Azalea Plan · Pilot Point, TX 76258

$251,990

3 bd · 2.0 ba · 1,510 sqft · SingleFamily · 742 Days on market

Good condition ↓ 14% since listing

---

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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Azalea home offers low-maintenance living in a one-story design in our exclusive new Smart Series. This floorplan features 3 bedrooms, 2 bathrooms, and 1,510-1,558 square feet of functional living space with room to grow in structural options.

Key facts

• 2 garage spots
• Listed 742 days

🏗️ New construction. The $251,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $287,773.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $252k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-393 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (19.8% below list).
• Recommended offer: $202k (19.8% below list) — sets the bar for 1% rule.

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-, schools D+, amenities 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.
• Market conditions: 488 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $9k 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 742 days — a 12% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $201,982 (19.8% 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 742 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. 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?
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: 0.70% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.85%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $287,773
• List price: $251,990
• Delta: -12.43%
• 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
5933 Laurel Lake Ln	0.34mi	3/2.0	1,589 (+5%)	2mo	$298,000	$188	74
14131 Donahue St	0.30mi	3/2.5	1,605 (+6%)	2mo	$247,990	$155	72
14157 Gallatin St	0.41mi	3/2.0	1,589 (+5%)	1mo	$319,000	$201	71
14109 Lampard St	0.51mi	3/2.0	1,461 (-3%)	2mo	$228,000	$156	70
14125 Lampard St	0.52mi	3/2.0	1,461 (-3%)	2mo	$220,999	$151	69
14245 Bechler St	0.30mi	4/2.0 (+1)	1,630 (+8%)	2mo	$239,624	$147	66
7513 Fenton Pkwy	0.56mi	3/2.0	1,571 (+4%)	2mo	$279,990	$178	66
7522 Bent Gale Rd	0.56mi	3/2.0	1,581 (+5%)	1mo	$289,990	$183	65
14225 Bechler St	0.27mi	4/2.0 (+1)	1,656 (+10%)	1mo	$284,999	$172	65
14121 Lampard St	0.52mi	4/2.0 (+1)	1,656 (+10%)	1mo	$242,499	$146	54
14117 Lampard St	0.51mi	3/2.0	1,311 (-13%)	2mo	$223,599	$171	53
14211 Olney Dr	0.74mi	4/2.0 (+1)	1,720 (+14%)	0mo	$248,999	$145	37

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: -26.3%
• Equity multiple: 0.11×
• Total profit: $-71,636
• Equity at exit: $42,908

10-year hold

• IRR: -23.3%
• Equity multiple: -0.17×
• Total profit: $-94,493
• Equity at exit: $24,881

Cash invested: $80,576 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$1,509
• Tax est. 1.5%: −$360 /mo · $4,317/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-393

Break-even live

Break-even rent $2,517

Max offer price $230,894

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: $71,943
• Closing costs: $8,633
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14121 Danesdale Dr Pilot Point, TX	4.0	2.0	1664	$2,000	$1.20	43d	1	0.12mi
6905 Adderly Rd Pilot Point, TX	3.0	2.0	1491	$1,845	$1.24	43d	1	0.14mi
14133 Calderwood St Pilot Point, TX	3.0	2.0	1760	$2,280	$1.30	43d	1	0.15mi
7108 Calshot Rd Pilot Point, TX	4.0	2.0	1756	$1,995	$1.14	43d	1	0.32mi
14216 Aberavon Dr Pilot Point, TX	3.0	2.0	1801	$2,195	$1.22	43d	1	0.33mi
14216 Aberavon Dr Pilot Point, TX	3.0	2.0	1801	$2,135	$1.19	12d	1	0.33mi
14220 Aberavon Dr Pilot Point, TX	3.0	2.0	1654	$2,099	$1.27	3d	1	0.34mi
14114 Donahue St Pilot Point, TX	3.0	2.0	1499	$2,200	$1.47	17d	1	0.35mi
14112 Hammersmith St Pilot Point, TX	3.0	2.0	1520	$1,895	$1.25	18d	1	0.38mi
14112 Hammersmith St Pilot Point, TX	3.0	2.0	1520	$1,795	$1.18	7d	1	0.38mi
14122 Emeric St Pilot Point, TX	4.0	3.0	2247	$2,500	$1.11	24d	1	0.41mi
14153 Golden Bridge Dr Pilot Point, TX	3.0	2.0	1516	$1,895	$1.25	16d	1	0.43mi
14085 Ladbroke St Pilot Point, TX	3.0	2.0	1538	$1,700	$1.11	24d	1	0.45mi
14174 Inglebert St Pilot Point, TX	3.0	2.0	1455	$1,850	$1.27	43d	1	0.51mi
7803 Bent Gale Rd Pilot Point, TX	3.0	2.0	1552	$1,975	$1.27	24d	1	0.64mi

Listing history 22 events

1. 2026-06-18
   days on market $251,990 Active 742 DOM
2. 2026-06-17
   days on market $251,990 Active 741 DOM
3. 2026-06-15
   days on market $251,990 Active 739 DOM
4. 2026-06-13
   days on market $251,990 Active 737 DOM
5. 2026-06-13
   days on market $251,990 Active 736 DOM
6. 2026-06-09
   days on market $251,990 Active 733 DOM
7. 2026-06-08
   days on market $251,990 Active 732 DOM
8. 2026-06-07
   days on market $251,990 Active 731 DOM
9. 2026-06-04
   days on market $251,990 Active 728 DOM
10. 2026-06-03
    days on market $251,990 Active 727 DOM
11. 2026-06-02
    days on market $251,990 Active 726 DOM
12. 2026-06-01
    days on market $251,990 Active 725 DOM
13. 2026-05-31
    days on market $251,990 Active 724 DOM
14. 2026-03-11
    price $251,990 247-char remark

    Show marketing remark (247 chars)

    The Azalea home offers low-maintenance living in a one-story design in our exclusive new Smart Series. This floorplan features 3 bedrooms, 2 bathrooms, and 1,510-1,558 square feet of functional living space with room to grow in structural options.

15. 2026-01-08
    price $250,990 247-char remark

    Show marketing remark (247 chars)

    The Azalea home offers low-maintenance living in a one-story design in our exclusive new Smart Series. This floorplan features 3 bedrooms, 2 bathrooms, and 1,510-1,558 square feet of functional living space with room to grow in structural options.

16. 2025-09-06
    price $249,990 247-char remark

    Show marketing remark (247 chars)

    The Azalea home offers low-maintenance living in a one-story design in our exclusive new Smart Series. This floorplan features 3 bedrooms, 2 bathrooms, and 1,510-1,558 square feet of functional living space with room to grow in structural options.

17. 2025-07-25
    price $269,990 247-char remark

    Show marketing remark (247 chars)

    The Azalea home offers low-maintenance living in a one-story design in our exclusive new Smart Series. This floorplan features 3 bedrooms, 2 bathrooms, and 1,510-1,558 square feet of functional living space with room to grow in structural options.

18. 2025-01-07
    price $297,990 247-char remark

    Show marketing remark (247 chars)

    The Azalea home offers low-maintenance living in a one-story design in our exclusive new Smart Series. This floorplan features 3 bedrooms, 2 bathrooms, and 1,510-1,558 square feet of functional living space with room to grow in structural options.

19. 2024-12-05
    status Active 247-char remark

    Show marketing remark (247 chars)

    The Azalea home offers low-maintenance living in a one-story design in our exclusive new Smart Series. This floorplan features 3 bedrooms, 2 bathrooms, and 1,510-1,558 square feet of functional living space with room to grow in structural options.

20. 2024-09-05
    historical 247-char remark

    Show marketing remark (247 chars)

    The Azalea home offers low-maintenance living in a one-story design in our exclusive new Smart Series. This floorplan features 3 bedrooms, 2 bathrooms, and 1,510-1,558 square feet of functional living space with room to grow in structural options.

21. 2024-07-13
    price $296,990 247-char remark

    Show marketing remark (247 chars)

    The Azalea home offers low-maintenance living in a one-story design in our exclusive new Smart Series. This floorplan features 3 bedrooms, 2 bathrooms, and 1,510-1,558 square feet of functional living space with room to grow in structural options.

22. 2024-03-07
    listed $291,990 Active 247-char remark

    Show marketing remark (247 chars)

    The Azalea home offers low-maintenance living in a one-story design in our exclusive new Smart Series. This floorplan features 3 bedrooms, 2 bathrooms, and 1,510-1,558 square feet of functional living space with room to grow in structural options.

ⓘ 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: $24,238
• − Mortgage interest: −$16,120
• − Property taxes: −$4,317
• − Insurance: −$1,439
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − Depreciation: −$8,372
• Taxable loss: −$9,887
• Est. tax savings @ 24.0%: +$2,373
• After-tax cash flow: $-2,344/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 None rehab

This Azalea home in Pilot Point, TX, is in excellent condition with modern finishes and low-maintenance features. It offers a great opportunity for a buyer seeking a move-in-ready property.

Value-add opportunities

• Both Paint exterior brick — Enhances curb appeal and value
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior brick — Enhances curb appeal and value ↑
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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: 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

-13.7% since first listed

9 events — show timeline

• 2026-03-11 Price Changed $251,990 Zillow
• 2026-01-08 Price Changed $250,990 Zillow
• 2025-09-06 Price Changed $249,990 Zillow
• 2025-07-25 Price Changed $269,990 Zillow
• 2025-01-07 Price Changed $297,990 Zillow
• 2024-12-05 Relisted — Zillow
• 2024-09-05 Delisted — Zillow
• 2024-07-13 Price Changed $296,990 Zillow
• 2024-03-07 Listed $291,990 Zillow