7691 Maple St · Frisco, TX 75033

$259,000

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 1 Days on market

Built 1946 6,970 sqft lot Est $384k · 33% 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 +11.6/30.0
• Schools +6.1/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 0.16 acre property is located in the heart of Frisco, only minutes from Frisco's best dining, shopping, coffee shops, and live music. Existing structure conveys AS-IS. The true value is in the land and its potential. Just minutes from The Star, PGA HQ, and the upcoming Universal Kids Resort, this property offers lifestyle, location, and long-term upside in one of North Texas’s most desirable growth corridors. Value is in the land & existing structure—structures convey AS-IS. Seize this chance to build-remodel in one of the most exciting growth areas in North Texas. The Home Needs TLC & Has lots of Potential. Corner lot across from Youth Center Park makes this pr

Key facts

• No hoa
• Corner lot
• 6,970 sq ft lot

Tags

• CORNER LOT
• NO HOA

Property features AI

Finance

• Financial info: Listing accepts cash and conventional financing; No second mortgage recorded
• HOA & community: No homeowners association

Exterior

• Parking: Detached carport; Covered parking (1 space); Carport (1 space); 2-car garage; garage faces side; Additional parking available
• Utilities: City water; City sewer; Electricity available and connected; Individual gas meter; Individual water meter; Asphalt and concrete access with curbs and sidewalk
• Home design: Single-family residence; Residential property; Built in 1946; One story; Property is not attached
• Construction: Brick and siding exterior; Composition roof; Concrete perimeter and pillar/post/pier foundation
• Exterior features: Covered porch(es); Corner lot with few trees; Back yard chain-link fencing; Additional detached garage structure

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: One level layout; Other interior features; One living area; Four total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-83 ($-991/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (13.4% below list).
• Recommended offer: $224k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.2% in Frisco — 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 80/100 on livability (#48 in TX, #1,943 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute F, cost of living F.
• Frisco ISD (suburban): math 64% / reading 68% proficiency, ranked #14 of 826 in TX (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Rogers El (math 32% / reading 45%, grade F, #1,680 of 4,322 statewide, top 40%, 535 students, 30% FRL) — zoned schools average 30% FRL vs 14% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 66% district-wide (-28 pts) — the specific schools serving this property underperform the Frisco ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.9%/yr); 486 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).
• This rent is only 15% of the median local income ($175k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,210 (13.4% 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. Built in 1946 — 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 A-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. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $384,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7042 Walnut St	0.25mi	3/1.0	1,270 (-7%)	3mo	$400,000	$315	70
8691 Pebblebrook Dr	0.35mi	3/2.0	1,281 (-6%)	8mo	$319,000	$249	66
7191 Oak St	0.22mi	3/2.0	1,563 (+14%)	1mo	$550,000	$352	65
8181 Willow Creek Dr	0.70mi	3/2.0	1,361 (-0%)	3mo	$385,000	$283	64
8600 S County Rd	0.43mi	3/2.0	1,470 (+8%)	7mo	$484,500	$330	62
8594 Creekview Dr	0.46mi	3/2.0	1,500 (+10%)	9mo	$399,000	$266	55
7210 Hickory St	0.50mi	4/1.0 (+1)	1,300 (-5%)	7mo	$330,000	$254	54
8081 Hillside Dr	0.30mi	3/2.0	1,556 (+14%)	12mo	$499,900	$321	53
8525 Creekview Dr	0.49mi	3/2.0	1,490 (+9%)	12mo	$369,900	$248	52
8701 Woodstream Dr	0.50mi	3/2.0	1,539 (+12%)	8mo	$410,000	$266	49
9056 Berkshire Dr	0.48mi	4/2.0 (+1)	1,512 (+10%)	11mo	$425,000	$281	46
8720 Malibu St	0.70mi	3/2.0	1,485 (+9%)	14mo	$400,000	$269	41

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 · 1.9% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.32×
• Total profit: $-49,613
• Equity at exit: $38,618

10-year hold

• IRR: -15.2%
• Equity multiple: 0.18×
• Total profit: $-59,532
• Equity at exit: $22,394

Cash invested: $72,520 (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 75033

• Home prices YoY: -20.5%
• Rents YoY: 1.9%
• Active inventory: 486
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,242 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$388 /mo · $4,653/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-83

Break-even live

Break-even rent $2,347

Max offer price $244,406

Occupancy floor 99%

Sensitivity live

Price	-10% $64	-5% $-9	+0% $-83	+5% $-156	+10% $-229
Rent	-10% $-260	-5% $-171	+0% $-83	+5% $6	+10% $95
Rate	-1.0pp $48	-0.5pp $-17	base $-83	+0.5pp $-150	+1.0pp $-218

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9328 Sycamore St Frisco, TX	3.0	2.0	1851	$2,495	$1.35	2d	1	0.21mi
7291 Elm St Frisco, TX	2.0	2.0	1036	$2,300	$2.22	2d	2	0.31mi
7174 Birch Mews Frisco, TX	3.0	3.5	1850	$3,395	$1.84	44d	1	0.35mi
7186 Birch Mews Frisco, TX	3.0	3.5	1850	$3,300	$1.78	44d	1	0.35mi
7764 Creekview Dr Frisco, TX	3.0	2.0	1288	$2,185	$1.70	13d	1	0.38mi
6790 Charanna Cir Frisco, TX	3.0	2.0	956	$1,795	$1.88	25d	1	0.41mi
8950 2nd St Frisco, TX	1.0–2.0	1.0–2.0	926	$2,900	$3.13	44d	1	0.44mi
7026 Ash St Frisco, TX	3.0	2.0	1348	$1,995	$1.48	44d	1	0.48mi
7026 Ash St Frisco, TX	3.0	2.0	1348	$1,995	$1.48	13d	1	0.48mi
8026 Hickory St Frisco, TX	3.0	2.0	1439	$2,250	$1.56	44d	1	0.55mi
8089 Rabbit Dr Frisco, TX	3.0	2.0	1647	$2,500	$1.52	8d	1	0.57mi
7275 Hickory St Frisco, TX	2.0	2.0	900	$1,798	$2.00	2d	1	0.58mi
9360 Sunset Dr Frisco, TX	3.0	2.0	1485	$2,350	$1.58	20d	1	0.58mi
6774 Ash St Frisco, TX	1.0–2.0	1.0–2.0	881	$2,750	$3.12	45d	3	0.58mi
8797 Holly St Frisco, TX	3.0	2.5	1650	$2,100	$1.27	44d	1	0.59mi
8521 Holly St Frisco, TX	2.0	2.0	882	$2,000	$2.27	44d	1	0.60mi
8547 Preston Trace Blvd Frisco, TX	3.0	1.5	1054	$1,950	$1.85	13d	1	0.65mi
8181 Edgewater Dr Frisco, TX	3.0	2.0	1361	$2,300	$1.69	13d	1	0.67mi
9258 Burbank Frisco, TX	3.0	2.0	1153	$1,850	$1.60	13d	1	0.67mi
8400 Hickory St #4502 Frisco, TX	3.0	2.0	1525	$2,250	$1.48	13d	1	0.67mi
8400 Hickory St #3102 Frisco, TX	2.0	2.0	1473	$2,299	$1.56	44d	1	0.68mi
9355 John W Elliott Dr Frisco, TX	3.0	1.0–2.0	949	$4,350	$4.58	2d	29	0.68mi
8661 Malibu St Frisco, TX	3.0	2.0	1485	$2,350	$1.58	18d	1	0.68mi
8710 California Dr Frisco, TX	2.0	1.5	1010	$1,595	$1.58	25d	1	0.70mi
8710 California Dr Frisco, TX	2.0	1.5	1010	$1,595	$1.58	5d	1	0.70mi
8710 California Dr Frisco, TX	2.0	1.5	1010	$1,650	$1.63	44d	1	0.70mi
9833 Windy Ridge Rd Frisco, TX	2.0	1.0	1122	$1,700	$1.52	44d	1	0.70mi
9311 Oakland Dr Frisco, TX	3.0	1.0	1012	$1,650	$1.63	25d	1	0.71mi
8181 Willow Creek Dr Frisco, TX	3.0	2.0	1361	$3,295	$2.42	5d	1	0.72mi
6235 Main St Frisco, TX	3.0	1.0–3.0	1091	$2,695	$2.47	2d	33	0.72mi
8240 Woodstream Dr Frisco, TX	3.0	2.0	1637	$2,445	$1.49	44d	1	0.73mi
8740 Santa Rosa Dr Frisco, TX	4.0	2.0	1491	$1,999	$1.34	13d	1	0.75mi
6303 Frisco Square Blvd Frisco, TX	1.0–2.0	1.0–2.0	899	$2,156	$2.40	2d	27	0.76mi
6255 Frisco Square Blvd Frisco, TX	2.0	1.0–2.0	924	$2,005	$2.17	2d	19	0.79mi
6226 Frisco Square Blvd Frisco, TX	2.0	1.0–2.0	984	$2,541	$2.58	4d	17	0.80mi
8311 Rock Brook St Frisco, TX	3.0	2.0	1542	$2,409	$1.56	3d	1	0.82mi
8800 Camfield Way Frisco, TX	4.0	2.0	1722	$2,200	$1.28	44d	1	0.83mi
8625 Hickory St Frisco, TX	2.0	2.0	1276	$1,675	$1.31	25d	1	0.93mi
8625 Hickory St Unit 2118 Frisco, TX	2.0	2.0	1125	$1,497	$1.33	3d	1	0.93mi
8625 Hickory St Unit 8662 Frisco, TX	2.0	2.0	1125	$1,580	$1.40	44d	1	0.93mi

Listing history 2 events

1. 2026-06-17
   remarks 679-char remark
2. 2026-06-17
   listed $259,000 Active 1 DOM

ⓘ 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: $4,653 · $388/mo
• Projected year-2 tax: $4,740 · $395/mo
• Expected delta: +$87/yr (+$7/mo · 1.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,905
• − Mortgage interest: −$14,508
• − Property taxes: −$4,653
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,152
• − Management: −$2,152
• − Depreciation: −$7,535
• Taxable loss: −$5,390
• Est. tax savings @ 24.0%: +$1,294
• After-tax cash flow: $302/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: Frisco ISD
• NCES district ID: 4820010
• Math proficiency: 64% ▼ -11.00%
• Reading proficiency: 68% ▼ -5.00%
• Median HH income: $102,037
• Composite: 61.01/100
• National rank: #799
• State rank: #14 of 826 in TX

Livability — Frisco

• Score: 80/100
• State rank: #48
• US rank: #1943

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frisco, TX
• County: Denton County · 901,654 people
• City population: 229,791
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 52,795
• Household income: $174,762
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 1074.0

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 0.63)
• Race & ethnicity: White 56% Asian 14% Hispanic / Latino 14% Black 11% Two or more races 11%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 78% English-only · Spanish 9% Other Asian/Pacific 5% Other Indo-European 3%

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: ▼ -70.41%
• Current HPI: 273.6937
• Rent YoY: ▲ 1.90%
• 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

+5.8% since first listed

3 events — show timeline

• 2026-06-08 Listed $259,000 NTREIS
• 2026-01-31 Listing Removed — NTREIS
• 2026-01-26 Listed $244,900 NTREIS

Property tax history

+5.4%/yr

Latest (2025): $4,653 · +8.9% YoY. Source: county tax records.