1415 N Waddill St · McKinney, TX 75069

$198,800

2 bd · 1.0 ba · 856 sqft · SingleFamily public records · 36 Days on market

Built 1965 5,993 sqft lot $232/sqft · 29% below area Est $279k · 29% under

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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 +15.0/15.0
• Cash flow +8.9/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a 2 bedroom 1 bathroom home

Key facts

• 5,993 sq ft lot
• Garage
• Built 1965

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (16.4% below list).
• Recommended offer: $166k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.5% in McKinney — 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 76/100 on livability (#115 in TX, #3,716 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• Mckinney ISD (suburban): math 54% / reading 58% proficiency, ranked #72 of 826 in TX (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-2.1%/yr); 298 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $6k 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 36 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $166,285 (16.4% 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 36 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.84% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.45%
• DSCR: 0.85
• GRM: 10.0

CMA / ARV

• ARV (median comp): $279,470
• List price: $198,800
• Delta: -28.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1505 West St	0.09mi	2/2.0	826 (-4%)	8mo	$295,000	$357	79
1205 N Bradley St	0.31mi	2/1.0	760 (-11%)	3mo	$245,000	$322	64
1502 W Josephine St	0.25mi	2/1.0	773 (-10%)	14mo	$295,000	$382	60
1309 N College St	0.34mi	2/2.0	875 (+2%)	21mo	$278,000	$318	59
1104 New St	0.40mi	2/1.0	810 (-5%)	17mo	$225,000	$278	58
828 Woodleigh Dr	0.46mi	2/1.0	884 (+3%)	21mo	$250,000	$283	55
1005 Oak St	0.39mi	2/1.0	732 (-14%)	3mo	$225,000	$307	55
1005 West St	0.37mi	2/1.0	980 (+14%)	8mo	$189,990	$194	52
1208 N Church St	0.55mi	2/1.0	754 (-12%)	4mo	$289,900	$384	52
407 W Erwin Ave	0.49mi	2/1.0	958 (+12%)	8mo	$230,000	$240	51
513 W Leland Ave	0.37mi	2/1.0	751 (-12%)	18mo	$299,900	$399	47
1208 N Church St	0.55mi	2/1.0	754 (-12%)	19mo	$245,000	$325	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.7%
• Equity multiple: 0.15×
• Total profit: $-47,207
• Equity at exit: $29,642

10-year hold

• IRR: -37.4%
• Equity multiple: -0.31×
• Total profit: $-72,730
• Equity at exit: $17,189

Cash invested: $55,664 (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 75069

• Rents YoY: -2.1%
• Active inventory: 298
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$1,043
• Tax from tax record: −$349 /mo · $4,182/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-160

Break-even live

Break-even rent $1,866

Max offer price $170,493

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-104	+0% $-160	+5% $-217	+10% $-273
Rent	-10% $-292	-5% $-226	+0% $-160	+5% $-95	+10% $-29
Rate	-1.0pp $-60	-0.5pp $-110	base $-160	+0.5pp $-212	+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: $49,700
• Closing costs: $5,964
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1311 N Morris St McKinney, TX	2.0	1.0	850	$1,600	$1.88	45d	1	0.15mi
1600 Heritage Dr McKinney, TX	1.0–2.0	1.0–2.0	704	$1,592	$2.26	5d	20	0.26mi
1570 Heritage Dr McKinney, TX	1.0–2.0	1.0–2.0	915	$2,225	$2.43	0d	28	0.33mi
1904 W White Ave McKinney, TX	1.0–2.0	1.0–2.0	787	$2,000	$2.54	1d	6	0.35mi
822 Woodleigh Dr McKinney, TX	3.0	1.0	878	$1,850	$2.11	45d	1	0.45mi
1607 Coleman St McKinney, TX	3.0	2.0	1100	$1,915	$1.74	4d	1	0.46mi
1607 Coleman St McKinney, TX	3.0	2.0	1100	$1,981	$1.80	9d	1	0.46mi
602 N Morris St Unit B McKinney, TX	2.0	1.0	900	$1,900	$2.11	26d	1	0.60mi
1006 W Lamar St McKinney, TX	1.0	1.0	750	$1,100	$1.47	26d	1	0.71mi
304 Oak St McKinney, TX	2.0	1.0	775	$1,495	$1.93	45d	1	0.79mi
307 N Bradley St Unit A McKinney, TX	2.0	1.0	794	$1,795	$2.26	19d	1	0.80mi
500 W Lamar St McKinney, TX	1.0–2.0	1.0	721	$1,500	$2.08	45d	2	0.80mi
206 N Graves St McKinney, TX	2.0	1.0	896	$1,595	$1.78	26d	1	0.89mi
2301 W White Ave McKinney, TX	1.0–3.0	1.0–2.0	836	$1,398	$1.67	1d	12	0.93mi
601 Drexel St McKinney, TX	1.0–2.0	1.0	694	$1,100	$1.59	46d	7	1.08mi
123 Wilson Creek Blvd McKinney, TX	1.0–2.0	1.0–2.0	821	$1,482	$1.81	4d	10	1.08mi
603 Drexel St McKinney, TX	1.0–2.0	1.0	668	$1,200	$1.80	46d	7	1.09mi
1212 Community Ave McKinney, TX	1.0–3.0	1.0–2.0	949	$3,654	$3.85	0d	1	1.10mi
1003 Throckmorton St McKinney, TX	1.0	1.0	790	$1,040	$1.32	19d	1	1.14mi
260 W Davis St McKinney, TX	2.0	1.0–2.0	827	$2,830	$3.42	0d	23	1.16mi
300 N McDonald St McKinney, TX	2.0	1.0–2.0	921	$2,365	$2.57	0d	24	1.19mi
709 Pride Ct McKinney, TX	3.0	2.0	1100	$1,750	$1.59	1d	1	1.25mi
804 Center St McKinney, TX	2.0	1.0	1000	$1,726	$1.73	26d	1	1.25mi
2111 Quail Run Unit A McKinney, TX	2.0	1.5	1121	$1,400	$1.25	1d	1	1.31mi
1703 Rockhill Rd McKinney, TX	1.0–3.0	1.0–2.0	1068	$1,742	$1.63	1d	25	1.32mi
2401 McKinney Ranch Pkwy McKinney, TX	1.0–3.0	1.0–2.0	1136	$1,664	$1.47	0d	24	1.35mi
2521 Wolford St McKinney, TX	1.0–2.0	1.0–2.0	813	$1,517	$1.87	4d	5	1.39mi
901 Wilson Creek Pkwy Unit 922 McKinney, TX	1.0	1.0	747	$1,125	$1.51	1d	1	1.39mi
901 Wilson Creek Pkwy Unit 2121 McKinney, TX	2.0	2.0	1026	$1,343	$1.31	1d	1	1.39mi
901 Wilson Creek Pkwy Unit 922 McKinney, TX	1.0	1.0	747	$1,171	$1.57	14d	1	1.39mi
901 Wilson Creek Pkwy Unit 952 McKinney, TX	1.0	1.0	747	$1,166	$1.56	45d	1	1.39mi
901 Wilson Creek Pkwy Unit 958 McKinney, TX	2.0	2.0	1026	$1,384	$1.35	45d	1	1.39mi
211 E Standifer St Unit B McKinney, TX	1.0	1.0	600	$1,395	$2.33	22d	1	1.40mi
600 S Graves St McKinney, TX	1.0–2.0	1.0–2.0	900	$1,668	$1.85	0d	15	1.47mi

Listing history 23 events

1. 2026-04-16
   listed $198,800 Active 35-char remark

   Show marketing remark (35 chars)

   This is a 2 bedroom 1 bathroom home

2. 2025-04-12
   historical
3. 2025-03-12
   listed $329,900 Active
4. 2024-05-31
   historical
5. 2024-05-03
   listed $329,900
6. 2022-03-02
   status Pending
7. 2021-11-17
   soldstatus Closed
8. 2021-11-01
   soldstatus
9. 2021-09-28
   status Pending
10. 2021-09-17
    price $275,000
11. 2021-08-30
    price $279,000
12. 2021-08-18
    status Active
13. 2021-08-16
    historical
14. 2021-07-02
    listed $289,000 Active
15. 2017-07-28
    soldstatus
16. 2017-07-27
    soldstatus Sold
17. 2017-06-30
    historical Active Option Contract
18. 2017-06-27
    status Active
19. 2017-06-20
    historical Active Option Contract
20. 2017-06-16
    listed $179,900 Active
21. 2008-04-28
    soldstatus
22. 2007-12-26
    soldstatus
23. 2006-06-26
    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: $4,182 · $349/mo
• Projected year-2 tax: $4,182 · $349/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,954
• − Mortgage interest: −$11,136
• − Property taxes: −$4,182
• − Insurance: −$994
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$5,783
• Taxable loss: −$5,334
• Est. tax savings @ 24.0%: +$1,280
• After-tax cash flow: $-643/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: Mckinney ISD
• NCES district ID: 4829850
• Math proficiency: 54% ▼ -9.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $78,283
• Composite: 50.46/100
• National rank: #1862
• State rank: #72 of 826 in TX

Livability — McKinney

• Score: 76/100
• State rank: #115
• US rank: #3716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McKinney, TX
• County: Collin County · 1,159,394 people
• City population: 232,161
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 40,032
• Household income: $85,327
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1898.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 55% Hispanic / Latino 29% Two or more races 11% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 16% · Canada, China
• Languages at home: 72% English-only · Spanish 24% Other Indo-European 1% Chinese 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: ▼ -158.98%
• Current HPI: 280.2534
• Rent YoY: ▼ -2.14%
• 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

+10.5% since first listed

23 events — show timeline

• 2026-04-16 Listed $198,800 HARMLS
• 2025-04-12 Listing Removed — NTREIS
• 2025-03-12 Listed $329,900 NTREIS
• 2024-05-31 Listing Removed — NTREIS
• 2024-05-03 Listed $329,900 NTREIS
• 2022-03-02 Pending — NTREIS
• 2021-11-17 Sold (MLS) — NTREIS
• 2021-11-01 Sold (Public Records) — Public Records
• 2021-09-28 Pending — NTREIS
• 2021-09-17 Price Changed $275,000 NTREIS
• 2021-08-30 Price Changed $279,000 NTREIS
• 2021-08-18 Relisted — NTREIS
• 2021-08-16 Listing Removed — NTREIS
• 2021-07-02 Listed $289,000 NTREIS
• 2017-07-28 Sold (Public Records) — Public Records
• 2017-07-27 Sold (MLS) — NTREIS
• 2017-06-30 Contingent — NTREIS
• 2017-06-27 Relisted — NTREIS
• 2017-06-20 Contingent — NTREIS
• 2017-06-16 Listed $179,900 NTREIS
• 2008-04-28 Sold (Public Records) — Public Records
• 2007-12-26 Sold (Public Records) — Public Records
• 2006-06-26 Sold (Public Records) — Public Records

Property tax history

+7.7%/yr

Latest (2025): $4,182 · -16.2% YoY. Source: county tax records.