741 Windsor Ct · Lavon, TX 75166

$274,500

3 bd · 2.0 ba · 1,699 sqft · SingleFamily public records · 89 Days on market

Built 2020 Good condition 8,102 sqft lot $162/sqft · 14% below area Est $321k · 14% under $31/mo HOA · 1% of rent ↓ 10% since listing

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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 +14.0/15.0
• Cash flow +8.1/30.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Now offered at $282,000 after a significant price improvement — creating one of the best values in the area at this price point. Competing with new construction, but without the added upgrade costs. Tucked at the end of a quiet cul-de-sac, 741 Windsor Ct offers the kind of space and ease that’s getting harder to find at this price point. Inside, this 3-bedroom, 2-bath home features an open-concept layout where the living, dining, and kitchen areas connect effortlessly—perfect for both everyday living and gathering with family or friends. Generously sized bedrooms give you flexibility for guests, a home office, or simply more room to live comfortably. Step outside to a large backyard with plenty of room to relax, play, or create something of your own over time. And then there’s Lavon—where life feels just a little less rushed. You’re close enough to stay connected, but far enough out to enjoy quieter streets, open skies, and a sense of calm that’s hard to replicate. With a recent $10,000 price improvement, this is an opportunity to get into a growing area at a strong value. A comfortable home. A smart move. A place that still feels like home.

Key facts

• Quiet cul-de-sac
• Large backyard
• Open-concept layout

Tags

• QUIET CUL-DE-SAC
• OPEN-CONCEPT LAYOUT
• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $274k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-269 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (18.0% below list).
• Recommended offer: $225k (18.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#588 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; 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.
• Market conditions: 634 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $8k 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 89 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.

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 $225,187 (18.0% 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 89 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. 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: 0.82% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.20%
• DSCR: 0.81
• GRM: 10.2

CMA / ARV

• ARV (median comp): $320,990
• List price: $274,500
• Delta: -14.48%
• 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
424 Epiphany Ln	0.15mi	3/2.0	1,631 (-4%)	1mo	$333,990	$205	86
529 Epiphany Ln	0.14mi	3/2.0	1,604 (-6%)	2mo	$319,990	$199	82
946 Olive Dr	0.33mi	3/2.0	1,628 (-4%)	1mo	$306,990	$189	77
653 Glee Stem Rd	0.14mi	3/2.0	1,537 (-10%)	2mo	$314,990	$205	76
416 Epiphany Ln	0.15mi	4/2.0 (+1)	1,845 (+9%)	1mo	$309,990	$168	73
653 Sierra Rdg	0.28mi	4/2.0 (+1)	1,791 (+5%)	2mo	$311,990	$174	71
411 Epiphany Ln	0.14mi	4/2.0 (+1)	1,935 (+14%)	0mo	$348,990	$180	65
868 Sunflower Rd	0.46mi	3/2.0	1,504 (-12%)	1mo	$282,990	$188	58
881 River Ln	0.48mi	3/2.0	1,503 (-12%)	0mo	$282,990	$188	58
850 Sunflower Rd	0.45mi	3/2.0	1,503 (-12%)	2mo	$279,990	$186	58
822 Sunflower	0.44mi	3/2.0	1,472 (-13%)	0mo	$269,854	$183	57
858 River Ln	0.50mi	3/2.0	1,504 (-12%)	1mo	$282,990	$188	56

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: -23.3%
• Equity multiple: 0.20×
• Total profit: $-61,503
• Equity at exit: $40,929

10-year hold

• IRR: -17.9%
• Equity multiple: 0.02×
• Total profit: $-75,123
• Equity at exit: $23,734

Cash invested: $76,860 (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 75166

• Home prices YoY: -9.9%
• Active inventory: 634
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,252 high
• Mortgage (P&I): −$1,440
• Tax from tax record: −$463 /mo · $5,560/yr
• Insurance: −$114
• HOA: −$31
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-269

Break-even live

Break-even rent $2,593

Max offer price $226,934

Occupancy floor —

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: $68,625
• Closing costs: $8,235
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
759 Crestridge Dr Lavon, TX	3.0	2.0	1827	$2,000	$1.09	12d	1	0.07mi
744 Devonshire Dr Lavon, TX	3.0	2.0	1589	$1,849	$1.16	6d	1	0.11mi
684 Crestridge Dr Lavon, TX	3.0	2.0	1634	$1,850	$1.13	43d	1	0.11mi
739 Wellington Dr Lavon, TX	4.0	2.0	1884	$1,950	$1.04	43d	1	0.13mi
787 Wellington Dr Lavon, TX	3.0	2.0	1429	$1,900	$1.33	43d	1	0.14mi
600 Crestridge Dr Lavon, TX	4.0	2.0	1827	$2,300	$1.26	43d	1	0.14mi
592 Crestridge Dr Lavon, TX	4.0	2.5	2095	$2,195	$1.05	43d	1	0.16mi
772 Wellington Dr Lavon, TX	3.0	2.0	1459	$1,850	$1.27	43d	1	0.16mi
575 London Dr Lavon, TX	3.0	2.0	1589	$1,950	$1.23	15d	1	0.18mi
557 London Dr Unit 557LD Lavon, TX	3.0	2.0	1769	$2,000	$1.13	7d	1	0.20mi
760 Richmond Dr Lavon, TX	4.0	2.0	1779	$3,000	$1.69	43d	1	0.22mi
736 Richmond Dr Lavon, TX	4.0	2.0	1884	$2,400	$1.27	24d	1	0.22mi
536 London Dr Lavon, TX	3.0	2.0	1589	$1,950	$1.23	15d	1	0.24mi
509 London Dr Lavon, TX	3.0	2.0	1769	$2,000	$1.13	43d	1	0.26mi
778 Camden Dr Lavon, TX	3.0	2.0	1636	$1,750	$1.07	12d	1	0.27mi
766 Camden Dr Lavon, TX	3.0	2.0	1802	$6,200	$3.44	2d	1	0.27mi
755 Revere Ln Lavon, TX	3.0	2.0	1829	$2,100	$1.15	24d	1	0.28mi
946 Olive Dr Lavon, TX	3.0	2.0	1628	$2,650	$1.63	7d	1	0.34mi
872 Sunflower Rd Lavon, TX	3.0	2.0	1237	$2,000	$1.62	7d	1	0.48mi
865 River Ln Lavon, TX	4.0	2.5	2068	$2,400	$1.16	5d	1	0.49mi
858 River Ln Lavon, TX	3.0	2.0	1504	$2,200	$1.46	16d	1	0.52mi
902 Tulip TRL Lavon, TX	4.0	2.5	2087	$2,500	$1.20	43d	1	0.52mi
382 Armstrong Ln Lavon, TX	3.0	2.5	1308	$1,795	$1.37	20d	1	0.70mi
393 Orbit Dr Lavon, TX	3.0	2.0	1268	$1,750	$1.38	18d	1	0.70mi
366 Armstrong Ln Lavon, TX	3.0	2.0	1268	$1,750	$1.38	24d	1	0.71mi
387 Orbit Dr Lavon, TX	3.0	2.5	1361	$1,775	$1.30	16d	1	0.71mi
355 Armstrong Ln Lavon, TX	3.0	2.0	1268	$1,695	$1.34	24d	1	0.74mi
365 Orbit Dr Lavon, TX	3.0	2.5	1361	$1,795	$1.32	2d	1	0.75mi
366 Schirra Ct Lavon, TX	3.0	2.0	1165	$1,650	$1.42	43d	1	0.75mi
345 Orbit Dr Lavon, TX	3.0	2.0	1268	$1,685	$1.33	43d	1	0.78mi
332 Schirra Ct Lavon, TX	3.0	2.0	1202	$1,695	$1.41	24d	1	0.78mi
332 Schirra Ct Lavon, TX	3.0	2.0	1202	$1,695	$1.41	20d	1	0.78mi
341 Orbit Dr Lavon, TX	3.0	2.5	1361	$1,795	$1.32	43d	1	0.79mi
339 Orbit Dr Lavon, TX	3.0	2.5	1361	$1,795	$1.32	43d	1	0.79mi
315 Orbit Dr Lavon, TX	3.0	2.0	1268	$1,750	$1.38	43d	1	0.84mi
471 Harding Ln Lavon, TX	4.0	2.0	1645	$1,950	$1.19	43d	1	0.85mi
305 Orbit Dr Lavon, TX	3.0	2.0	1268	$1,695	$1.34	43d	1	0.86mi
453 Harding Ln Lavon, TX	4.0	2.5	2155	$2,200	$1.02	43d	1	0.87mi
476 Eisenhower Ln Lavon, TX	3.0	2.0	1544	$1,875	$1.21	20d	1	0.90mi
436 Grant Ln Lavon, TX	3.0	2.0	1755	$2,299	$1.31	3d	1	0.92mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 19 events

1. 2026-06-18
   days on market $274,500 Active 89 DOM
2. 2026-06-17
   days on market $274,500 Active 88 DOM
3. 2026-06-16
   days on market $274,500 Active 87 DOM
4. 2026-06-15
   days on market $274,500 Active 86 DOM
5. 2026-06-13
   days on market $274,500 Active 84 DOM
6. 2026-06-13
   days on market $274,500 Active 83 DOM
7. 2026-06-10
   price $274,500 Active 80 DOM
8. 2026-06-09
   days on market $279,000 Active 80 DOM
9. 2026-06-08
   remarks 693-char remark
10. 2026-06-08
    days on market $279,000 Active 79 DOM
11. 2026-06-07
    days on market $279,000 Active 78 DOM
12. 2026-06-04
    days on market $279,000 Active 75 DOM
13. 2026-06-03
    days on market $279,000 Active 74 DOM
14. 2026-06-02
    days on market $279,000 Active 73 DOM
15. 2026-06-01
    days on market $279,000 Active 72 DOM
16. 2026-05-31
    days on market $279,000 Active 71 DOM
17. 2026-04-23
    price $282,000 1211-char remark

    Show marketing remark (1211 chars)

    Now offered at $282,000 after a significant price improvement — creating one of the best values in the area at this price point. Competing with new construction, but without the added upgrade costs. Tucked at the end of a quiet cul-de-sac, 741 Windsor Ct offers the kind of space and ease that’s getting harder to find at this price point. Inside, this 3-bedroom, 2-bath home features an open-concept layout where the living, dining, and kitchen areas connect effortlessly—perfect for both everyday living and gathering with family or friends. Generously sized bedrooms give you flexibility for guests, a home office, or simply more room to live comfortably. Step outside to a large backyard with plenty of room to relax, play, or create something of your own over time. And then there’s Lavon—where life feels just a little less rushed. You’re close enough to stay connected, but far enough out to enjoy quieter streets, open skies, and a sense of calm that’s hard to replicate. With a recent $10,000 price improvement, this is an opportunity to get into a growing area at a strong value. A comfortable home. A smart move. A place that still feels like home.

18. 2026-04-08
    price $305,000 1211-char remark

    Show marketing remark (1211 chars)

    Now offered at $282,000 after a significant price improvement — creating one of the best values in the area at this price point. Competing with new construction, but without the added upgrade costs. Tucked at the end of a quiet cul-de-sac, 741 Windsor Ct offers the kind of space and ease that’s getting harder to find at this price point. Inside, this 3-bedroom, 2-bath home features an open-concept layout where the living, dining, and kitchen areas connect effortlessly—perfect for both everyday living and gathering with family or friends. Generously sized bedrooms give you flexibility for guests, a home office, or simply more room to live comfortably. Step outside to a large backyard with plenty of room to relax, play, or create something of your own over time. And then there’s Lavon—where life feels just a little less rushed. You’re close enough to stay connected, but far enough out to enjoy quieter streets, open skies, and a sense of calm that’s hard to replicate. With a recent $10,000 price improvement, this is an opportunity to get into a growing area at a strong value. A comfortable home. A smart move. A place that still feels like home.

19. 2026-03-20
    listed $315,000 Active 1211-char remark

    Show marketing remark (1211 chars)

    Now offered at $282,000 after a significant price improvement — creating one of the best values in the area at this price point. Competing with new construction, but without the added upgrade costs. Tucked at the end of a quiet cul-de-sac, 741 Windsor Ct offers the kind of space and ease that’s getting harder to find at this price point. Inside, this 3-bedroom, 2-bath home features an open-concept layout where the living, dining, and kitchen areas connect effortlessly—perfect for both everyday living and gathering with family or friends. Generously sized bedrooms give you flexibility for guests, a home office, or simply more room to live comfortably. Step outside to a large backyard with plenty of room to relax, play, or create something of your own over time. And then there’s Lavon—where life feels just a little less rushed. You’re close enough to stay connected, but far enough out to enjoy quieter streets, open skies, and a sense of calm that’s hard to replicate. With a recent $10,000 price improvement, this is an opportunity to get into a growing area at a strong value. A comfortable home. A smart move. A place that still feels like home.

ⓘ 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: $5,560 · $463/mo
• Projected year-2 tax: $5,560 · $463/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 ≥109°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,022
• − Mortgage interest: −$15,376
• − Property taxes: −$5,560
• − Insurance: −$1,372
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − HOA: −$372
• − Depreciation: −$7,985
• Taxable loss: −$7,968
• Est. tax savings @ 24.0%: +$1,912
• After-tax cash flow: $-1,319/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 · 1 photo

Good 75/100 Cosmetic rehab

This move-in ready home in Lavon, TX, offers a good condition with minimal maintenance needs and potential for cosmetic upgrades to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Both Solar panel maintenance — Ensures continued savings and environmental benefits

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both Solar panel maintenance — Ensures continued savings and environmental benefits ↑

ⓘ 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: 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

Livability — Lavon

• Score: 66/100
• State rank: #588
• US rank: #11230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lavon, TX
• County: Collin County · 1,159,394 people
• City population: 6,989
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 6,989
• Household income: $132,101
• Rent vs Own: 9.1% rent · 90.9% own
• Severe rent burden: 41.0

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 0.63)
• Race & ethnicity: White 55% Hispanic / Latino 24% Two or more races 15% Black 7% Asian 4% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 3%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 3% 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: ▼ -24.22%
• Current HPI: 221.0
• 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

-10.5% since first listed

3 events — show timeline

• 2026-04-23 Price Changed $282,000 NTREIS
• 2026-04-08 Price Changed $305,000 NTREIS
• 2026-03-20 Listed $315,000 NTREIS

Property tax history

+14.2%/yr

Latest (2025): $5,560 · -12.7% YoY. Source: county tax records.