6015 Mcafee Dr · The Colony, TX 75056

$225,000

2 bd · 1.0 ba · 888 sqft · MultiFamily public records · 176 Days on market

Built 1982 3,572 sqft lot $253/sqft · 14% above area Est $197k · 14% over

---

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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Charming 2-bed, 1-bath duplex featuring new quartz kitchen countertops, a fully updated bathroom with a new shower and vanity, and brand-new flooring throughout. This single-story home offers an efficient layout, central HVAC, and a low-maintenance lot—perfect as a starter home or investment property in the heart of The Colony.

Key facts

• 3,572 sq ft lot
• Parking
• Built 1982

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $710 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.9% in The Colony — 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 68/100 on livability (#464 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F.
• Lewisville ISD (suburban): math 49% / reading 54% proficiency, ranked #109 of 826 in TX (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.0%/yr); 427 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 10,531 units permitted in Denton County in 2024 (2,713 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.
• Denton County population projected at +66% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 17y ago; this cycle's ask is 13962% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $9k; list at $225k implies a 2503% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.52%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (median comp): $197,104
• List price: $225,000
• Delta: 14.15%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $299
• Equity at exit: $33,548

10-year hold

• IRR: 6.4%
• Equity multiple: 1.41×
• Total profit: $25,872
• Equity at exit: $19,454

Cash invested: $63,000 (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 75056

• Rents YoY: -1.0%
• Active inventory: 427
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,898 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$306 /mo · $3,674/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $710

Break-even live

Break-even rent $2,000

Max offer price $225,000

Occupancy floor 71%

Sensitivity live

Price	-10% $837	-5% $773	+0% $710	+5% $646	+10% $582
Rent	-10% $481	-5% $595	+0% $710	+5% $824	+10% $939
Rate	-1.0pp $823	-0.5pp $767	base $710	+0.5pp $651	+1.0pp $592

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,898
Total (2 units)			$2,898

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6041 Dooley Dr The Colony, TX	2.0	1.0	888	$1,599	$1.80	44d	1	0.06mi
3700 Legacy Dr Frisco, TX	1.0–3.0	1.0–2.5	1216	$2,145	$1.76	3d	32	1.08mi
2355 Lebanon Rd Frisco, TX	1.0–2.0	1.0–2.0	968	$1,805	$1.86	2d	14	1.18mi
4770 Teel Pkwy Frisco, TX	1.0–3.0	1.0–2.0	1059	$1,656	$1.56	2d	17	1.23mi
5200 Town and Country Blvd Frisco, TX	1.0–3.0	1.0–2.0	1019	$1,495	$1.47	0d	26	1.25mi
5250 Town and Country Blvd Frisco, TX	1.0–3.0	1.0–2.0	970	$1,830	$1.89	0d	16	1.29mi
4220 Tributary Way Frisco, TX	2.0	1.0–2.0	986	$3,122	$3.17	0d	184	1.33mi
4301 Tributary Way Frisco, TX	1.0	1.0	650	$950	$1.46	3d	1	1.39mi
5275 Town and Country Blvd Frisco, TX	2.0	2.0	1045	$1,731	$1.66	21d	1	1.39mi
5275 Town and Country Blvd Frisco, TX	1.0–2.0	1.0–2.0	824	$2,241	$2.72	5d	10	1.39mi
5275 Town and Country Blvd Frisco, TX	2.0	2.0	1045	$1,710	$1.64	4d	1	1.39mi
5275 Town and Country Blvd Frisco, TX	1.0	1.0	762	$1,378	$1.81	44d	1	1.39mi
5275 Town and Country Blvd Unit 1118 Frisco, TX	1.0	1.0	603	$1,260	$2.09	16d	1	1.42mi
5275 Town and Country Blvd Unit 2118 Frisco, TX	2.0	2.0	1045	$1,746	$1.67	3d	1	1.42mi
5275 Town and Country Blvd Unit 5349 Frisco, TX	1.0	1.0	603	$1,160	$1.92	3d	1	1.42mi
5275 Town and Country Blvd Unit 5312 Frisco, TX	2.0	2.0	1045	$1,796	$1.72	44d	1	1.42mi
5275 Town and Country Blvd Unit 5296 Frisco, TX	1.0	1.0	603	$1,295	$2.15	13d	1	1.42mi
5225 Town and Country Blvd Frisco, TX	1.0	1.0	847	$1,313	$1.55	13d	1	1.42mi
5225 Town and Country Blvd Frisco, TX	1.0	1.0	889	$2,073	$2.33	11d	1	1.42mi
5225 Town and Country Blvd Unit 1118 Frisco, TX	1.0	1.0	847	$1,313	$1.55	14d	1	1.45mi
5225 Town and Country Blvd Unit 5246 Frisco, TX	1.0	1.0	847	$1,318	$1.56	14d	1	1.45mi
5225 Town and Country Blvd Unit 5240 Frisco, TX	1.0	1.0	755	$1,699	$2.25	0d	1	1.45mi

Listing history 30 events

1. 2026-05-14
   historical $1,600
2. 2026-04-26
   listed $1,600
3. 2026-04-25
   status Active 335-char remark

   Show marketing remark (335 chars)

   Charming 2-bed, 1-bath duplex featuring new quartz kitchen countertops, a fully updated bathroom with a new shower and vanity, and brand-new flooring throughout. This single-story home offers an efficient layout, central HVAC, and a low-maintenance lot—perfect as a starter home or investment property in the heart of The Colony.

4. 2026-04-15
   historical $1,600
5. 2026-03-28
   listed $1,600
6. 2026-03-27
   status Active 335-char remark

   Show marketing remark (335 chars)

   Charming 2-bed, 1-bath duplex featuring new quartz kitchen countertops, a fully updated bathroom with a new shower and vanity, and brand-new flooring throughout. This single-story home offers an efficient layout, central HVAC, and a low-maintenance lot—perfect as a starter home or investment property in the heart of The Colony.

7. 2026-03-25
   historical $1,600
8. 2026-03-24
   historical Active Option Contract 335-char remark

   Show marketing remark (335 chars)

   Charming 2-bed, 1-bath duplex featuring new quartz kitchen countertops, a fully updated bathroom with a new shower and vanity, and brand-new flooring throughout. This single-story home offers an efficient layout, central HVAC, and a low-maintenance lot—perfect as a starter home or investment property in the heart of The Colony.

9. 2026-03-15
   listed $1,600
10. 2026-01-17
    price $225,000 335-char remark

    Show marketing remark (335 chars)

    Charming 2-bed, 1-bath duplex featuring new quartz kitchen countertops, a fully updated bathroom with a new shower and vanity, and brand-new flooring throughout. This single-story home offers an efficient layout, central HVAC, and a low-maintenance lot—perfect as a starter home or investment property in the heart of The Colony.

11. 2025-11-22
    listed $255,000 Active 335-char remark

    Show marketing remark (335 chars)

    Charming 2-bed, 1-bath duplex featuring new quartz kitchen countertops, a fully updated bathroom with a new shower and vanity, and brand-new flooring throughout. This single-story home offers an efficient layout, central HVAC, and a low-maintenance lot—perfect as a starter home or investment property in the heart of The Colony.

12. 2014-06-10
    soldstatus
13. 2014-06-04
    soldstatus Closed 144-char remark

    Show marketing remark (144 chars)

    Great two bedroom Half duplex with a updated kitchen SS Appliances Fridge will stay with acceptable offer. Home is perfect for first time buyer

14. 2014-05-13
    status Pending 144-char remark

    Show marketing remark (144 chars)

    Great two bedroom Half duplex with a updated kitchen SS Appliances Fridge will stay with acceptable offer. Home is perfect for first time buyer

15. 2014-05-06
    historical Active Option Contract 144-char remark

    Show marketing remark (144 chars)

    Great two bedroom Half duplex with a updated kitchen SS Appliances Fridge will stay with acceptable offer. Home is perfect for first time buyer

16. 2014-04-26
    status Active 144-char remark

    Show marketing remark (144 chars)

    Great two bedroom Half duplex with a updated kitchen SS Appliances Fridge will stay with acceptable offer. Home is perfect for first time buyer

17. 2014-04-21
    historical Active Option Contract 144-char remark

    Show marketing remark (144 chars)

    Great two bedroom Half duplex with a updated kitchen SS Appliances Fridge will stay with acceptable offer. Home is perfect for first time buyer

18. 2014-04-01
    status Active 144-char remark

    Show marketing remark (144 chars)

    Great two bedroom Half duplex with a updated kitchen SS Appliances Fridge will stay with acceptable offer. Home is perfect for first time buyer

19. 2014-04-01
    historical 144-char remark

    Show marketing remark (144 chars)

    Great two bedroom Half duplex with a updated kitchen SS Appliances Fridge will stay with acceptable offer. Home is perfect for first time buyer

20. 2014-03-29
    listed $75,000 Active 144-char remark

    Show marketing remark (144 chars)

    Great two bedroom Half duplex with a updated kitchen SS Appliances Fridge will stay with acceptable offer. Home is perfect for first time buyer

21. 2009-11-06
    soldstatus
22. 2009-11-02
    soldstatus
23. 2009-10-05
    historical
24. 2009-09-23
    listed $66,900
25. 2009-04-25
    soldstatus
26. 2009-03-23
    historical
27. 2009-02-04
    listed $35,900
28. 1998-01-05
    soldstatus
29. 1996-09-13
    soldstatus $8,645
30. 1989-02-07
    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: $3,674 · $306/mo
• Projected year-2 tax: $4,118 · $343/mo
• Expected delta: +$443/yr (+$37/mo · 12.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,776
• − Mortgage interest: −$12,603
• − Property taxes: −$3,674
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,782
• − Management: −$2,782
• − Depreciation: −$6,545
• Taxable income: $5,264
• Est. tax owed @ 24.0%: −$1,263
• After-tax cash flow: $7,252/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: Lewisville ISD
• NCES district ID: 4827300
• Math proficiency: 49% ▼ -10.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $82,351
• Composite: 47.1/100
• National rank: #2333
• State rank: #109 of 826 in TX

Livability — The Colony

• Score: 68/100
• State rank: #464
• US rank: #9336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: The Colony, TX
• County: Denton County · 901,654 people
• City population: 69,628
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 69,628
• Household income: $119,682
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1704.0

Population outlook (Denton County) Hauer SSP2

• Today (2025): 1,053,010 people
• By 2030: 1,192,269 · +13.2%
• By 2040: 1,472,920 · +39.9%
• By 2050: 1,746,506 · +65.9%
• By 2075: 2,358,497 · +124.0%
• By 2100: 2,779,183 · +163.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 49% Hispanic / Latino 18% Asian 17% Two or more races 13% Black 10%
• Hispanic origin (detail): Mexican 12% Cuban 1%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 19% · Canada, South Korea, China
• Languages at home: 73% English-only · Spanish 11% Other Indo-European 5% Other Asian/Pacific 4%

Political lean MEDSL · Denton

• 2024 margin: R (+13.2) · D 42.7% · R 55.8% · Other 1.5%
• 2008→2024 swing: +11.0pp toward D · 2008: -24.2pp · 2024: -13.2pp
• All cycles: 2024: R+13.2 2020: R+8.1 2016: R+20.2 2012: R+31.7 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -235.14%
• Current HPI: 288.9388
• Rent YoY: ▼ -1.02%
• 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

-81.5% since first listed

30 events — show timeline

• 2026-05-14 Rental Removed $1,600 NTREIS
• 2026-04-26 Listed for Rent $1,600 NTREIS
• 2026-04-25 Relisted — NTREIS
• 2026-04-15 Rental Removed $1,600 NTREIS
• 2026-03-28 Listed for Rent $1,600 NTREIS
• 2026-03-27 Relisted — NTREIS
• 2026-03-25 Rental Removed $1,600 NTREIS
• 2026-03-24 Contingent — NTREIS
• 2026-03-15 Listed for Rent $1,600 NTREIS
• 2026-01-17 Price Changed $225,000 NTREIS
• 2025-11-22 Listed $255,000 NTREIS
• 2014-06-10 Sold (Public Records) — Public Records
• 2014-06-04 Sold (MLS) — NTREIS
• 2014-05-13 Pending — NTREIS
• 2014-05-06 Contingent — NTREIS
• 2014-04-26 Relisted — NTREIS
• 2014-04-21 Contingent — NTREIS
• 2014-04-01 Relisted — NTREIS
• 2014-04-01 Listing Removed — NTREIS
• 2014-03-29 Listed $75,000 NTREIS
• 2009-11-06 Sold (Public Records) — Public Records
• 2009-11-02 Sold (MLS) — NTREIS
• 2009-10-05 Listing Removed — NTREIS
• 2009-09-23 Listed $66,900 NTREIS
• 2009-04-25 Sold (MLS) — NTREIS
• 2009-03-23 Listing Removed — NTREIS
• 2009-02-04 Listed $35,900 NTREIS
• 1998-01-05 Sold (Public Records) — Public Records
• 1996-09-13 Sold (Public Records) $8,645 Public Records
• 1989-02-07 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,674 · +16.1% YoY. Source: county tax records.