1015 Angel St · Nevada, TX 75173

$249,656

3 bd · 2.0 ba · 1,659 sqft · SingleFamily · 68 Days on market

Built 2026 Good condition 5,227 sqft lot 2-car garage $150/sqft · at area comps Est $255k · at est. $50/mo HOA · 2% of rent ↓ 3% since listing

---

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 +10.4/30.0
• Appreciation +10.0/10.0
• ARV discount +8.4/15.0
• Condition / age +4.0/5.0
• 1% rule +3.3/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0

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

Tags

• ENERGY EFFICIENT HOME
• SPRAWLING KITCHEN ISLAND
• WHITE CABINETS
• LIGHT TAN EVP FLOORING
• DARK BEIGE TEXTURED CARPET
• WASHER DRYER FRIDGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (16.8% below list).
• Recommended offer: $208k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.0% 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: 485 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 33d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $27k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (14%) 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 $207,811 (16.8% 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 68 days. Have you received any prior offers? Is the seller open to a 17% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 10.0

CMA / ARV

• ARV (median comp): $254,548
• List price: $249,656
• Delta: 13.79%
• Verdict: OVERPRICED
• 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%)	3mo	$309,990	$191	67
817 Lexington	0.61mi	3/2.0	1,636 (-1%)	13mo	$255,990	$156	58
806 Lexington	0.64mi	3/2.0	1,589 (-4%)	13mo	$261,990	$165	52
828 Lexington Ln	0.59mi	3/2.0	1,589 (-4%)	16mo	$270,000	$170	52
835 Lexington	0.55mi	4/2.0 (+1)	1,721 (+4%)	18mo	$305,990	$178	48
904 Lexington Ln	0.54mi	4/2.0 (+1)	1,721 (+4%)	20mo	$289,990	$169	46
913 W Cook St	0.74mi	3/2.0	1,527 (-8%)	9mo	$525,000	$344	45
806 Independence	0.57mi	3/2.0	1,420 (-14%)	10mo	$245,000	$173	41
900 Lexington Ln	0.57mi	4/2.0 (+1)	1,827 (+10%)	18mo	$254,990	$140	36
808 Lexington	0.62mi	3/2.0	1,420 (-14%)	16mo	$286,500	$202	34

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: 22.7%
• Equity multiple: 2.82×
• Total profit: $127,522
• Equity at exit: $224,910

10-year hold

• IRR: 20.3%
• Equity multiple: 6.47×
• Total profit: $382,346
• Equity at exit: $485,027

Cash invested: $69,904 (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: 64 active · 5 under contract
• Months of supply: 54.9 mo (2%/mo absorbed)
• Median asking: $273,990 ($161/sqft)
• Median days on market: 68 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: -4.6% 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: 485
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,078 high
• Mortgage (P&I): −$1,309
• Tax est. 1.5%: −$312 /mo · $3,745/yr
• Insurance: −$104
• HOA: −$50
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-134

Break-even live

Break-even rent $2,247

Max offer price $230,322

Occupancy floor —

Sensitivity live

Price	-10% $39	-5% $-47	+0% $-134	+5% $-220	+10% $-306
Rent	-10% $-298	-5% $-216	+0% $-134	+5% $-52	+10% $31
Rate	-1.0pp $-8	-0.5pp $-70	base $-134	+0.5pp $-198	+1.0pp $-264

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: $62,414
• Closing costs: $7,490
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6135 FM 547 Farmersville, TX	4.0	2.5	1771	$2,295	$1.30	73d	1	0.89mi
503 Hawthorn Dr Nevada, TX	4.0	2.0	1824	$2,095	$1.15	21d	1	0.91mi
503 Hawthorn Dr Nevada, TX	4.0	2.0	1824	$2,095	$1.15	0d	1	0.91mi
414 Main St Josephine, TX	3.0	2.0	1720	$1,650	$0.96	1d	1	1.00mi
209 N Greenville St Josephine, TX	3.0	1.5	1196	$1,600	$1.34	38d	1	1.04mi
716 Mallard Dr Josephine, TX	4.0	2.5	2119	$2,300	$1.09	0d	1	1.07mi
464 N Greenville St Farmersville, TX	3.0	2.0	2000	$3,000	$1.50	20d	1	1.08mi
319 Plum Dr Nevada, TX	4.0	2.0	1587	$1,899	$1.20	59d	1	1.08mi
503 Northern Red Dr Royse City, TX	4.0	2.0	1916	$1,925	$1.00	12d	1	1.11mi
805 Martingale Dr Nevada, TX	4.0	2.0	1926	$2,300	$1.19	38d	1	1.20mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,799	$1.09	9d	1	1.34mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,949	$1.18	64d	1	1.34mi
503 Saddle Blanket Dr Nevada, TX	4.0	3.0	2077	$2,190	$1.05	93d	1	1.37mi
306 E Cook St Josephine, TX	3.0	2.0	1817	$2,100	$1.16	42d	1	1.38mi
819 Rustic Way Royse City, TX	4.0	2.0	1796	$2,000	$1.11	33d	1	1.48mi

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

1. 2026-08-08
   days on market $249,656 Active 68 DOM
2. 2026-08-06
   days on market $249,656 Active 66 DOM
3. 2026-08-05
   days on market $249,656 Active 65 DOM
4. 2026-08-04
   days on market $249,656 Active 64 DOM
5. 2026-08-03
   days on market $249,656 Active 63 DOM
6. 2026-07-31
   pricedays on market $249,656 Active 60 DOM
7. 2026-07-30
   pricedays on market $252,156 Active 58 DOM
8. 2026-07-28
   days on market $262,156 Active 57 DOM
9. 2026-07-26
   days on market $262,156 Active 55 DOM
10. 2026-07-24
    days on market $262,156 Active 53 DOM
11. 2026-07-23
    days on market $262,156 Active 52 DOM
12. 2026-07-22
    days on market $262,156 Active 51 DOM
13. 2026-07-21
    days on market $262,156 Active 50 DOM
14. 2026-07-20
    pricedays on market $262,156 Active 49 DOM
15. 2026-07-18
    days on market $257,156 Active 47 DOM

    Show marketing remark (221 chars)

    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.

16. 2026-07-18
    days on market $257,156 Active 46 DOM

    Show marketing remark (221 chars)

    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.

17. 2026-07-16
    days on market $257,156 Active 45 DOM
18. 2026-07-15
    days on market $257,156 Active 44 DOM
19. 2026-07-14
    days on market $257,156 Active 43 DOM
20. 2026-07-13
    days on market $257,156 Active 42 DOM
21. 2026-07-13
    days on market $257,156 Active 41 DOM
22. 2026-07-11
    days on market $257,156 Active 40 DOM
23. 2026-07-10
    days on market $257,156 Active 39 DOM
24. 2026-07-09
    days on market $257,156 Active 38 DOM
25. 2026-07-07
    pricedays on market $257,156 Active 36 DOM

    Show marketing remark (221 chars)

    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.

26. 2026-07-06
    days on market $267,156 Active 35 DOM
27. 2026-07-06
    days on market $267,156 Active 34 DOM
28. 2026-07-05
    days on market $267,156 Active 33 DOM
29. 2026-07-03
    days on market $267,156 Active 32 DOM
30. 2026-07-02
    pricedays on market $267,156 Active 31 DOM

    Show marketing remark (221 chars)

    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.

31. 2026-07-01
    days on market $269,656 Active 30 DOM
32. 2026-06-30
    days on market $269,656 Active 29 DOM
33. 2026-06-29
    days on market $269,656 Active 28 DOM
34. 2026-06-28
    days on market $269,656 Active 27 DOM
35. 2026-06-27
    days on market $269,656 Active 26 DOM
36. 2026-06-26
    days on market $269,656 Active 25 DOM
37. 2026-06-24
    days on market $269,656 Active 23 DOM
38. 2026-06-22
    days on market $269,656 Active 21 DOM
39. 2026-06-21
    days on market $269,656 Active 20 DOM
40. 2026-06-18
    days on market $269,656 Active 17 DOM
41. 2026-06-17
    days on market $269,656 Active 16 DOM
42. 2026-06-16
    days on market $269,656 Active 15 DOM
43. 2026-06-15
    days on market $269,656 Active 14 DOM
44. 2026-06-13
    days on market $269,656 Active 12 DOM
45. 2026-06-13
    days on market $269,656 Active 11 DOM
46. 2026-06-09
    days on market $269,656 Active 8 DOM
47. 2026-06-08
    days on market $269,656 Active 7 DOM
48. 2026-06-07
    days on market $269,656 Active 6 DOM
49. 2026-06-04
    days on market $269,656 Active 3 DOM
50. 2026-06-03
    days on market $269,656 Active 2 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

Taxation est. · year 1

• Rental income: $24,937
• − Mortgage interest: −$13,985
• − Property taxes: −$3,745
• − Insurance: −$1,248
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − HOA: −$600
• − Depreciation: −$7,263
• Taxable loss: −$5,893
• Est. tax savings @ 24.0%: +$1,414
• After-tax cash flow: $-189/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
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

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

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