Is 1015 Angel St in Nevada, TX a good investment?

CashFlowRE grades it D+ with a 5.6% cap rate and $-148/mo modeled cash flow at a $247,156 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 1015 Angel St?

The modeled cap rate is 5.6% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,038/month, from CashFlowRE's rent model.

D+ Composite 49.89

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 +10.8/15.0
Cash flow +10.0/30.0
Appreciation +10.0/10.0
Condition / age +4.0/5.0
Schools +3.3/10.0
1% rule +3.2/10.0
Livability +3.2/5.0
DSCR +2.9/10.0
Rent growth +2.5/5.0

$247,156

1015 Angel St · Nevada, TX 75173

3 bd · 2.0 ba · 1,659 sqft · SingleFamily · 114 Days on market

Built 2026 Good condition 5,227 sqft lot 2-car garage $149/sqft · 7% below area Est $267k · 7% under $50/mo HOA · 2% of rent ↓ 3% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Fix dinner at the Greenville's sprawling kitchen island without missing any of the action in the family room. White cabinets with speckled white granite countertops, light tan EVP flooring with dark beige textured carpet.

Key facts

White cabinets
Washer dryer fridge
5,227 sq ft lot

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $247k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
To cash-flow at today's rent, offer at most $226k (8.7% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (17.5% below list).
Recommended offer: $204k (17.5% below list) — sets the bar for 1% rule.
Cap rate 5.6% vs local median 3.4% in Nevada — 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 (#881 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
Community ISD (rural): math 30% / reading 38% proficiency, ranked #479 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
Zoned schools: John & Barbara Roderick El (678 students, 52% FRL); Leland E Edge Middle (math 25% / reading 35%, grade F, #1,056 of 1,662 statewide, top 65%, 931 students, 53% FRL) — zoned schools average 52% FRL vs 36% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
Market conditions: 543 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 56d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

In year one you build about $26k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

It's been on market 114 days — a 9% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
2 sale attempts; this cycle's ask has dropped $42k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,791 (17.5% below list)

Questions for the listing agent

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?
It's been on market 114 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 5.57%
Cash-on-cash: -2.57%
DSCR: 0.89
GRM: 10.1

CMA / ARV

ARV (median comp): $266,920
List price: $247,156
Delta: -7.40%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1402 Centerline Dr	0.56mi	3/2.0	1,620 (-2%)	5mo	$309,990	$191	66
817 Lexington	0.61mi	3/2.0	1,636 (-1%)	15mo	$255,990	$156	57
806 Lexington	0.64mi	3/2.0	1,589 (-4%)	15mo	$261,990	$165	50
828 Lexington Ln	0.59mi	3/2.0	1,589 (-4%)	18mo	$270,000	$170	50
835 Lexington	0.55mi	4/2.0 (+1)	1,721 (+4%)	19mo	$305,990	$178	47
904 Lexington Ln	0.54mi	4/2.0 (+1)	1,721 (+4%)	22mo	$289,990	$169	45
913 W Cook St	0.74mi	3/2.0	1,527 (-8%)	10mo	$525,000	$344	44
806 Independence	0.57mi	3/2.0	1,420 (-14%)	12mo	$245,000	$173	40
900 Lexington Ln	0.57mi	4/2.0 (+1)	1,827 (+10%)	20mo	$254,990	$140	35
808 Lexington	0.62mi	3/2.0	1,420 (-14%)	17mo	$286,500	$202	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

IRR: 22.5%
Equity multiple: 2.81×
Total profit: $125,237
Equity at exit: $222,658

10-year hold

IRR: 20.1%
Equity multiple: 6.44×
Total profit: $376,342
Equity at exit: $480,170

Cash invested: $69,204 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 68 active · 13 under contract
Months of supply: 40.8 mo (2%/mo absorbed)
Median asking: $268,116 ($158/sqft)
Median days on market: 101 d
This list price: 21% of active listings are priced below it
ARV vs active asking: +1.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75173

Home prices YoY: 3.1%
Active inventory: 543
Price-to-rent: 10.1×

Monthly cashflow live

Estimated rent: $2,038 high interval (Pro) →
Mortgage (P&I): −$1,296
Tax est. 1.5%: −$309 /mo · $3,707/yr
Insurance: −$103
HOA: −$50
Lot rent: −$0
Vacancy / Maint / Mgmt: −$428
Net cashflow: $-148

Break-even live

Break-even rent $2,225

Max offer price $225,727

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-63	+0% $-148	+5% $-233	+10% $-319
Rent	-10% $-309	-5% $-229	+0% $-148	+5% $-68	+10% $13
Rate	-1.0pp $-24	-0.5pp $-85	base $-148	+0.5pp $-212	+1.0pp $-277

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: $61,789
Closing costs: $7,415
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
833 Lexington Ln Josephine, TX	3.0	2.0	1468	$1,800	$1.23	4d	1	0.56mi
6135 FM 547 Farmersville, TX	4.0	2.5	1771	$2,295	$1.30	119d	1	0.89mi
503 Hawthorn Dr Nevada, TX	4.0	2.0	1824	$2,095	$1.15	33d	1	0.91mi
503 Hawthorn Dr Josephine, TX	4.0	2.0	1824	$1,995	$1.09	0d	1	0.91mi
503 Hawthorn Dr Nevada, TX	4.0	2.0	1824	$2,095	$1.15	67d	1	0.91mi
503 Hawthorn Dr Josephine, TX	4.0	2.0	1824	$2,095	$1.15	4d	1	0.91mi
414 Main St Josephine, TX	3.0	2.0	1720	$1,500	$0.87	38d	1	1.00mi
209 N Greenville St Josephine, TX	3.0	1.5	1196	$1,600	$1.34	84d	1	1.04mi
500 Shady Bank Way Nevada, TX	4.0	2.0	2229	$2,375	$1.07	28d	1	1.04mi
716 Mallard Dr Josephine, TX	4.0	2.5	2119	$2,000	$0.94	6d	1	1.07mi
464 N Greenville St Farmersville, TX	3.0	2.0	2000	$3,000	$1.50	67d	1	1.08mi
319 Plum Dr Nevada, TX	4.0	2.0	1587	$1,800	$1.13	39d	1	1.08mi
503 Northern Red Dr Royse City, TX	4.0	2.0	1916	$1,925	$1.00	59d	1	1.11mi
805 Martingale Dr Nevada, TX	4.0	2.0	1926	$2,300	$1.19	84d	1	1.20mi
602 East St Josephine, TX	3.0	2.0	1841	$1,950	$1.06	20d	1	1.27mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,949	$1.18	110d	1	1.34mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,799	$1.09	56d	1	1.34mi
503 Saddle Blanket Dr Nevada, TX	4.0	3.0	2077	$2,190	$1.05	139d	1	1.37mi
306 E Cook St Josephine, TX	3.0	2.0	1817	$2,100	$1.16	88d	1	1.38mi
310 Pennington Rd Royse City, TX	4.0	2.0	1977	$1,900	$0.96	24d	1	1.45mi
819 Rustic Way Royse City, TX	4.0	2.0	1796	$2,000	$1.11	79d	1	1.48mi
315 Pennington Rd Josephine, TX	4.0	2.0	1736	$2,399	$1.38	0d	1	1.49mi

Property features AI

Finance

Other: Subdivision: Morgan FarmsDirections availableCounty: Collin
Financial info: Loan types accepted: Cash, Conventional, FHA, VATreat as clear loan typeNo second mortgage
HOA & community: Mandatory HOA (Alamo Management)HOA covers grounds maintenance and management feesAnnual HOA fee

Exterior

Parking: Attached 2-car garage with garage door opener2 covered parking spaces
Utilities: City waterCity sewerLow-flow fixtures for water conservationNot in a municipal utility district
Home design: Single family residenceOne storyResidential propertyNew construction (incomplete, 2026)Smart home features
Construction: Brick and rock/stone exteriorComposition roofSlab foundation
Exterior features: Wood fencingCommunity poolPlaygroundPool

Interior

Kitchen: Gas cooktopGas ovenMicrowaveDishwasherDisposalRefrigerator
Bedrooms: Primary bedroom on main level (15 x 14)Bedroom on main level (14 x 13)Bedroom on main level (11 x 13)
Flooring: CarpetCeramic tileLuxury vinyl plank
Bathrooms: 2 full bathrooms
Heating & cooling: Electric heatingHeat pumpENERGY STAR qualified equipment
Interior features: Cable TV availableHigh-speed internet availableOne living areaOne dining area5 total rooms
Laundry & utility: Washer and dryer included

Listing history 50 events

2026-09-23

days on market $247,156 Active 114 DOM
2026-09-22

days on market $247,156 Active 113 DOM
2026-09-21

days on market $247,156 Active 112 DOM
2026-09-20

days on market $247,156 Active 111 DOM
2026-09-19

days on market $247,156 Active 110 DOM
2026-09-18

days on market $247,156 Active 109 DOM
2026-09-17

days on market $247,156 Active 108 DOM
2026-09-16

days on market $247,156 Active 107 DOM
2026-09-14

days on market $247,156 Active 105 DOM
2026-09-13

days on market $247,156 Active 104 DOM
2026-09-12

days on market $247,156 Active 103 DOM
2026-09-11

days on market $247,156 Active 102 DOM
2026-09-05

days on market $247,156 Active 96 DOM
2026-09-04

pricedays on market $247,156 Active 95 DOM
2026-08-31

days on market $249,656 Active 91 DOM
2026-08-29

days on market $249,656 Active 89 DOM
2026-08-28

days on market $249,656 Active 88 DOM
2026-08-27

days on market $249,656 Active 87 DOM
2026-08-26

days on market $249,656 Active 86 DOM
2026-08-25

days on market $249,656 Active 85 DOM
2026-08-24

days on market $249,656 Active 84 DOM
2026-08-23

days on market $249,656 Active 83 DOM
2026-08-22

days on market $249,656 Active 82 DOM
2026-08-21

days on market $249,656 Active 81 DOM
2026-08-20

days on market $249,656 Active 80 DOM
2026-08-19

days on market $249,656 Active 79 DOM
2026-08-18

days on market $249,656 Active 78 DOM
2026-08-17

days on market $249,656 Active 77 DOM
2026-08-16

days on market $249,656 Active 76 DOM
2026-08-15

days on market $249,656 Active 75 DOM
2026-08-14

days on market $249,656 Active 74 DOM
2026-08-13

days on market $249,656 Active 73 DOM
2026-08-12

days on market $249,656 Active 72 DOM
2026-08-11

days on market $249,656 Active 71 DOM
2026-08-10

days on market $249,656 Active 70 DOM
2026-08-09

days on market $249,656 Active 69 DOM
2026-08-08

days on market $249,656 Active 68 DOM
2026-08-06

days on market $249,656 Active 66 DOM
2026-08-05

days on market $249,656 Active 65 DOM
2026-08-04

days on market $249,656 Active 64 DOM
2026-08-03

days on market $249,656 Active 63 DOM
2026-07-31

pricedays on market $249,656 Active 60 DOM
2026-07-30

pricedays on market $252,156 Active 58 DOM
2026-07-28

days on market $262,156 Active 57 DOM
2026-07-26

days on market $262,156 Active 55 DOM
2026-07-24

days on market $262,156 Active 53 DOM
2026-07-23

days on market $262,156 Active 52 DOM
2026-07-22

days on market $262,156 Active 51 DOM
2026-07-21

days on market $262,156 Active 50 DOM
2026-07-20

pricedays on market $262,156 Active 49 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
🔥 Wildfire 6/10 Major
🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $24,455
− Mortgage interest: −$13,845
− Property taxes: −$3,707
− Insurance: −$1,236
− Repairs & maintenance: −$1,956
− Management: −$1,956
− HOA: −$600
− Depreciation: −$7,190
Taxable loss: −$6,036

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,449
After-tax cash flow: $-329/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 · 16 photos

Good 80/100 None rehab

This home is in excellent condition with a move-in-ready package, featuring a spacious kitchen, well-maintained exterior, and neutral interior decor. Potential buyers and renters will appreciate the home's curb appeal and interior aesthetics.

Value-add opportunities

Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
Both Replace flooring — New flooring can improve the home's appearance and increase its value ↑
Both Install new kitchen appliances — Upgrading appliances can make the kitchen more functional and appealing ↑

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary John & Barbara Roderick El Middle Leland E Edge Middle F TX #1,056/1,662 Nat'l #8,861/14,009 High Community H S F TX #941/1,632 Nat'l #9,497/17,239

Schools (NCES district)

District: Community ISD
NCES district ID: 4814850
Math proficiency: 30% ▼ -23.00%
Reading proficiency: 38% ▼ -11.00%
Median HH income: $71,841
Composite: 31.58/100
National rank: #5951
State rank: #479 of 826 in TX

C Composite livability gradescore 63/100

Livability — Nevada

Score: 63/100
State rank: #881
US rank: #15880

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County: Collin · 1,210,074 people
Metro: Dallas-Fort Worth-Arlington, TX
Population (ZIP): 9,284
Household income: $100,373
Rent vs Own: 6.7% rent · 93.3% own
Severe rent burden: 7% of renters

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: Majority White (65%)
Race & ethnicity: White 65% Hispanic / Latino 28% Two or more races 15% Black 2% Native American 1%
Hispanic origin (detail): Mexican 26%
Common ancestry: Slovak 2% Serbian 1% Iranian 1%
Foreign-born: 17% · Canada, Jamaica
Languages at home: 74% English-only · Spanish 24% Arabic 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: ▲ 10.09%
Current HPI: 331.12
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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

-2.8% since first listed

9 events — show timeline

2026-07-20 Price Changed $262,156 NTREIS
2026-07-18 Price Changed $262,156 Zillow
2026-07-07 Price Changed $257,156 Zillow
2026-07-07 Price Changed $257,156 NTREIS
2026-07-02 Price Changed $267,156 Zillow
2026-07-02 Price Changed $267,156 NTREIS
2026-06-02 Price Changed $269,656 Zillow
2026-05-14 Listed $289,656 Zillow
2026-05-07 Listed $269,656 NTREIS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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