3917 Nasworthy Dr · Farmersville, TX 75442

$238,990

3 bd · 2.0 ba · 1,296 sqft · SingleFamily · 51 Days on market

Built 2025 Good condition 4,800 sqft lot $184/sqft · 9% below area Est $263k · 9% under $61/mo HOA · 3% of rent

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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 +11.6/15.0
• Cash flow +9.4/30.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 21224601 - Built by Trophy Signature Homes - Ready Now! ~ The birch tree represents new beginnings and what better place to start anew than with a floor plan bearing the same name? Invite new neighbors over for a housewarming party featuring stuffed mushrooms. The secret ingredient is the gourmet kitchen you used to make them in. There’s plenty of room to entertain in the airy great room, but with the patio door open, guests can enjoy fresh air. When conversation turns to work, take them to see the bedroom you converted into a home office. The spacious closet is perfect for storing supplies. After the party, snuggle with your spouse in the lovely primary suite. You made some great new friends today.

Key facts

• Primary suite
• Gourmet kitchen
• Airy great room

Tags

• GOURMET KITCHEN
• AIRY GREAT ROOM
• HOME OFFICE
• SPACIOUS CLOSET
• PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (18.4% below list).
• Recommended offer: $195k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.0% in Farmersville — 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 69/100 on livability (#425 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, employment D, amenities F.
• Farmersville ISD (town): math 38% / reading 47% proficiency, ranked #298 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 418 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $7k 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 51 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.

Recommended offer $195,102 (18.4% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 18% 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. 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: 0.82% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.07%
• DSCR: 0.86
• GRM: 10.2

CMA / ARV

• ARV (median comp): $262,722
• List price: $238,990
• Delta: -9.03%
• 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
3904 Nasworthy Dr	0.06mi	3/2.0	1,296 (0%)	2mo	$234,990	$181	95
3919 Nasworthy Dr	0.01mi	3/2.0	1,485 (+15%)	3mo	$242,990	$164	73
3713 White Rock Dr	0.50mi	3/2.0	1,296 (0%)	7mo	$254,990	$197	71
3912 Nasworthy Dr	0.03mi	3/2.0	1,487 (+15%)	4mo	$249,990	$168	70
4016 Bass Dr	0.60mi	3/2.0	1,270 (-2%)	0mo	$239,467	$189	68
3726 White Rock Dr	0.51mi	3/2.0	1,335 (+3%)	6mo	$264,900	$198	66
3725 White Rock Dr	0.49mi	3/2.0	1,335 (+3%)	8mo	$259,990	$195	65
3716 White Rock Dr	0.52mi	3/2.0	1,335 (+3%)	8mo	$254,990	$191	64
3721 White Rock Dr	0.49mi	3/2.0	1,248 (-4%)	10mo	$254,900	$204	63
3711 White Rock Dr	0.50mi	3/2.0	1,201 (-7%)	4mo	$229,990	$191	61
3720 White Rock Dr	0.52mi	3/2.0	1,232 (-5%)	9mo	$249,990	$203	60
3718 White Rock Dr	0.52mi	3/2.0	1,487 (+15%)	4mo	$239,990	$161	48

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: -21.4%
• Equity multiple: 0.26×
• Total profit: $-49,570
• Equity at exit: $35,634

10-year hold

• IRR: -14.9%
• Equity multiple: 0.15×
• Total profit: $-56,941
• Equity at exit: $20,663

Cash invested: $66,917 (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 75442

• Home prices YoY: -8.3%
• Active inventory: 418
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,951 high
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,585/yr
• Insurance: −$100
• HOA: −$61
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-171

Break-even live

Break-even rent $2,168

Max offer price $214,203

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-89	+0% $-171	+5% $-254	+10% $-336
Rent	-10% $-325	-5% $-248	+0% $-171	+5% $-94	+10% $-17
Rate	-1.0pp $-51	-0.5pp $-111	base $-171	+0.5pp $-233	+1.0pp $-296

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: $59,748
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3619 Chambers Dr Farmersville, TX	3.0	2.0	1311	$1,750	$1.33	8d	1	0.29mi
3705 Ray Roberts Dr Farmersville, TX	4.0	2.0	1803	$2,195	$1.22	20d	1	0.30mi
3916 White Rock Dr Unit NA Farmersville, TX	3.0	2.5	1585	$1,996	$1.26	44d	1	0.50mi
3815 Cisco Dr Farmersville, TX	3.0	2.5	1589	$2,000	$1.26	20d	1	0.52mi
3138 Texoma Blvd Farmersville, TX	4.0	2.0	1550	$1,850	$1.19	25d	1	0.84mi

HOA detail

• Monthly dues: $61 · $732/yr

Listing history 1 events

1. 2026-03-31
   listed $238,990 Active 719-char remark

   Show marketing remark (719 chars)

   MLS# 21224601 - Built by Trophy Signature Homes - Ready Now! ~ The birch tree represents new beginnings and what better place to start anew than with a floor plan bearing the same name? Invite new neighbors over for a housewarming party featuring stuffed mushrooms. The secret ingredient is the gourmet kitchen you used to make them in. There’s plenty of room to entertain in the airy great room, but with the patio door open, guests can enjoy fresh air. When conversation turns to work, take them to see the bedroom you converted into a home office. The spacious closet is perfect for storing supplies. After the party, snuggle with your spouse in the lovely primary suite. You made some great new friends today.

ⓘ 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: $23,412
• − Mortgage interest: −$13,387
• − Property taxes: −$3,585
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − HOA: −$732
• − Depreciation: −$6,952
• Taxable loss: −$6,185
• Est. tax savings @ 24.0%: +$1,484
• After-tax cash flow: $-571/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 · 6 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a modern kitchen and well-maintained exterior. It is ready for immediate occupancy and minor updates can further enhance its value.

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.
• Resale Kitchen appliances maintenance — Keeping appliances in good condition ensures they are ready for new owners.
• Both Regular HVAC maintenance — Regular maintenance ensures the system runs efficiently and reduces the risk of costly repairs.

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. ↑
• Resale Kitchen appliances maintenance — Keeping appliances in good condition ensures they are ready for new owners. ↑
• Both Regular HVAC maintenance — Regular maintenance ensures the system runs efficiently and reduces the risk of costly repairs. ↑

ⓘ 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: Farmersville ISD
• NCES district ID: 4819080
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $56,626
• Composite: 37.17/100
• National rank: #4479
• State rank: #298 of 826 in TX

Livability — Farmersville

• Score: 69/100
• State rank: #425
• US rank: #8723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collin County · 1,159,394 people
• City population: 10,805
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 10,805
• Household income: $95,250
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 105.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 25% Two or more races 13% Black 5% Pacific Islander 2%
• Hispanic origin (detail): Mexican 20% Puerto Rican 5%
• Common ancestry: Italian 3% Serbian 2% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 1%

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: ▼ -27.67%
• Current HPI: 304.6738
• Rent YoY: —
• 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

1 event — show timeline

• 2026-03-31 Listed $238,990 NTREIS