709 N Collins Fwy #180 · Howe, TX 75459

$30,900

3 bd · 2.0 ba · 1,088 sqft · Manufactured · 10 Days on market

Built 2026

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well maintained 3 bedroom 2 bathroom home located in the Pradera Community in Howe, TX. Designed with comfort and functionality in mind, this home features an open floor plan that creates a seamless flow between the living area and kitchen, making everyday living and entertaining easy. The spacious kitchen offers abundant counter space and plenty of cabinet storage to help keep everything organized. Two convenient entrances provide added accessibility and flexibility for daily use. Solid surface flooring extends throughout the living room and kitchen, while all bedrooms feature comfortable carpeting. The primary bedroom includes a private ensuite bathroom and a walk in close

Key facts

• Exciting playground
• Private pool
• Basketball court

Tags

• PRIVATE POOL
• BASKETBALL COURT
• EXCITING PLAYGROUND
• TRENDY SHOPPING CENTERS
• ENTERTAINMENT DESTINATIONS

Property features AI

Finance

• Financial info: List price $30,900; Spec inventory (new construction plan)

Exterior

• Home design: Single-section home (3 Bed, 2 Bath)
• Construction: Living area approximately 1,088

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $31k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $31k).
• Cap rate 50.2% vs local median 4.5% in Howe — 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 70/100 on livability (#368 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Howe ISD (rural): math 47% / reading 51% proficiency, ranked #180 of 826 in TX (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 142 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $214 of loan paydown is wiped out by about $927 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $30,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 5.51% ✓
• Cap rate: 50.22%
• Cash-on-cash: 156.89%
• DSCR: 7.98
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.75×
• Total profit: $67,065
• Equity at exit: $4,607

10-year hold

• IRR: —
• Equity multiple: 18.48×
• Total profit: $151,275
• Equity at exit: $2,672

Cash invested: $8,652 (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 75459

• Home prices YoY: -18.5%
• Active inventory: 142
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,702 medium
• Mortgage (P&I): −$162
• Tax est. 1.5%: −$39 /mo · $464/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $1,131

Break-even live

Break-even rent $270

Max offer price $30,900

Occupancy floor 29%

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: $7,725
• Closing costs: $927
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 N Western Hills Dr Howe, TX	1.0–3.0	1.0–2.0	852	$1,570	$1.84	1d	19	0.45mi
1632 Elliott Rd Howe, TX	3.0	2.0	1461	$1,800	$1.23	21d	1	0.64mi
1629 Elliott Rd Howe, TX	3.0	2.0	1451	$1,800	$1.24	43d	1	0.64mi

Listing history 10 events

1. 2026-06-19
   days on market $30,900 Active 10 DOM
2. 2026-06-18
   days on market $30,900 Active 9 DOM
3. 2026-06-17
   days on market $30,900 Active 8 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-16
   days on market $30,900 Active 7 DOM
6. 2026-06-15
   days on market $30,900 Active 6 DOM
7. 2026-06-14
   days on market $30,900 Active 4 DOM
8. 2026-06-13
   days on market $30,900 Active 3 DOM
9. 2026-06-10
   remarks 524-char remark
10. 2026-06-10
    listed $30,900 Active 1 DOM

ⓘ 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: $20,426
• − Mortgage interest: −$1,731
• − Property taxes: −$464
• − Insurance: −$154
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$899
• Taxable income: $13,910
• Est. tax owed @ 24.0%: −$3,338
• After-tax cash flow: $10,236/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: Howe ISD
• NCES district ID: 4823670
• Math proficiency: 47% ▼ -2.00%
• Reading proficiency: 51% ▲ 1.00%
• Median HH income: $60,164
• Composite: 42.92/100
• National rank: #3119
• State rank: #180 of 826 in TX

Livability — Howe

• Score: 70/100
• State rank: #368
• US rank: #7804

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: Howe, TX
• Population (ZIP): 6,620

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 28% Two or more races 9% Black 5%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Spanish 17%

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: ▼ -56.75%
• Current HPI: 249.7211
• 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