119 Ford St · Collinsville, TX 76233

$205,000

3 bd · 1.5 ba · 1,500 sqft · SingleFamily public records · 291 Days on market

Built 1982 5,097 sqft lot $137/sqft · 19% below area Est $252k · 19% under

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Why this score? — see what drove the C+ 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +6.0/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REMODELED! Great 3 bedroom or (2 bedrooms and 2 living rooms) brick home. Corner lot! Easy access to downtown, restaurants and shopping. Why rent when you could own! Buyer and-or Buyer's Agent to verify any and all information provided by Seller and-or Seller's Agent.

Key facts

• Corner lot
• 5,097 sq ft lot
• Built 1982

Tags

• CORNER LOT
• EASY ACCESS TO DOWNTOWN
• RESTAURANTS AND SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.8% in Collinsville — 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 63/100 on livability (#834 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.
• Collinsville ISD (rural): math 35% / reading 42% proficiency, ranked #414 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Collinsville El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 300 students, 61% FRL); Collinsville H S (math 37% / reading 52%, grade F, #652 of 1,632 statewide, top 43%, 237 students, 44% FRL).
• Market conditions: 72 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 291 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $24k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $180,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 291 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.10% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 7.6

CMA / ARV

• ARV (median comp): $251,536
• List price: $205,000
• Delta: -18.50%
• 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
211 Church St	0.10mi	3/2.0	1,468 (-2%)	11mo	$212,500	$145	80
404 Robertson St	0.30mi	3/2.0	1,504 (+0%)	11mo	$305,000	$203	74
440 W Hughes St	0.43mi	3/1.0	1,428 (-5%)	4mo	$185,000	$130	66
318 Church St	0.10mi	3/2.0	1,344 (-10%)	11mo	$295,000	$219	66
200 Dewitt St	0.24mi	2/1.0 (-1)	1,352 (-10%)	2mo	$199,000	$147	64
114 Amy Ct	0.59mi	3/2.0	1,509 (+1%)	8mo	$245,000	$162	63
204 Pecan St	0.34mi	3/3.0	1,603 (+7%)	19mo	$324,900	$203	51
506 Dewitt St	0.43mi	2/1.5 (-1)	1,374 (-8%)	16mo	$184,000	$134	47
311 Denton Ct	0.45mi	3/2.0	1,291 (-14%)	10mo	$215,000	$167	45
412 E Locust St	0.46mi	3/2.0	1,330 (-11%)	18mo	$294,900	$222	43
806 Mary Lee Ln	0.59mi	3/2.0	1,683 (+12%)	13mo	$340,000	$202	40
532 W Hughes St	0.56mi	3/1.0	1,286 (-14%)	14mo	$135,000	$105	36

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-13,715
• Equity at exit: $30,566

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $13,360
• Equity at exit: $17,725

Cash invested: $57,400 (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 76233

• Home prices YoY: -5.4%
• Active inventory: 72
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$312 /mo · $3,743/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $305

Break-even live

Break-even rent $1,864

Max offer price $205,000

Occupancy floor 81%

Sensitivity live

Price	-10% $421	-5% $363	+0% $305	+5% $247	+10% $189
Rent	-10% $127	-5% $216	+0% $305	+5% $394	+10% $483
Rate	-1.0pp $408	-0.5pp $357	base $305	+0.5pp $252	+1.0pp $198

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Goodjohn St Collinsville, TX	3.0	2.0	1400	$2,250	$1.61	45d	1	0.26mi

Listing history 26 events

1. 2026-06-21
   days on market $205,000 Active 291 DOM
2. 2026-06-19
   days on market $205,000 Active 289 DOM
3. 2026-06-18
   days on market $205,000 Active 288 DOM
4. 2026-06-17
   days on market $205,000 Active 287 DOM
5. 2026-06-16
   days on market $205,000 Active 286 DOM
6. 2026-06-15
   days on market $205,000 Active 285 DOM
7. 2026-06-14
   days on market $205,000 Active 283 DOM
8. 2026-06-12
   days on market $205,000 Active 282 DOM
9. 2026-06-09
   days on market $205,000 Active 279 DOM
10. 2026-06-08
    days on market $205,000 Active 278 DOM
11. 2026-06-07
    days on market $205,000 Active 277 DOM
12. 2026-06-03
    days on market $205,000 Active 273 DOM
13. 2026-06-02
    days on market $205,000 Active 272 DOM
14. 2026-06-01
    days on market $205,000 Active 271 DOM
15. 2026-05-31
    days on market $205,000 Active 270 DOM
16. 2026-05-30
    days on market $205,000 Active 269 DOM
17. 2026-05-05
    price $215,000 274-char remark

    Show marketing remark (274 chars)

    REMODELED! Great 3 bedroom or (2 bedrooms and 2 living rooms) brick home. Corner lot! Easy access to downtown, restaurants and shopping. Why rent when you could own! Buyer and-or Buyer's Agent to verify any and all information provided by Seller and-or Seller's Agent.

18. 2026-04-29
    status Active 274-char remark

    Show marketing remark (274 chars)

    REMODELED! Great 3 bedroom or (2 bedrooms and 2 living rooms) brick home. Corner lot! Easy access to downtown, restaurants and shopping. Why rent when you could own! Buyer and-or Buyer's Agent to verify any and all information provided by Seller and-or Seller's Agent.

19. 2026-04-29
    historical Active Option Contract 274-char remark

    Show marketing remark (274 chars)

    REMODELED! Great 3 bedroom or (2 bedrooms and 2 living rooms) brick home. Corner lot! Easy access to downtown, restaurants and shopping. Why rent when you could own! Buyer and-or Buyer's Agent to verify any and all information provided by Seller and-or Seller's Agent.

20. 2026-04-02
    price $220,000 274-char remark

    Show marketing remark (274 chars)

    REMODELED! Great 3 bedroom or (2 bedrooms and 2 living rooms) brick home. Corner lot! Easy access to downtown, restaurants and shopping. Why rent when you could own! Buyer and-or Buyer's Agent to verify any and all information provided by Seller and-or Seller's Agent.

21. 2025-10-29
    price $225,000 274-char remark

    Show marketing remark (274 chars)

    REMODELED! Great 3 bedroom or (2 bedrooms and 2 living rooms) brick home. Corner lot! Easy access to downtown, restaurants and shopping. Why rent when you could own! Buyer and-or Buyer's Agent to verify any and all information provided by Seller and-or Seller's Agent.

22. 2025-09-01
    listed $229,500 Active 274-char remark

    Show marketing remark (274 chars)

    REMODELED! Great 3 bedroom or (2 bedrooms and 2 living rooms) brick home. Corner lot! Easy access to downtown, restaurants and shopping. Why rent when you could own! Buyer and-or Buyer's Agent to verify any and all information provided by Seller and-or Seller's Agent.

23. 2015-04-24
    soldstatus Sold 192-char remark

    Show marketing remark (192 chars)

    Corner lot, brick home, buyer to confirm square footage, appears garage or carport has been converted to living area. Good quality kitchen cabinets, large rooms, fenced yard. Priced to sell !!

24. 2015-04-13
    status Pending 192-char remark

    Show marketing remark (192 chars)

    Corner lot, brick home, buyer to confirm square footage, appears garage or carport has been converted to living area. Good quality kitchen cabinets, large rooms, fenced yard. Priced to sell !!

25. 2015-04-10
    listed $44,500 Active 192-char remark

    Show marketing remark (192 chars)

    Corner lot, brick home, buyer to confirm square footage, appears garage or carport has been converted to living area. Good quality kitchen cabinets, large rooms, fenced yard. Priced to sell !!

26. 1991-06-12
    soldstatus

ⓘ 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: $3,743 · $312/mo
• Projected year-2 tax: $3,752 · $313/mo
• Expected delta: +$9/yr (+$1/mo · 0.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $27,000
• − Mortgage interest: −$11,483
• − Property taxes: −$3,743
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$5,964
• Taxable income: $466
• Est. tax owed @ 24.0%: −$112
• After-tax cash flow: $3,550/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: Collinsville ISD
• NCES district ID: 4814580
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $58,810
• Composite: 34.07/100
• National rank: #5300
• State rank: #414 of 826 in TX

Livability — Collinsville

• Score: 63/100
• State rank: #834
• US rank: #15040

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Collinsville, TX
• Population (ZIP): 3,604

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 134,540 people
• By 2030: 138,653 · +3.1%
• By 2040: 145,958 · +8.5%
• By 2050: 151,218 · +12.4%
• By 2075: 161,802 · +20.3%
• By 2100: 159,036 · +18.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 11%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 6% Slovak 3% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 12%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+54.3) · D 22.5% · R 76.7%
• 2008→2024 swing: -16.4pp toward R · 2008: -37.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+49.9 2016: R+53.1 2012: R+48.0 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.91%
• Current HPI: 278.8187
• Rent YoY: —
• Metro: —
• 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

+383.1% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $215,000 NTREIS
• 2026-04-29 Relisted — NTREIS
• 2026-04-29 Contingent — NTREIS
• 2026-04-02 Price Changed $220,000 NTREIS
• 2025-10-29 Price Changed $225,000 NTREIS
• 2025-09-01 Listed $229,500 NTREIS
• 2015-04-24 Sold (MLS) — NTREIS
• 2015-04-13 Pending — NTREIS
• 2015-04-10 Listed $44,500 NTREIS
• 1991-06-12 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,743 · -7.0% YoY. Source: county tax records.