4/3.0	2,102 (-3%)	3mo	$384,738	$183	73
7524 Lavender Ln	0.08mi	4/2.0	1,877 (-13%)	0mo	$388,334	$207	72
548 Shaded Grove Dr	0.63mi	4/2.5	2,087 (-3%)	3mo	$337,990	$162	63
656 Shaded Grove Dr	0.52mi	3/2.0 (-1)	2,093 (-3%)	3mo	$298,990	$143	61
616 Amber Fields Dr	0.57mi	5/3.0 (+1)	2,093 (-3%)	3mo	$358,240	$171	59
540 Amber Fields Dr	0.60mi	5/3.0 (+1)	2,093 (-3%)	2mo	$349,990	$167	58
1712 Nesting Robin Ln	0.39mi	3/2.5 (-1)	1,938 (-10%)	2mo	$374,127	$193	58
505 Amber Fields Dr	0.69mi	5/3.0 (+1)	2,129 (-1%)	2mo	$306,990	$144	57
640 Shaded Grv	0.55mi	4/2.5	2,367 (+10%)	3mo	$342,990	$145	56
553 Red Admiral Ln	0.66mi	4/2.5	2,367 (+10%)	2mo	$340,990	$144	52
608 Shaded Grove Dr	0.59mi	3/2.5 (-1)	1,898 (-12%)	3mo	$337,990	$178	45

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: -23.6%
• Equity multiple: 0.19×
• Total profit: $-83,233
• Equity at exit: $54,892

10-year hold

• IRR: -18.4%
• Equity multiple: 0.00×
• Total profit: $-102,723
• Equity at exit: $31,831

Cash invested: $103,081 (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 76259

• Home prices YoY: -5.2%
• Active inventory: 281
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,751 medium
• Mortgage (P&I): −$1,931
• Tax est. 1.5%: −$460 /mo · $5,522/yr
• Insurance: −$153
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-371

Break-even live

Break-even rent $3,220

Max offer price $314,484

Occupancy floor —

Sensitivity live

Price	-10% $-116	-5% $-244	+0% $-371	+5% $-498	+10% $-625
Rent	-10% $-588	-5% $-480	+0% $-371	+5% $-262	+10% $-154
Rate	-1.0pp $-185	-0.5pp $-277	base $-371	+0.5pp $-466	+1.0pp $-563

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: $92,036
• Closing costs: $11,044
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7709 Tuscarora Dr Ponder, TX	5.0	3.0	2093	$2,450	$1.17	12d	1	0.51mi
1106 Spring Flower Dr Krum, TX	3.0	2.0	1568	$1,800	$1.15	45d	1	0.77mi

Listing history 20 events

1. 2026-06-21
   days on market $334,990 Active 324 DOM
2. 2026-06-18
   days on market $334,990 Active 321 DOM
3. 2026-06-17
   days on market $334,990 Active 320 DOM
4. 2026-06-16
   days on market $334,990 Active 319 DOM
5. 2026-06-15
   days on market $334,990 Active 318 DOM
6. 2026-06-13
   days on market $334,990 Active 316 DOM
7. 2026-06-13
   days on market $334,990 Active 315 DOM
8. 2026-06-09
   days on market $334,990 Active 312 DOM
9. 2026-06-08
   days on market $334,990 Active 311 DOM
10. 2026-06-07
    days on market $334,990 Active 310 DOM
11. 2026-06-04
    days on market $334,990 Active 307 DOM
12. 2026-06-03
    days on market $334,990 Active 306 DOM
13. 2026-06-02
    days on market $334,990 Active 305 DOM
14. 2026-06-01
    days on market $334,990 Active 304 DOM
15. 2026-05-31
    days on market $334,990 Active 303 DOM
16. 2026-05-13
    price $334,990 331-char remark

    Show marketing remark (331 chars)

    The Sanpiper is a spacious and thoughtfully designed 2-story home offering 4 bedrooms, 2.5 bathrooms, a 2-car garage, and 2,151-2,199 square feet of open-concept living space. Whether you're hosting guests or enjoying a quiet night in, this home delivers comfort, functionality, and flexible design options to match your lifestyle.

17. 2026-05-13
    price $336,990 331-char remark

    Show marketing remark (331 chars)

    The Sanpiper is a spacious and thoughtfully designed 2-story home offering 4 bedrooms, 2.5 bathrooms, a 2-car garage, and 2,151-2,199 square feet of open-concept living space. Whether you're hosting guests or enjoying a quiet night in, this home delivers comfort, functionality, and flexible design options to match your lifestyle.

18. 2026-02-25
    price $341,990 331-char remark

    Show marketing remark (331 chars)

    The Sanpiper is a spacious and thoughtfully designed 2-story home offering 4 bedrooms, 2.5 bathrooms, a 2-car garage, and 2,151-2,199 square feet of open-concept living space. Whether you're hosting guests or enjoying a quiet night in, this home delivers comfort, functionality, and flexible design options to match your lifestyle.

19. 2026-01-08
    price $340,990 331-char remark

    Show marketing remark (331 chars)

    The Sanpiper is a spacious and thoughtfully designed 2-story home offering 4 bedrooms, 2.5 bathrooms, a 2-car garage, and 2,151-2,199 square feet of open-concept living space. Whether you're hosting guests or enjoying a quiet night in, this home delivers comfort, functionality, and flexible design options to match your lifestyle.

20. 2025-08-01
    listed $339,990 Active 331-char remark

    Show marketing remark (331 chars)

    The Sanpiper is a spacious and thoughtfully designed 2-story home offering 4 bedrooms, 2.5 bathrooms, a 2-car garage, and 2,151-2,199 square feet of open-concept living space. Whether you're hosting guests or enjoying a quiet night in, this home delivers comfort, functionality, and flexible design options to match your lifestyle.

ⓘ 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: $33,013
• − Mortgage interest: −$20,622
• − Property taxes: −$5,522
• − Insurance: −$1,841
• − Repairs & maintenance: −$2,641
• − Management: −$2,641
• − Depreciation: −$10,710
• Taxable loss: −$10,964
• Est. tax savings @ 24.0%: +$2,631
• After-tax cash flow: $-1,819/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 · 3 photos

Poor 20/100 Extensive rehab

The home requires extensive repairs and replacements, including the roof, exterior siding, interior walls and paint, bathrooms, systems, and landscaping. These repairs would significantly increase its value for both resale and rental.

Repairs flagged

• Major roof — Significant damage to the roof structure is visible in the independent aerial image.
• Major exterior siding — The independent aerial image shows significant damage to the roof structure, which may affect the exterior siding as well.
• Major interior walls and paint — No photos of interior walls or paint are provided, but the poor condition of the roof and exterior suggests potential damage to interior walls and paint as well.
• Major bathrooms — No photos of bathrooms are provided, but the poor condition of the roof and exterior suggests potential damage to bathrooms as well.
• Major systems — No photos of systems are provided, but the poor condition of the roof and exterior suggests potential damage to systems as well.
• Major landscaping — The independent aerial image shows no visible landscaping details, but the poor condition of the roof and exterior suggests potential damage to landscaping as well.

Value-add opportunities

• Both repair and replace roof — Repairing and replacing the roof would significantly increase the home's value for both resale and rental.
• Both repair and replace exterior siding — Repairing and replacing the exterior siding would significantly increase the home's value for both resale and rental.
• Both repair and paint interior walls and paint — Repairing and painting the interior walls and paint would significantly increase the home's value for both resale and rental.
• Both repair and replace bathrooms — Repairing and replacing the bathrooms would significantly increase the home's value for both resale and rental.
• Both repair and replace systems — Repairing and replacing the systems would significantly increase the home's value for both resale and rental.
• Both repair and replace landscaping — Repairing and replacing the landscaping would significantly increase the home's value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage to the roof structure is visible in the independent aerial image.	Major	$15,000–50,000
exterior siding · The independent aerial image shows significant damage to the roof structure, which may affect the exterior siding as well.	Major	$15,000–50,000
interior walls and paint · No photos of interior walls or paint are provided, but the poor condition of the roof and exterior suggests potential damage to interior walls and paint as well.	Major	$15,000–50,000
bathrooms · No photos of bathrooms are provided, but the poor condition of the roof and exterior suggests potential damage to bathrooms as well.	Major	$15,000–50,000
systems · No photos of systems are provided, but the poor condition of the roof and exterior suggests potential damage to systems as well.	Major	$15,000–50,000
landscaping · The independent aerial image shows no visible landscaping details, but the poor condition of the roof and exterior suggests potential damage to landscaping as well.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both repair and replace roof — Repairing and replacing the roof would significantly increase the home's value for both resale and rental. ↑
• Both repair and replace exterior siding — Repairing and replacing the exterior siding would significantly increase the home's value for both resale and rental. ↑
• Both repair and paint interior walls and paint — Repairing and painting the interior walls and paint would significantly increase the home's value for both resale and rental. ↑
• Both repair and replace bathrooms — Repairing and replacing the bathrooms would significantly increase the home's value for both resale and rental. ↑
• Both repair and replace systems — Repairing and replacing the systems would significantly increase the home's value for both resale and rental. ↑
• Both repair and replace landscaping — Repairing and replacing the landscaping would significantly increase the home's value for both resale and rental. ↑

ⓘ 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: Krum ISD
• NCES district ID: 4825980
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $71,808
• Composite: 40.72/100
• National rank: #3664
• State rank: #218 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

• County: Denton County · 901,654 people
• City population: 127,990
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 6,596
• Household income: $101,845
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 180.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 11% Two or more races 8% Black 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -15.17%
• Current HPI: 275.4082
• Rent YoY: —
• 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

-1.5% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $334,990 Zillow
• 2026-05-13 Price Changed $336,990 Zillow
• 2026-02-25 Price Changed $341,990 Zillow
• 2026-01-08 Price Changed $340,990 Zillow
• 2025-08-01 Listed $339,990 Zillow