101 N 7th St · Krum, TX 76249

$260,000

3 bd · 2.0 ba · 1,782 sqft · SingleFamily public records · 153 Days on market

Built 1898 0.34 ac lot $146/sqft · 17% below area Est $312k · 17% under

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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 +9.1/30.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming Victorian home, perfectly situated on a corner lot near schools, downtown shopping, and restaurants. The property greets you with a spacious front yard and a covered front porch, perfect for enjoying your morning coffee. Inside, you'll find a large open living area featuring built-in shelving and carpet flooring, offering a welcoming space for relaxation or gatherings. A second large room provides flexibility as a study, office, or formal dining area, allowing you to tailor the space to your needs. The spacious kitchen offers tile flooring, and ample space for an eat-in area for casual meals. The entryway boasts beautiful wood flooring, adding a touch of warmth and character. The home includes a generous primary bedroom with an ensuite shower, along with additional bedrooms to accommodate family or guests. A separate laundry room adds practicality to the layout. The large backyard offers endless possibilities for outdoor entertaining, gardening, or simply enjoying the outdoors. Remodeled in 2004, this home is move-in ready with potential for updates or restoration to its original Victorian elegance. Don’t miss the chance to make this delightful property your own!

Key facts

• Covered front porch
• Eat-in area
• Tile flooring

Tags

• CORNER LOT
• COVERED FRONT PORCH
• LARGE OPEN LIVING AREA
• BUILT-IN SHELVING
• TILE FLOORING
• EAT-IN AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (21.5% below list).
• Recommended offer: $204k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.5% in Krum — 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 69/100 on livability (#400 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• 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: 272 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 153 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• 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 $204,162 (21.5% 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 153 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.79% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.30%
• DSCR: 0.85
• GRM: 10.6

CMA / ARV

• ARV (median comp): $311,963
• List price: $260,000
• Delta: -16.66%
• 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
503 N 2nd St	0.57mi	3/2.0	1,790 (+0%)	3mo	$299,000	$167	70
914 Glengarden St	0.37mi	4/2.0 (+1)	1,738 (-2%)	10mo	$275,000	$158	66
306 Osage Ct	0.57mi	3/2.0	1,662 (-7%)	4mo	$324,900	$195	59
4 Finley Cir	0.70mi	4/2.0 (+1)	1,830 (+3%)	3mo	$285,000	$156	55
130 N Point Dr	0.63mi	3/2.0	1,898 (+6%)	9mo	$399,999	$211	52
438 South St	0.48mi	4/2.0 (+1)	1,986 (+11%)	3mo	$280,000	$141	51
1216 E 6th St	0.64mi	3/2.0	1,613 (-10%)	5mo	$250,000	$155	50
309 Broken Arrow	0.56mi	4/2.0 (+1)	2,022 (+14%)	0mo	$322,900	$160	46
320 Edgewood St	0.62mi	3/2.0	1,522 (-15%)	3mo	$289,900	$190	44
315 Woodlawn St	0.70mi	3/2.0	1,603 (-10%)	10mo	$375,000	$234	42
204 Mourning Dove Ln	0.55mi	4/2.0 (+1)	1,548 (-13%)	8mo	$330,000	$213	41
415 Valley View Ln	0.75mi	3/2.0	2,029 (+14%)	10mo	$425,000	$209	34

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: -21.8%
• Equity multiple: 0.25×
• Total profit: $-54,823
• Equity at exit: $38,767

10-year hold

• IRR: -15.6%
• Equity multiple: 0.12×
• Total profit: $-63,969
• Equity at exit: $22,480

Cash invested: $72,800 (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 76249

• Home prices YoY: -11.1%
• Active inventory: 272
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$341 /mo · $4,092/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-200

Break-even live

Break-even rent $2,295

Max offer price $224,685

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-126	+0% $-200	+5% $-273	+10% $-347
Rent	-10% $-361	-5% $-281	+0% $-200	+5% $-119	+10% $-39
Rate	-1.0pp $-69	-0.5pp $-134	base $-200	+0.5pp $-267	+1.0pp $-336

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 E Lloyd St Krum, TX	3.0	2.0	1356	$1,800	$1.33	12d	1	0.11mi
6 W Sharon Dr Krum, TX	3.0	2.0	1431	$2,001	$1.40	45d	1	0.27mi
200 Brook Cir Krum, TX	3.0	2.0	1331	$1,860	$1.40	45d	1	0.42mi
211 Dove Mdws Krum, TX	3.0	2.0	1396	$2,080	$1.49	7d	1	0.43mi
325 W Jones St Krum, TX	3.0	1.0	1244	$1,695	$1.36	23d	1	0.54mi
1311 Dakota Trl Krum, TX	3.0	2.0	1353	$1,870	$1.38	13d	1	0.70mi
525 W Lloyd St Krum, TX	3.0	2.0	1581	$1,975	$1.25	4d	1	0.71mi
110 Comanche Trl Krum, TX	4.0	2.0	1771	$1,955	$1.10	45d	1	0.84mi
1415 Aztec Trl Krum, TX	3.0	2.0	1585	$2,050	$1.29	5d	1	0.89mi
1629 Withers Way Krum, TX	3.0	2.5	2290	$2,400	$1.05	45d	1	1.20mi
1633 Kawati Way Krum, TX	3.0	2.0	1874	$2,000	$1.07	26d	1	1.27mi
4891 Masch Branch Rd Krum, TX	1.0–3.0	1.0–2.0	1039	$1,822	$1.75	0d	7	1.30mi

Listing history 30 events

1. 2026-06-21
   days on market $260,000 Active 153 DOM
2. 2026-06-18
   days on market $260,000 Active 150 DOM
3. 2026-06-17
   days on market $260,000 Active 149 DOM
4. 2026-06-16
   days on market $260,000 Active 148 DOM
5. 2026-06-15
   days on market $260,000 Active 147 DOM
6. 2026-06-13
   days on market $260,000 Active 145 DOM
7. 2026-06-13
   days on market $260,000 Active 144 DOM
8. 2026-06-09
   days on market $260,000 Active 141 DOM
9. 2026-06-08
   days on market $260,000 Active 140 DOM
10. 2026-06-07
    days on market $260,000 Active 139 DOM
11. 2026-06-04
    days on market $260,000 Active 136 DOM
12. 2026-06-03
    days on market $260,000 Active 135 DOM
13. 2026-06-02
    days on market $260,000 Active 134 DOM
14. 2026-06-01
    days on market $260,000 Active 133 DOM
15. 2026-05-31
    days on market $260,000 Active 132 DOM
16. 2026-05-15
    price $260,000 1212-char remark

    Show marketing remark (1212 chars)

    Welcome to this charming Victorian home, perfectly situated on a corner lot near schools, downtown shopping, and restaurants. The property greets you with a spacious front yard and a covered front porch, perfect for enjoying your morning coffee. Inside, you'll find a large open living area featuring built-in shelving and carpet flooring, offering a welcoming space for relaxation or gatherings. A second large room provides flexibility as a study, office, or formal dining area, allowing you to tailor the space to your needs. The spacious kitchen offers tile flooring, and ample space for an eat-in area for casual meals. The entryway boasts beautiful wood flooring, adding a touch of warmth and character. The home includes a generous primary bedroom with an ensuite shower, along with additional bedrooms to accommodate family or guests. A separate laundry room adds practicality to the layout. The large backyard offers endless possibilities for outdoor entertaining, gardening, or simply enjoying the outdoors. Remodeled in 2004, this home is move-in ready with potential for updates or restoration to its original Victorian elegance. Don’t miss the chance to make this delightful property your own!

17. 2026-04-10
    price $267,500 1212-char remark

    Show marketing remark (1212 chars)

    Welcome to this charming Victorian home, perfectly situated on a corner lot near schools, downtown shopping, and restaurants. The property greets you with a spacious front yard and a covered front porch, perfect for enjoying your morning coffee. Inside, you'll find a large open living area featuring built-in shelving and carpet flooring, offering a welcoming space for relaxation or gatherings. A second large room provides flexibility as a study, office, or formal dining area, allowing you to tailor the space to your needs. The spacious kitchen offers tile flooring, and ample space for an eat-in area for casual meals. The entryway boasts beautiful wood flooring, adding a touch of warmth and character. The home includes a generous primary bedroom with an ensuite shower, along with additional bedrooms to accommodate family or guests. A separate laundry room adds practicality to the layout. The large backyard offers endless possibilities for outdoor entertaining, gardening, or simply enjoying the outdoors. Remodeled in 2004, this home is move-in ready with potential for updates or restoration to its original Victorian elegance. Don’t miss the chance to make this delightful property your own!

18. 2026-03-16
    price $275,000 1212-char remark

    Show marketing remark (1212 chars)

    Welcome to this charming Victorian home, perfectly situated on a corner lot near schools, downtown shopping, and restaurants. The property greets you with a spacious front yard and a covered front porch, perfect for enjoying your morning coffee. Inside, you'll find a large open living area featuring built-in shelving and carpet flooring, offering a welcoming space for relaxation or gatherings. A second large room provides flexibility as a study, office, or formal dining area, allowing you to tailor the space to your needs. The spacious kitchen offers tile flooring, and ample space for an eat-in area for casual meals. The entryway boasts beautiful wood flooring, adding a touch of warmth and character. The home includes a generous primary bedroom with an ensuite shower, along with additional bedrooms to accommodate family or guests. A separate laundry room adds practicality to the layout. The large backyard offers endless possibilities for outdoor entertaining, gardening, or simply enjoying the outdoors. Remodeled in 2004, this home is move-in ready with potential for updates or restoration to its original Victorian elegance. Don’t miss the chance to make this delightful property your own!

19. 2026-02-17
    price $280,000 1212-char remark

    Show marketing remark (1212 chars)

    Welcome to this charming Victorian home, perfectly situated on a corner lot near schools, downtown shopping, and restaurants. The property greets you with a spacious front yard and a covered front porch, perfect for enjoying your morning coffee. Inside, you'll find a large open living area featuring built-in shelving and carpet flooring, offering a welcoming space for relaxation or gatherings. A second large room provides flexibility as a study, office, or formal dining area, allowing you to tailor the space to your needs. The spacious kitchen offers tile flooring, and ample space for an eat-in area for casual meals. The entryway boasts beautiful wood flooring, adding a touch of warmth and character. The home includes a generous primary bedroom with an ensuite shower, along with additional bedrooms to accommodate family or guests. A separate laundry room adds practicality to the layout. The large backyard offers endless possibilities for outdoor entertaining, gardening, or simply enjoying the outdoors. Remodeled in 2004, this home is move-in ready with potential for updates or restoration to its original Victorian elegance. Don’t miss the chance to make this delightful property your own!

20. 2026-01-19
    listed $285,000 Active 1212-char remark

    Show marketing remark (1212 chars)

    Welcome to this charming Victorian home, perfectly situated on a corner lot near schools, downtown shopping, and restaurants. The property greets you with a spacious front yard and a covered front porch, perfect for enjoying your morning coffee. Inside, you'll find a large open living area featuring built-in shelving and carpet flooring, offering a welcoming space for relaxation or gatherings. A second large room provides flexibility as a study, office, or formal dining area, allowing you to tailor the space to your needs. The spacious kitchen offers tile flooring, and ample space for an eat-in area for casual meals. The entryway boasts beautiful wood flooring, adding a touch of warmth and character. The home includes a generous primary bedroom with an ensuite shower, along with additional bedrooms to accommodate family or guests. A separate laundry room adds practicality to the layout. The large backyard offers endless possibilities for outdoor entertaining, gardening, or simply enjoying the outdoors. Remodeled in 2004, this home is move-in ready with potential for updates or restoration to its original Victorian elegance. Don’t miss the chance to make this delightful property your own!

21. 2025-07-05
    historical
22. 2025-01-10
    listed $279,900 Active
23. 2024-10-02
    historical
24. 2024-08-06
    historical Active Contingent
25. 2024-06-14
    listed $299,900 Active
26. 2019-09-10
    soldstatus
27. 2007-03-20
    soldstatus
28. 2004-02-06
    soldstatus
29. 2004-01-20
    historical
30. 2003-08-21
    listed $75,000

ⓘ 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: $4,092 · $341/mo
• Projected year-2 tax: $4,758 · $396/mo
• Expected delta: +$666/yr (+$56/mo · 16.3%)

ⓘ 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 22% 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: $24,499
• − Mortgage interest: −$14,564
• − Property taxes: −$4,092
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$7,564
• Taxable loss: −$6,940
• Est. tax savings @ 24.0%: +$1,666
• After-tax cash flow: $-733/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: 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 — Krum

• Score: 69/100
• State rank: #400
• US rank: #8287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Krum, TX
• County: Denton County · 901,654 people
• City population: 10,637
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 10,637
• Household income: $120,169
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 134.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 12% Arabic 1% Other Indo-European 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: ▼ -34.45%
• Current HPI: 276.067
• 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

+246.7% since first listed

15 events — show timeline

• 2026-05-15 Price Changed $260,000 NTREIS
• 2026-04-10 Price Changed $267,500 NTREIS
• 2026-03-16 Price Changed $275,000 NTREIS
• 2026-02-17 Price Changed $280,000 NTREIS
• 2026-01-19 Listed $285,000 NTREIS
• 2025-07-05 Listing Removed — NTREIS
• 2025-01-10 Listed $279,900 NTREIS
• 2024-10-02 Listing Removed — NTREIS
• 2024-08-06 Contingent — NTREIS
• 2024-06-14 Listed $299,900 NTREIS
• 2019-09-10 Sold (Public Records) — Public Records
• 2007-03-20 Sold (Public Records) — Public Records
• 2004-02-06 Sold (Public Records) — Public Records
• 2004-01-20 Listing Removed — NTREIS
• 2003-08-21 Listed $75,000 NTREIS

Property tax history

+2.3%/yr

Latest (2025): $4,092 · -24.8% YoY. Source: county tax records.