325 N Wood St · Denton, TX 76209

$99,900

2 bd · 1.0 ba · 600 sqft · SingleFamily public records · 39 Days on market

Built 1945 7,492 sqft lot $166/sqft · 40% below area Est $166k · 40% under ↓ 20% since listing

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Why this score? — see what drove the B- 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.4/10.0
• Livability +4.4/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +0.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special in the heart of Denton! This 2-bedroom, 1-bath home offers incredible potential and is ideally suited for student housing or rental income. Conveniently located near local universities, shopping, and dining, this property is perfectly positioned to attract long-term tenants. Featuring a functional layout, this home is ready for your vision and updates. Step outside to an oversized yard, offering plenty of space for expansion, outdoor living, or added amenities—an excellent bonus for future value and tenant appeal. Whether you’re looking to expand your investment portfolio or take on your next renovation project, this is an opportunity you won’t want to miss. Sold as-is. Bring your ideas and unlock the potential!

Key facts

• Oversized yard
• Local universities
• Rental income

Tags

• OVERSIZED YARD
• LOCAL UNIVERSITIES
• RENTAL INCOME

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$165,680) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• Market conditions: Rents falling (-6.9%/yr); 139 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $691 of loan paydown is wiped out by about $3k 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 39 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.90%
• DSCR: 1.53
• GRM: 6.7

CMA / ARV

• ARV (median comp): $165,680
• List price: $99,900
• Delta: -39.70%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 N Wood St	0.00mi	1/1.0 (-1)	600 (0%)	1mo	$99,900	$167	94
510 N Bradshaw St	0.13mi	2/1.0	640 (+7%)	7mo	$137,900	$215	77

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,120
• Equity at exit: $14,895

10-year hold

• IRR: 4.0%
• Equity multiple: 1.25×
• Total profit: $6,996
• Equity at exit: $8,638

Cash invested: $27,972 (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 76209

• Rents YoY: -6.9%
• Active inventory: 139
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$524
• Tax from tax record: −$134 /mo · $1,610/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $277

Break-even live

Break-even rent $886

Max offer price $99,900

Occupancy floor 73%

Sensitivity live

Price	-10% $334	-5% $306	+0% $277	+5% $249	+10% $221
Rent	-10% $180	-5% $229	+0% $277	+5% $326	+10% $375
Rate	-1.0pp $328	-0.5pp $303	base $277	+0.5pp $252	+1.0pp $225

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1029 E Hickory St Unit D Denton, TX	2.0	1.0	665	$1,025	$1.54	20d	1	0.18mi
818 Rose St Unit B Denton, TX	1.0	1.0	600	$1,275	$2.12	44d	1	0.37mi
315 S Bradshaw St Denton, TX	1.0	1.0	695	$1,350	$1.94	44d	1	0.39mi
500 N Bell Ave #202 Denton, TX	2.0	2.0	739	$1,150	$1.56	44d	1	0.49mi
650 E Sycamore St Denton, TX	3.0	1.0–2.5	1193	$2,671	$2.24	11d	41	0.50mi
400 Audra Ln Denton, TX	1.0–2.0	1.0–2.0	750	$1,249	$1.67	1d	48	0.50mi
1112 Frame St Denton, TX	1.0	1.0	675	$1,150	$1.70	44d	1	0.56mi
1610 E McKinney St Denton, TX	2.0	1.0–2.0	650	$999	$1.54	2d	48	0.58mi
1267 Mingo Rd Denton, TX	1.0	1.0	625	$863	$1.38	44d	1	0.62mi
2001 Duchess Dr Denton, TX	1.0–4.0	1.0–2.0	1040	$1,001	$0.96	2d	10	0.67mi
1126 N Bell Ave Denton, TX	1.0	1.0	700	$1,060	$1.51	44d	1	0.67mi
1126 N Bell Ave Unit B3 Denton, TX	1.0	1.0	600	$950	$1.58	44d	1	0.67mi
301 Withers St Denton, TX	2.0	1.0	600	$1,325	$2.21	44d	1	0.69mi
109 E Oak St Denton, TX	1.0	1.0	700	$1,725	$2.46	25d	1	0.76mi
315 S Locust St Denton, TX	3.0	1.0–2.0	847	$1,533	$1.81	1d	32	0.83mi
2420 E McKinney St Denton, TX	1.0–4.0	1.0–2.0	1148	$1,234	$1.07	2d	1	0.85mi
1599 Mingo Rd Unit 2102 Denton, TX	1.0	1.0	684	$1,425	$2.08	5d	1	0.90mi
1599 Mingo Rd Apt 2205 Denton, TX	1.0	1.0	684	$1,350	$1.97	44d	1	0.90mi
1400 E University Dr Denton, TX	1.0–2.0	1.0	775	$1,149	$1.48	25d	1	0.92mi
410 W Congress St Denton, TX	1.0	1.0	480	$995	$2.07	44d	1	1.04mi
417 W Mulberry St Denton, TX	1.0	1.0	690	$980	$1.42	3d	1	1.06mi
2700 E McKinney St Denton, TX	1.0–2.0	1.0–2.0	917	$1,575	$1.72	3d	14	1.07mi
924 Anna St Denton, TX	1.0	1.0	658	$1,149	$1.75	44d	1	1.08mi
1512 N Elm St Unit 302 Denton, TX	1.0	1.0	554	$995	$1.80	3d	1	1.10mi
1555 Nottingham Dr Denton, TX	1.0–3.0	1.0–2.0	955	$1,388	$1.45	3d	4	1.10mi
515 W Mulberry St Unit 10 Denton, TX	1.0	1.0	625	$1,100	$1.76	6d	1	1.12mi
1100 Palmwood Pl Denton, TX	1.0	1.0	710	$845	$1.19	2d	1	1.14mi
223 E University Dr Unit 112 Denton, TX	1.0	1.0	550	$1,025	$1.86	44d	1	1.16mi
524 S Carroll Blvd Denton, TX	1.0–2.0	1.0–2.0	722	$1,150	$1.59	15d	1	1.17mi
715 W Hickory St Unit A3 Denton, TX	1.0	1.0	600	$950	$1.58	13d	1	1.22mi
713 W Mulberry St Unit 8 Denton, TX	1.0	1.0	522	$999	$1.91	11d	1	1.23mi
712 W Sycamore St Apt 3 Denton, TX	1.0	1.0	522	$875	$1.68	6d	1	1.23mi
920 Denton St Denton, TX	1.0	1.0	615	$1,050	$1.71	44d	1	1.23mi
2115 Glenwood Ln Unit 100 Denton, TX	2.0	1.0	702	$1,550	$2.21	25d	1	1.24mi
919 S Carroll Blvd Unit 200 Denton, TX	2.0	1.0	750	$1,295	$1.73	44d	1	1.26mi
425 Bernard St Denton, TX	3.0	1.0–2.0	676	$1,508	$2.23	1d	102	1.31mi
1030 Dallas Dr Denton, TX	1.0–2.0	1.0–2.0	773	$1,334	$1.73	1d	35	1.37mi
2920 Stockton St Unit 3 Denton, TX	1.0	1.0	350	$850	$2.43	44d	1	1.40mi
414 Fulton St Denton, TX	2.0–4.0	1.0–2.5	1571	$1,599	$1.02	44d	3	1.40mi
414 Fulton St Unit 100 Denton, TX	2.0	1.0	742	$1,599	$2.15	25d	1	1.40mi

Listing history 6 events

1. 2026-05-17
   status Pending 756-char remark

   Show marketing remark (756 chars)

   Investor special in the heart of Denton! This 2-bedroom, 1-bath home offers incredible potential and is ideally suited for student housing or rental income. Conveniently located near local universities, shopping, and dining, this property is perfectly positioned to attract long-term tenants. Featuring a functional layout, this home is ready for your vision and updates. Step outside to an oversized yard, offering plenty of space for expansion, outdoor living, or added amenities—an excellent bonus for future value and tenant appeal. Whether you’re looking to expand your investment portfolio or take on your next renovation project, this is an opportunity you won’t want to miss. Sold as-is. Bring your ideas and unlock the potential!

2. 2026-05-06
   historical Active Option Contract 756-char remark

   Show marketing remark (756 chars)

   Investor special in the heart of Denton! This 2-bedroom, 1-bath home offers incredible potential and is ideally suited for student housing or rental income. Conveniently located near local universities, shopping, and dining, this property is perfectly positioned to attract long-term tenants. Featuring a functional layout, this home is ready for your vision and updates. Step outside to an oversized yard, offering plenty of space for expansion, outdoor living, or added amenities—an excellent bonus for future value and tenant appeal. Whether you’re looking to expand your investment portfolio or take on your next renovation project, this is an opportunity you won’t want to miss. Sold as-is. Bring your ideas and unlock the potential!

3. 2026-04-30
   price $99,900 756-char remark

   Show marketing remark (756 chars)

   Investor special in the heart of Denton! This 2-bedroom, 1-bath home offers incredible potential and is ideally suited for student housing or rental income. Conveniently located near local universities, shopping, and dining, this property is perfectly positioned to attract long-term tenants. Featuring a functional layout, this home is ready for your vision and updates. Step outside to an oversized yard, offering plenty of space for expansion, outdoor living, or added amenities—an excellent bonus for future value and tenant appeal. Whether you’re looking to expand your investment portfolio or take on your next renovation project, this is an opportunity you won’t want to miss. Sold as-is. Bring your ideas and unlock the potential!

4. 2026-04-26
   status Active 756-char remark

   Show marketing remark (756 chars)

   Investor special in the heart of Denton! This 2-bedroom, 1-bath home offers incredible potential and is ideally suited for student housing or rental income. Conveniently located near local universities, shopping, and dining, this property is perfectly positioned to attract long-term tenants. Featuring a functional layout, this home is ready for your vision and updates. Step outside to an oversized yard, offering plenty of space for expansion, outdoor living, or added amenities—an excellent bonus for future value and tenant appeal. Whether you’re looking to expand your investment portfolio or take on your next renovation project, this is an opportunity you won’t want to miss. Sold as-is. Bring your ideas and unlock the potential!

5. 2026-04-10
   historical Active Option Contract 756-char remark

   Show marketing remark (756 chars)

   Investor special in the heart of Denton! This 2-bedroom, 1-bath home offers incredible potential and is ideally suited for student housing or rental income. Conveniently located near local universities, shopping, and dining, this property is perfectly positioned to attract long-term tenants. Featuring a functional layout, this home is ready for your vision and updates. Step outside to an oversized yard, offering plenty of space for expansion, outdoor living, or added amenities—an excellent bonus for future value and tenant appeal. Whether you’re looking to expand your investment portfolio or take on your next renovation project, this is an opportunity you won’t want to miss. Sold as-is. Bring your ideas and unlock the potential!

6. 2026-04-08
   listed $125,000 Active 756-char remark

   Show marketing remark (756 chars)

   Investor special in the heart of Denton! This 2-bedroom, 1-bath home offers incredible potential and is ideally suited for student housing or rental income. Conveniently located near local universities, shopping, and dining, this property is perfectly positioned to attract long-term tenants. Featuring a functional layout, this home is ready for your vision and updates. Step outside to an oversized yard, offering plenty of space for expansion, outdoor living, or added amenities—an excellent bonus for future value and tenant appeal. Whether you’re looking to expand your investment portfolio or take on your next renovation project, this is an opportunity you won’t want to miss. Sold as-is. Bring your ideas and unlock the potential!

ⓘ 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: $1,610 · $134/mo
• Projected year-2 tax: $1,828 · $152/mo
• Expected delta: +$218/yr (+$18/mo · 13.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,843
• − Mortgage interest: −$5,596
• − Property taxes: −$1,610
• − Insurance: −$500
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,906
• Taxable income: $1,856
• Est. tax owed @ 24.0%: −$445
• After-tax cash flow: $2,884/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: 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): 27,982
• Household income: $75,069
• Rent vs Own: 53.8% rent · 46.2% own
• Severe rent burden: 1815.0

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 0.62)
• Race & ethnicity: White 50% Hispanic / Latino 33% Two or more races 18% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 22% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 2%
• Foreign-born: 15% · Canada
• Languages at home: 74% English-only · Spanish 23% Arabic 1% Chinese 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: ▼ -174.53%
• Current HPI: 310.6124
• Rent YoY: ▼ -6.91%
• 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

-20.1% since first listed

6 events — show timeline

• 2026-05-17 Pending — NTREIS
• 2026-05-06 Contingent — NTREIS
• 2026-04-30 Price Changed $99,900 NTREIS
• 2026-04-26 Relisted — NTREIS
• 2026-04-10 Contingent — NTREIS
• 2026-04-08 Listed $125,000 NTREIS

Property tax history

+4.0%/yr

Latest (2025): $1,610 · -23.4% YoY. Source: county tax records.