516 Towerglen Dr · Mckinney, TX 75071

$277,490

3 bd · 2.0 ba · 1,504 sqft · SingleFamily · 110 Days on market

Built 2025 Good condition 4,600 sqft lot $185/sqft · at area comps Est $280k · at est. $68/mo HOA · 3% of rent ↓ 7% 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).

• Cash flow +10.8/30.0
• ARV discount +7.9/15.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• DSCR +3.1/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 21156823 - Built by Trophy Signature Homes - Ready Now! ~ Put down roots in the elegant Cedar. The single-story floor plan feels spacious and welcoming with a lofty foyer and cheery great room. Put tiny artists to work drawing the lush trees dotting your backyard while you put the finishing touches on turkey sandwiches. Cutting them into kite shapes was an inspired idea. They can eat at the beautiful kitchen island before going out to play on the patio. At the end of the day, they can bed down in the secondary bedrooms while you take a warm shower in your lavish primary suite.

Key facts

• 4,600 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $277k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (15.2% below list).
• Recommended offer: $235k (15.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#115 in TX, #3,716 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• Mckinney ISD (suburban): math 54% / reading 58% proficiency, ranked #72 of 826 in TX (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-2.1%/yr); 2161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 19,194 units permitted in Collin County in 2024 (3,988 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.
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($253k) is reasonable based on typical stale-listing flexibility.

Recommended offer $235,277 (15.2% 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 110 days. Have you received any prior offers? Is the seller open to a 15% 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. 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 9.8

CMA / ARV

• ARV (median comp): $279,990
• List price: $277,490
• Delta: -0.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
516 Towerglen Dr	0.00mi	3/2.0	1,504 (0%)	1mo	$277,490	$185	99
519 Towerglen Dr	0.04mi	3/2.0	1,504 (0%)	0mo	$274,990	$183	98
520 Towerglen Dr	0.02mi	3/2.0	1,335 (-11%)	1mo	$269,990	$202	80
1120 Old Stead Dr	0.66mi	3/2.0	1,551 (+3%)	1mo	$298,865	$193	64
1201 Bridgewalk Dr	0.68mi	3/2.0	1,551 (+3%)	0mo	$287,655	$185	63
1126 Old Stead Dr	0.68mi	3/2.0	1,551 (+3%)	0mo	$301,525	$194	63
5903 Belchamp Dr	0.67mi	3/2.0	1,551 (+3%)	1mo	$300,525	$194	62
6006 Belchamp Dr	0.72mi	3/2.0	1,551 (+3%)	0mo	$298,025	$192	61
1215 Bridgewalk Dr	0.72mi	3/2.0	1,551 (+3%)	1mo	$309,625	$200	60
6002 Belchamp Dr	0.71mi	4/2.0 (+1)	1,605 (+7%)	1mo	$313,578	$195	50
1130 Old Stead Dr	0.70mi	3/2.0	1,318 (-12%)	0mo	$285,397	$217	47
6004 Belchamp Dr	0.72mi	3/2.0	1,318 (-12%)	1mo	$281,257	$213	45

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: -23.1%
• Equity multiple: 0.23×
• Total profit: $-59,871
• Equity at exit: $41,375

10-year hold

• IRR: -28.8%
• Equity multiple: -0.14×
• Total profit: $-88,881
• Equity at exit: $23,992

Cash invested: $77,697 (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 75071

• Home prices YoY: -19.1%
• Rents YoY: -2.1%
• Active inventory: 2161
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,353 high
• Mortgage (P&I): −$1,455
• Tax est. 1.5%: −$347 /mo · $4,162/yr
• Insurance: −$116
• HOA: −$68
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-127

Break-even live

Break-even rent $2,514

Max offer price $259,115

Occupancy floor —

Sensitivity live

Price	-10% $65	-5% $-31	+0% $-127	+5% $-223	+10% $-319
Rent	-10% $-313	-5% $-220	+0% $-127	+5% $-34	+10% $59
Rate	-1.0pp $13	-0.5pp $-56	base $-127	+0.5pp $-199	+1.0pp $-272

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: $69,372
• Closing costs: $8,325
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
506 Towerglen Dr McKinney, TX	3.0	2.0	1503	$2,100	$1.40	45d	1	0.04mi
519 Green Grass Dr McKinney, TX	3.0	2.0	1450	$2,250	$1.55	0d	1	0.04mi
517 Green Grass Dr McKinney, TX	4.0	2.5	2071	$2,400	$1.16	8d	1	0.05mi
514 Green Grass Dr McKinney, TX	3.0	2.0	1504	$2,300	$1.53	5d	1	0.08mi
607 Clover Creek Dr McKinney, TX	3.0	2.0	1551	$2,300	$1.48	12d	1	0.09mi
5611 Chasewood Dr McKinney, TX	4.0	2.5	2055	$2,500	$1.22	45d	1	0.10mi
610 Clover Creek Dr Unit 610 McKinney, TX	3.0	2.0	1533	$2,250	$1.47	45d	1	0.12mi
600 Clover Creek Dr McKinney, TX	3.0	2.0	1533	$2,500	$1.63	0d	1	0.12mi
617 Marigold Hill Way McKinney, TX	4.0	3.0	2131	$2,400	$1.13	45d	1	0.14mi
712 Melody Hill Dr McKinney, TX	4.0	3.0	2040	$2,495	$1.22	8d	1	0.16mi
704 Summerberry Dr McKinney, TX	4.0	2.0	1818	$2,700	$1.49	0d	1	0.28mi
905 Honeydew Ln McKinney, TX	3.0	2.0	2002	$2,300	$1.15	45d	1	0.33mi
421 Bertney Dr McKinney, TX	3.0	2.0	1500	$2,200	$1.47	45d	1	0.35mi
507 Mossy Oak Dr McKinney, TX	3.0	2.0	1952	$1,995	$1.02	45d	1	0.35mi
700 London Town Ln McKinney, TX	4.0	3.0	2059	$2,600	$1.26	45d	1	0.38mi
114 Mountain Meadow Ln McKinney, TX	3.0	2.0	1475	$2,300	$1.56	45d	1	0.44mi
307 Bertney Dr McKinney, TX	4.0	3.0	1968	$2,200	$1.12	45d	1	0.44mi
108 Mountain Meadow Ln McKinney, TX	3.0	2.0	1566	$2,200	$1.40	45d	1	0.45mi
601 Huntley Dr McKinney, TX	4.0	3.0	2077	$2,800	$1.35	45d	1	0.46mi
4330 FM 75 Princeton, TX	4.0	2.0	1832	$2,200	$1.20	11d	1	0.48mi
5011 Bellhurst Dr McKinney, TX	4.0	2.5	2097	$2,550	$1.22	20d	1	0.49mi
1004 Knox River Dr McKinney, TX	3.0	2.0	1609	$1,999	$1.24	8d	1	0.49mi
1004 Knox River Dr McKinney, TX	3.0	2.0	1609	$1,999	$1.24	13d	1	0.49mi
712 Leavenworth Dr McKinney, TX	4.0	2.5	2055	$2,350	$1.14	45d	1	0.51mi
808 Leavenworth Dr McKinney, TX	4.0	2.0	1605	$3,300	$2.06	18d	1	0.51mi
4908 Pebblewood Dr McKinney, TX	4.0	2.0	1818	$2,595	$1.43	4d	1	0.53mi
4808 Grandiose Dr McKinney, TX	3.0	3.0	2117	$2,650	$1.25	45d	1	0.53mi
715 Dotty Dr McKinney, TX	3.0	2.0	1318	$2,200	$1.67	25d	1	0.53mi
801 Dotty Dr McKinney, TX	3.0	2.5	1948	$2,300	$1.18	25d	1	0.53mi
4923 Bellhurst Dr McKinney, TX	3.0	2.0	1992	$2,495	$1.25	0d	1	0.54mi
4712 Hunter Hurst Dr McKinney, TX	4.0	3.0	2021	$2,400	$1.19	45d	1	0.55mi
704 Dotty Dr McKinney, TX	4.0	2.5	2055	$2,435	$1.18	8d	1	0.56mi
206 Goosewood Dr McKinney, TX	3.0	2.0	1566	$2,300	$1.47	20d	1	0.64mi
1209 Bridgewalk Dr McKinney, TX	3.0	2.0	1551	$2,299	$1.48	6d	1	0.71mi
1209 Bridgewalk Dr McKinney, TX	3.0	2.0	1551	$2,350	$1.52	25d	1	0.71mi
1211 Bridgewalk Dr McKinney, TX	4.0	2.0	1605	$2,500	$1.56	25d	1	0.72mi
1402 Bridgestone Dr McKinney, TX	4.0	2.5	2055	$2,290	$1.11	5d	1	0.94mi
1409 Winters Way McKinney, TX	4.0	2.5	2125	$3,100	$1.46	0d	1	1.01mi
3906 Walmer WAY McKinney, TX	3.0	2.0	1318	$1,950	$1.48	45d	1	1.08mi
517 Ridgedale DR McKinney, TX	4.0	3.0	1981	$2,625	$1.33	0d	1	1.12mi

HOA detail

• Monthly dues: $68 · $816/yr

Listing history 6 events

1. 2026-05-06
   status Pending 588-char remark

   Show marketing remark (588 chars)

   MLS# 21156823 - Built by Trophy Signature Homes - Ready Now! ~ Put down roots in the elegant Cedar. The single-story floor plan feels spacious and welcoming with a lofty foyer and cheery great room. Put tiny artists to work drawing the lush trees dotting your backyard while you put the finishing touches on turkey sandwiches. Cutting them into kite shapes was an inspired idea. They can eat at the beautiful kitchen island before going out to play on the patio. At the end of the day, they can bed down in the secondary bedrooms while you take a warm shower in your lavish primary suite.

2. 2026-04-17
   price $277,490 588-char remark

   Show marketing remark (588 chars)

   MLS# 21156823 - Built by Trophy Signature Homes - Ready Now! ~ Put down roots in the elegant Cedar. The single-story floor plan feels spacious and welcoming with a lofty foyer and cheery great room. Put tiny artists to work drawing the lush trees dotting your backyard while you put the finishing touches on turkey sandwiches. Cutting them into kite shapes was an inspired idea. They can eat at the beautiful kitchen island before going out to play on the patio. At the end of the day, they can bed down in the secondary bedrooms while you take a warm shower in your lavish primary suite.

3. 2026-03-17
   price $282,490 588-char remark

   Show marketing remark (588 chars)

   MLS# 21156823 - Built by Trophy Signature Homes - Ready Now! ~ Put down roots in the elegant Cedar. The single-story floor plan feels spacious and welcoming with a lofty foyer and cheery great room. Put tiny artists to work drawing the lush trees dotting your backyard while you put the finishing touches on turkey sandwiches. Cutting them into kite shapes was an inspired idea. They can eat at the beautiful kitchen island before going out to play on the patio. At the end of the day, they can bed down in the secondary bedrooms while you take a warm shower in your lavish primary suite.

4. 2026-03-06
   price $287,490 588-char remark

   Show marketing remark (588 chars)

   MLS# 21156823 - Built by Trophy Signature Homes - Ready Now! ~ Put down roots in the elegant Cedar. The single-story floor plan feels spacious and welcoming with a lofty foyer and cheery great room. Put tiny artists to work drawing the lush trees dotting your backyard while you put the finishing touches on turkey sandwiches. Cutting them into kite shapes was an inspired idea. They can eat at the beautiful kitchen island before going out to play on the patio. At the end of the day, they can bed down in the secondary bedrooms while you take a warm shower in your lavish primary suite.

5. 2026-01-29
   price $292,490 588-char remark

   Show marketing remark (588 chars)

   MLS# 21156823 - Built by Trophy Signature Homes - Ready Now! ~ Put down roots in the elegant Cedar. The single-story floor plan feels spacious and welcoming with a lofty foyer and cheery great room. Put tiny artists to work drawing the lush trees dotting your backyard while you put the finishing touches on turkey sandwiches. Cutting them into kite shapes was an inspired idea. They can eat at the beautiful kitchen island before going out to play on the patio. At the end of the day, they can bed down in the secondary bedrooms while you take a warm shower in your lavish primary suite.

6. 2026-01-16
   listed $297,490 Active 588-char remark

   Show marketing remark (588 chars)

   MLS# 21156823 - Built by Trophy Signature Homes - Ready Now! ~ Put down roots in the elegant Cedar. The single-story floor plan feels spacious and welcoming with a lofty foyer and cheery great room. Put tiny artists to work drawing the lush trees dotting your backyard while you put the finishing touches on turkey sandwiches. Cutting them into kite shapes was an inspired idea. They can eat at the beautiful kitchen island before going out to play on the patio. At the end of the day, they can bed down in the secondary bedrooms while you take a warm shower in your lavish primary suite.

ⓘ 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: $28,233
• − Mortgage interest: −$15,544
• − Property taxes: −$4,162
• − Insurance: −$1,387
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − HOA: −$816
• − Depreciation: −$8,072
• Taxable loss: −$6,266
• Est. tax savings @ 24.0%: +$1,504
• After-tax cash flow: $-20/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 single-family home is in excellent condition with a good condition score of 80. It is move-in ready and has a good resale and rental value. Consider painting the exterior and interior walls and improving the landscaping to further enhance its curb appeal.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Rental HVAC maintenance — A well-maintained HVAC system ensures comfort and reduces utility costs for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Rental HVAC maintenance — A well-maintained HVAC system ensures comfort and reduces utility costs for tenants. ↑

ⓘ 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: Mckinney ISD
• NCES district ID: 4829850
• Math proficiency: 54% ▼ -9.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $78,283
• Composite: 50.46/100
• National rank: #1862
• State rank: #72 of 826 in TX

Livability — Mckinney

• Score: 76/100
• State rank: #115
• US rank: #3716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collin County · 1,159,394 people
• City population: 232,161
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 72,964
• Household income: $132,447
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 1682.0

Population outlook (Collin County) Hauer SSP2

• Today (2025): 1,210,074 people
• By 2030: 1,358,201 · +12.2%
• By 2040: 1,654,061 · +36.7%
• By 2050: 1,937,359 · +60.1%
• By 2075: 2,567,039 · +112.1%
• By 2100: 2,952,048 · +144.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 17% Black 13% Two or more races 12% Asian 10%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 2% Slovak 2% Portuguese 1%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 76% English-only · Spanish 11% Other Indo-European 4% Other Asian/Pacific 2%

Political lean MEDSL · Collin

• 2024 margin: R (+11.1) · D 43.1% · R 54.3% · Other 2.6%
• 2008→2024 swing: +14.4pp toward D · 2008: -25.6pp · 2024: -11.1pp
• All cycles: 2024: R+11.1 2020: R+4.3 2016: R+17.0 2012: R+31.6 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.92%
• Current HPI: 254.4946
• Rent YoY: ▼ -2.15%
• 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

-6.7% since first listed

6 events — show timeline

• 2026-05-06 Pending — NTREIS
• 2026-04-17 Price Changed $277,490 NTREIS
• 2026-03-17 Price Changed $282,490 NTREIS
• 2026-03-06 Price Changed $287,490 NTREIS
• 2026-01-29 Price Changed $292,490 NTREIS
• 2026-01-16 Listed $297,490 NTREIS