2608 Glasgow Way · Denton, TX 76207

$435,000

4 bd · 3.0 ba · 2,264 sqft · Land · 38 Days on market

Built 2026 1,020 sqft lot $192/sqft · 8% above area Est $404k · 8% over $42/mo HOA · 2% of rent ↓ 3% 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).

• Cash flow +7.4/30.0
• Livability +4.4/5.0
• ARV discount +4.1/15.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• DSCR +1.5/10.0
• 1% rule +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover a stunning new construction home in one of Denton’s most desirable communities, The Courts of Bonnie Brae! This beautifully designed two-story home showcases one of Clarity Homes’ newest floor plans, blending modern functionality with timeless farmhouse charm. Featuring 4 spacious bedrooms and 3 full bathrooms, this home offers the perfect layout for both everyday living and entertaining. The open-concept design is enhanced by luxury vinyl wood-style flooring that flows seamlessly through the entry, living, kitchen, mudroom, utility, and main hallways creating a cohesive and elevated look throughout. At the heart of the home, the chef-inspired kitchen boasts an expansiv

Key facts

• Open-concept design
• 1,020 sq ft lot
• 2 garage spots

Tags

• NEW CONSTRUCTION HOME
• OPEN-CONCEPT DESIGN
• CHEF-INSPIRED KITCHEN
• EXPANSIVE EAT-IN ISLAND
• STAINLESS STEEL APPLIANCES
• PRIVATE PRIMARY SUITE

Property features AI

Finance

• Other: Utility easement on property; No municipal utility district; Subdivision/community features include curbs and sidewalks
• Financial info: Financing accepted: Cash, Conventional, FHA, VA
• HOA & community: Mandatory homeowners association (Bonnie Brae); Annual HOA fee with maintenance of grounds included; HOA managed by Newroc Services

Exterior

• Parking: Attached 2-car garage with garage door opener and inside entrance; Covered parking for 2 vehicles; Concrete driveway; Lighted parking area; 2-car double doors; garage faces front; kitchen-level access
• Security: Smoke detectors and carbon monoxide detector(s); Security lights
• Utilities: City water and city sewer; Underground utilities; Community mailbox; Curbs and sidewalks; Irrigation equipment
• Home design: Single family residence; Two stories; New construction (completed 2026); Located in the Bonnie Brae planned development
• Construction: Brick construction with radiant barrier; Composition shingle roof; Slab foundation; Smart home features
• Exterior features: Covered porch; Covered patio; Private, landscaped yard with large grassy backyard; Sprinkler system; Gutters and exterior lighting; Fenced backyard with wood privacy fence and gate

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Disposal; Farm sink; Water line to refrigerator; Breakfast bar
• Bedrooms: Primary bedroom on main level with ensuite bath and walk-in closet; Second bedroom on main level with ensuite bath; Two additional bedrooms (one on second level, one on second level)
• Flooring: Luxury vinyl plank; Tile; Carpet
• Bathrooms: Three full bathrooms; Primary bathroom with granite counters, separate shower, double sinks, and built-in cabinets; Additional baths feature granite counters and built-in cabinets
• Heating & cooling: Central heat and air; Heat pump; Electric heating; Ceiling fans; Fireplace(s) contributes to heating
• Interior features: Open floorplan with decorative lighting; Granite counters and kitchen island; Eat-in kitchen; Pantry and walk-in pantry; Cable TV and high-speed internet available; Smart home system; Plantation shutters; Built-in cabinets; Linen closet
• Laundry & utility: Full-size washer/dryer area; Washer and dryer hookups (electric dryer hookup); Utility room and separate utility room; Mud room with utility closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $435k.

Deal economics

• At list price, monthly cash flow is $-560 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $336k (22.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (40.6% below list).
• Recommended offer: $258k (40.6% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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: Borman El (math 18% / reading 22%, grade F, #3,536 of 4,322 statewide, top 83%, 429 students, 81% FRL) — zoned schools average 81% FRL vs 38% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 40% district-wide (-20 pts) — the specific schools serving this property underperform the Denton ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.5%/yr); 306 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• This rent runs 36% of the median local income ($85k/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 $13k 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 38 days — a 3% lower offer ($422k) is reasonable based on typical stale-listing flexibility.

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 $258,488 (40.6% 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 38 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.59% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.52%
• DSCR: 0.75
• GRM: 14.0

CMA / ARV

• ARV (median comp): $404,159
• List price: $435,000
• Delta: 7.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -28.6%
• Equity multiple: 0.06×
• Total profit: $-113,957
• Equity at exit: $64,860

10-year hold

• IRR: -42.0%
• Equity multiple: -0.44×
• Total profit: $-175,305
• Equity at exit: $37,611

Cash invested: $121,800 (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 76207

• Home prices YoY: -27.6%
• Rents YoY: -2.5%
• Active inventory: 306
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $2,585 high
• Mortgage (P&I): −$2,281
• Tax from tax record: −$98 /mo · $1,175/yr
• Insurance: −$181
• HOA: −$42
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-560

Break-even live

Break-even rent $3,294

Max offer price $336,027

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2704 Donella Dr Denton, TX	4.0	2.0	1901	$2,500	$1.32	43d	1	0.10mi
1709 Sparrow St Denton, TX	5.0	4.0	2922	$3,300	$1.13	1d	1	0.52mi
1513 Woodpecker St Denton, TX	4.0	3.0	2733	$3,500	$1.28	10d	1	0.58mi
2301 Ruff Rd Denton, TX	4.0	2.0	1914	$2,700	$1.41	24d	1	0.63mi
2201 Yellowhammer Rd Denton, TX	4.0	3.0	2874	$3,150	$1.10	24d	1	0.82mi
1403 Kendolph Dr Denton, TX	3.0	2.0	1967	$2,975	$1.51	2d	1	1.05mi
3100 Hornbeam St Argyle, TX	3.0	2.5	2572	$2,550	$0.99	43d	1	1.09mi
4505 Merlot Dr Argyle, TX	4.0	2.5	2353	$2,350	$1.00	43d	1	1.09mi
3121 Hornbeam St Argyle, TX	3.0	2.0	1852	$2,399	$1.30	2d	1	1.12mi
3312 Stonecrop Trl Argyle, TX	3.0	2.0	1737	$2,200	$1.27	24d	1	1.16mi
4512 Remuda Ln Argyle, TX	3.0	2.0	1737	$2,300	$1.32	43d	1	1.18mi
3128 Buckthorn Ln Argyle, TX	3.0	2.0	1845	$2,395	$1.30	43d	1	1.20mi
3401 Aaron Pl Argyle, TX	3.0	2.5	1922	$2,500	$1.30	43d	1	1.22mi
3413 Aaron Pl Argyle, TX	3.0	2.5	1684	$2,250	$1.34	17d	1	1.22mi
3600 Aaron Pl Argyle, TX	3.0	2.5	1866	$2,350	$1.26	17d	1	1.24mi
4008 Vinyard Way Argyle, TX	3.0	2.0	1761	$2,200	$1.25	12d	1	1.24mi
3612 Aaron Pl Argyle, TX	3.0	2.5	1684	$2,350	$1.40	43d	1	1.25mi
4701 Napa Valley Dr Argyle, TX	3.0	2.0	1761	$1,995	$1.13	43d	1	1.26mi
3621 Bonnie Brae St Unit 3621 Argyle, TX	3.0	2.5	1866	$2,195	$1.18	43d	1	1.27mi
4512 Claret Ct Argyle, TX	4.0	2.5	2395	$2,600	$1.09	24d	1	1.28mi
3329 Tamarack Ln Argyle, TX	4.0	2.0	1994	$2,600	$1.30	17d	1	1.34mi
1324 Norman St Denton, TX	4.0	2.0	1600	$1,895	$1.18	43d	1	1.39mi
5200 Woodway Dr Argyle, TX	4.0	3.0	2129	$2,600	$1.22	4d	1	1.40mi
5200 Woodway Dr Argyle, TX	4.0	3.0	2129	$2,900	$1.36	43d	1	1.40mi
4204 Sonoma Dr Argyle, TX	4.0	2.5	2105	$2,100	$1.00	18d	1	1.40mi
5108 Middlestone Ln Argyle, TX	4.0	2.0	1913	$2,750	$1.44	7d	1	1.45mi
1103 Neff St Denton, TX	4.0	2.0	1600	$2,099	$1.31	43d	1	1.46mi
1007 W Collins St Denton, TX	4.0	2.0	1696	$1,850	$1.09	18d	1	1.47mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 15 events

1. 2026-06-18
   days on market $435,000 Active 38 DOM
2. 2026-06-17
   days on market $435,000 Active 37 DOM
3. 2026-06-16
   days on market $435,000 Active 36 DOM
4. 2026-06-15
   days on market $435,000 Active 35 DOM
5. 2026-06-13
   days on market $435,000 Active 33 DOM
6. 2026-06-09
   days on market $435,000 Active 29 DOM
7. 2026-06-08
   days on market $435,000 Active 28 DOM
8. 2026-06-07
   days on market $435,000 Active 27 DOM
9. 2026-06-04
   days on market $435,000 Active 24 DOM
10. 2026-06-03
    days on market $435,000 Active 23 DOM
11. 2026-06-02
    days on market $435,000 Active 22 DOM
12. 2026-06-02
    price $435,000 Active 21 DOM
13. 2026-06-01
    days on market $449,000 Active 21 DOM
14. 2026-05-31
    days on market $449,000 Active 20 DOM
15. 2026-05-11
    listed $449,000 Active 1963-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: $1,175 · $98/mo
• Projected year-2 tax: $7,960 · $663/mo
• Expected delta: +$6,786/yr (+$565/mo · 577.7%)

ⓘ 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: $31,019
• − Mortgage interest: −$24,367
• − Property taxes: −$1,175
• − Insurance: −$2,175
• − Repairs & maintenance: −$2,481
• − Management: −$2,481
• − HOA: −$504
• − Depreciation: −$12,655
• Taxable loss: −$14,819
• Est. tax savings @ 24.0%: +$3,557
• After-tax cash flow: $-3,167/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): 19,862
• Household income: $85,330
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 611.0

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 0.55)
• Race & ethnicity: White 62% Hispanic / Latino 24% Two or more races 12% Black 7% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Italian 5% Lithuanian 2% Romanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 83% English-only · Spanish 15% 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: ▼ -83.77%
• Current HPI: 220.3314
• Rent YoY: ▼ -2.53%
• 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

-3.1% since first listed

2 events — show timeline

• 2026-06-01 Price Changed $435,000 NTREIS
• 2026-05-11 Listed $449,000 NTREIS

Property tax history

+28.7%/yr

Latest (2025): $1,175 · +12.0% YoY. Source: county tax records.