5824 Harvey Gap Ln · Denton, TX 76226

$335,000

4 bd · 2.0 ba · 1,736 sqft · SingleFamily public records · 11 Days on market

Built 2023 Good condition 6,447 sqft lot $193/sqft · 7% below area Est $359k · 7% under $46/mo HOA · 2% of rent ↓ 11% 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 +10.5/15.0
• Cash flow +10.4/30.0
• Livability +4.4/5.0
• 1% rule +3.9/10.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• DSCR +3.0/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

This home is priced to sell and won't last long! This beautiful East facing, single-story brick home is located on a quiet street in Argyle with a sprawling ranch backing up to the back fence. This home features 4 bedrooms and 2 bathrooms and has a lovely open floor plan. The kitchen island is large with room for seating. This house has been taken care of immaculately and will make a perfect forever home for some lucky buyer.

Key facts

• 6,447 sq ft lot
• 2 garage spots
• Built 2023

Property features AI

Finance

• Other: Property is in the Cambridge Brook Ph 2 subdivision
• Financial info: Listing accepts Cash, Conventional, FHA, Texas Vet, and VA loans
• HOA & community: Mandatory HOA; HOA annually covers grounds maintenance; HOA management: Cambridge Brook Residential Community

Exterior

• Parking: 2-car attached garage; 2 covered parking spaces; Driveway
• Security: Security system
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Individual water meter; Natural gas available; Phone available
• Home design: Single family residence; One-story; Not attached to another property; Residential property
• Construction: Built in 2023; Brick construction; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Gutters; Private yard; Landscaped; Subdivision lot; Fenced backyard with privacy wood fence

Interior

• Kitchen: Dishwasher; Gas range; Disposal; Built-in cabinets; Corian/Corian-type countertops; Kitchen island; Pantry; Eat-in kitchen; Water line to refrigerator
• Bedrooms: 4 bedrooms (all on main level); Primary bedroom with ensuite bathroom and walk-in closet
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms (both on main level); Primary bathroom includes built-in cabinets, Corian-type countertop and linen closet; Secondary bathroom includes built-in cabinets, Corian-type countertop and linen closet
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Built-in features and cabinets; Cable TV available; Chandelier and decorative lighting; Eat-in kitchen with kitchen island; Open floor plan; Pantry; Walk-in closet(s); High speed internet available; Kitchen island
• Laundry & utility: Dedicated laundry room on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $335k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (11.4% below list).
• Recommended offer: $297k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Zoned schools: Ep Rayzor El (math 72% / reading 72%, grade A-, #110 of 4,322 statewide, top 3%, 322 students, 7% FRL) — zoned schools average 7% FRL vs 38% district-wide (31 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 72% at this address vs 40% district-wide (+32 pts) — the actual schools serving this property are materially stronger than the Denton ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.6%/yr); 1134 active listings in the ZIP; 23 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 $10k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 wind risk, 27% chance of damaging wind over 30y; moderate 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 $296,766 (11.4% 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. 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. 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: 0.89% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.30%
• DSCR: 0.90
• GRM: 9.4

CMA / ARV

• ARV (median comp): $359,202
• List price: $335,000
• Delta: -2.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5812 Harvey Gap Ln	0.03mi	4/2.0	1,741 (+0%)	16mo	$359,000	$206	84
5928 Harvey Gap Ln	0.08mi	4/2.0	1,708 (-2%)	12mo	$385,000	$225	83
3816 Canyon Verde Ln	0.19mi	4/2.0	1,870 (+8%)	0mo	$350,000	$187	78
5708 Rock Lake Dr	0.13mi	4/2.0	1,836 (+6%)	13mo	$379,999	$207	73
5805 Morrow Point Dr	0.30mi	4/2.0	1,737 (+0%)	20mo	$375,000	$216	70
3613 Ridgeway Ln	0.31mi	4/2.0	1,870 (+8%)	6mo	$337,000	$180	67
5808 Silverjack Trl	0.32mi	4/2.0	1,870 (+8%)	23mo	$400,000	$214	53
4005 Tuscany Ct	0.59mi	3/2.0 (-1)	1,530 (-12%)	2mo	$299,999	$196	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 · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.26×
• Total profit: $-69,669
• Equity at exit: $49,950

10-year hold

• IRR: -19.5%
• Equity multiple: 0.03×
• Total profit: $-91,060
• Equity at exit: $28,965

Cash invested: $93,800 (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 76226

• Home prices YoY: -24.4%
• Rents YoY: 1.6%
• Active inventory: 1134
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,968 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$582 /mo · $6,985/yr
• Insurance: −$140
• HOA: −$46
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $-180

Break-even live

Break-even rent $3,196

Max offer price $303,202

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-85	+0% $-180	+5% $-275	+10% $-370
Rent	-10% $-414	-5% $-297	+0% $-180	+5% $-63	+10% $54
Rate	-1.0pp $-11	-0.5pp $-95	base $-180	+0.5pp $-267	+1.0pp $-355

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5908 Harvey Gap Ln Argyle, TX	4.0	2.0	1836	$3,800	$2.07	0d	1	0.02mi
5901 Bull Creek Ln Argyle, TX	3.0	2.0	1318	$2,195	$1.67	6d	1	0.07mi
4505 Vintage Blvd Argyle, TX	1.0–3.0	1.0–2.0	1195	$1,744	$1.46	1d	10	0.49mi
4204 Sonoma Dr Argyle, TX	4.0	2.5	2105	$2,100	$1.00	21d	1	0.56mi
4705 Piedmonte Ct Argyle, TX	4.0	2.0	1467	$2,495	$1.70	1d	1	0.60mi
4701 Napa Valley Dr Argyle, TX	3.0	2.0	1761	$1,995	$1.13	46d	1	0.67mi
4657 Bonnie Brae St Argyle, TX	3.0	2.5	1100	$1,800	$1.64	46d	1	0.70mi
3621 Bonnie Brae St Unit 3621 Argyle, TX	3.0	2.5	1866	$2,195	$1.18	46d	1	0.71mi
4008 Vinyard Way Argyle, TX	3.0	2.0	1761	$2,200	$1.25	15d	1	0.72mi
3612 Aaron Pl Argyle, TX	3.0	2.5	1684	$2,350	$1.40	46d	1	0.73mi
3329 Tamarack Ln Argyle, TX	4.0	2.0	1994	$2,600	$1.30	20d	1	0.74mi
3600 Aaron Pl Argyle, TX	3.0	2.5	1866	$2,350	$1.26	20d	1	0.74mi
3413 Aaron Pl Argyle, TX	3.0	2.5	1684	$2,250	$1.34	20d	1	0.75mi
3401 Aaron Pl Argyle, TX	3.0	2.5	1922	$2,500	$1.30	46d	1	0.76mi
3312 Stonecrop Trl Argyle, TX	3.0	2.0	1737	$2,200	$1.27	27d	1	0.89mi
5108 Middlestone Ln Argyle, TX	4.0	2.0	1913	$2,750	$1.44	9d	1	0.90mi
5200 Woodway Dr Argyle, TX	4.0	3.0	2129	$2,600	$1.22	7d	1	0.91mi
5200 Woodway Dr Argyle, TX	4.0	3.0	2129	$2,900	$1.36	46d	1	0.91mi
3128 Buckthorn Ln Argyle, TX	3.0	2.0	1845	$2,395	$1.30	46d	1	0.97mi
4512 Remuda Ln Argyle, TX	3.0	2.0	1737	$2,300	$1.32	46d	1	1.03mi
3121 Hornbeam St Argyle, TX	3.0	2.0	1852	$2,399	$1.30	5d	1	1.04mi
5405 Bardwell Dr Argyle, TX	3.0	2.0	1767	$2,750	$1.56	27d	1	1.43mi
8508 White Rock Ln Argyle, TX	4.0	2.0	2041	$3,000	$1.47	21d	1	1.46mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 15 events

1. 2026-06-16
   statusdays on market $335,000 Pending 11 DOM
2. 2026-06-15
   days on market $335,000 Active Option Contract 10 DOM
3. 2026-06-13
   statusdays on market $335,000 Active Option Contract 8 DOM
4. 2026-06-09
   days on market $335,000 Active 4 DOM
5. 2026-06-08
   days on market $335,000 Active 3 DOM
6. 2026-06-07
   remarks 430-char remark
7. 2026-06-07
   pricedays on marketlisting id $335,000 Active 2 DOM
8. 2026-06-03
   days on market $350,000 Active 132 DOM
9. 2026-06-02
   days on market $350,000 Active 131 DOM
10. 2026-06-01
    days on market $350,000 Active 130 DOM
11. 2026-05-31
    days on market $350,000 Active 129 DOM
12. 2026-04-03
    price $350,000 383-char remark
13. 2026-03-06
    price $355,000 383-char remark
14. 2026-02-14
    price $365,000 383-char remark
15. 2026-01-22
    listed $375,000 Active 383-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: $6,985 · $582/mo
• Projected year-2 tax: $6,985 · $582/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $35,612
• − Mortgage interest: −$18,765
• − Property taxes: −$6,985
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,849
• − Management: −$2,849
• − HOA: −$552
• − Depreciation: −$9,745
• Taxable loss: −$7,809
• Est. tax savings @ 24.0%: +$1,874
• After-tax cash flow: $-286/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 75/100 Cosmetic rehab

This single-story brick home in Argyle is in good condition with a good condition score of 75. It features a spacious floor plan, modern appliances, and well-maintained landscaping. The home is priced to sell and is a great opportunity for a potential buyer.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and property value
• Both Replace blinds with energy-efficient windows — Improved windows can increase energy efficiency and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and property value ↑
• Both Replace blinds with energy-efficient windows — Improved windows can increase energy efficiency and property value ↑

ⓘ 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: 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): 43,587
• Household income: $180,982
• Rent vs Own: 6.4% rent · 93.6% own
• Severe rent burden: 40.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 10% Two or more races 10% Asian 7% Black 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Romanian 2% Portuguese 2%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 3% 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: ▼ -81.81%
• Current HPI: 253.1948
• Rent YoY: ▲ 1.61%
• 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

-10.7% since first listed

8 events — show timeline

• 2026-06-16 Pending — NTREIS
• 2026-06-11 Contingent — NTREIS
• 2026-06-05 Listed $335,000 NTREIS
• 2026-06-02 Listing Removed — NTREIS
• 2026-04-03 Price Changed $350,000 NTREIS
• 2026-03-06 Price Changed $355,000 NTREIS
• 2026-02-14 Price Changed $365,000 NTREIS
• 2026-01-22 Listed $375,000 NTREIS

Property tax history

+154.9%/yr

Latest (2025): $6,985 · +3.2% YoY. Source: county tax records.