905 Hawthorne Dr · Allen, TX 75002

$279,900

4 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 49 Days on market

Built 1975 6,534 sqft lot $217/sqft · 12% above area Est $291k · at est.

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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).

• Cash flow +11.0/30.0
• ARV discount +9.2/15.0
• Schools +5.8/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Reduced again! $1000 buyers agency bonus so bring your offers, this property is a great value, improved, upgrades to the kitchen, fresh paind and carpet. Garage converted to large family room. On tax roles at 1288sqft, actual according to owner is 1588sqft, buyer must verify. corner lot.

Key facts

• 6,534 sq ft lot
• Built 1975
• Listed 48 days

Property features AI

Finance

• Financial info: Listing accepted cash, conventional, and FHA financing
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; Electricity available; Cable available
• Home design: Single-family residence; Residential property; Built in 1975; Preowned; Not attached to another property
• Construction: Brick and siding exterior; Composition roof; Slab foundation
• Exterior features: Corner lot; Interior lot; Few trees; Chain link fencing; No dock permitted

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven
• Bedrooms: 4 bedrooms (all on main level); primary bedroom on main level
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Wood-burning fireplace
• Interior features: Open floorplan; Cable TV available; High-speed internet available; Walk-in closet(s); 7 total rooms; 1 living area; 1 dining area; One-level layout
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (15.7% below list).
• Recommended offer: $236k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.6% in Allen — 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 80/100 on livability (#34 in TX, #1,678 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, commute F.
• Allen ISD (suburban): math 64% / reading 63% proficiency, ranked #22 of 826 in TX (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Alton Boyd El (math 32% / reading 31%, grade F, #2,396 of 4,322 statewide, top 56%, 572 students, 69% FRL) — zoned schools average 69% FRL vs 16% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 64% district-wide (-32 pts) — the specific schools serving this property underperform the Allen ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.9%/yr); 509 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 49 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,819 (15.7% 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 49 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 1975 — 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 A-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: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 9.9

CMA / ARV

• ARV (median comp): $290,781
• List price: $279,900
• Delta: -3.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
524 Oldbridge Dr	0.14mi	3/2.0 (-1)	1,304 (+1%)	1mo	$289,900	$222	85
534 Windsor Dr	0.20mi	3/2.0 (-1)	1,303 (+1%)	2mo	$279,990	$215	82
509 Hanover Dr	0.25mi	3/2.0 (-1)	1,303 (+1%)	1mo	$330,000	$253	81
566 Cumberland Dr	0.28mi	3/2.0 (-1)	1,304 (+1%)	1mo	$299,000	$229	79
543 Hightrail Dr	0.22mi	3/2.0 (-1)	1,260 (-2%)	5mo	$339,000	$269	77
551 Hanover Dr	0.32mi	3/2.0 (-1)	1,380 (+7%)	2mo	$300,000	$217	66
31 Brewster Ct	0.47mi	3/1.5 (-1)	1,260 (-2%)	3mo	$295,000	$234	65
516 Ridgemont Dr	0.34mi	3/2.0 (-1)	1,380 (+7%)	3mo	$329,900	$239	65
527 English Oak Dr	0.42mi	3/1.0 (-1)	1,338 (+4%)	3mo	$289,000	$216	63
506 Scarlet Oak Dr	0.33mi	4/2.0	1,461 (+13%)	2mo	$329,000	$225	61
1214 Collin Dr	0.48mi	3/2.0 (-1)	1,160 (-10%)	2mo	$300,000	$259	54
560 Guadalupe Dr	0.55mi	3/2.0 (-1)	1,426 (+11%)	0mo	$274,999	$193	51

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: -22.7%
• Equity multiple: 0.24×
• Total profit: $-59,675
• Equity at exit: $41,734

10-year hold

• IRR: -27.8%
• Equity multiple: -0.12×
• Total profit: $-88,035
• Equity at exit: $24,201

Cash invested: $78,372 (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 75002

• Home prices YoY: -26.5%
• Rents YoY: -3.9%
• Active inventory: 509
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,358 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$396 /mo · $4,750/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-117

Break-even live

Break-even rent $2,507

Max offer price $259,174

Occupancy floor 100%

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
507 Cumberland Dr Allen, TX	3.0	2.0	1340	$2,000	$1.49	24d	1	0.02mi
516 Northridge Dr Allen, TX	3.0	2.0	1304	$2,150	$1.65	20d	1	0.04mi
516 Northridge Dr Allen, TX	3.0	2.0	1304	$2,150	$1.65	24d	1	0.04mi
510 Cumberland Dr Allen, TX	3.0	2.0	1259	$2,050	$1.63	43d	1	0.05mi
522 Hawthorne Dr Allen, TX	4.0	2.0	1625	$1,995	$1.23	11d	1	0.14mi
534 Oldbridge Dr Allen, TX	3.0	2.0	1304	$2,000	$1.53	7d	1	0.15mi
530 Hightrail Dr Allen, TX	3.0	2.0	1259	$1,900	$1.51	20d	1	0.16mi
546 Cumberland Dr Allen, TX	3.0	2.0	1304	$1,950	$1.50	43d	1	0.19mi
551 Hightrail Dr Allen, TX	3.0	2.0	1549	$2,100	$1.36	24d	1	0.28mi
563 Cumberland Dr Allen, TX	3.0	2.0	1293	$2,000	$1.55	5d	1	0.30mi
556 Hawthorne Dr Allen, TX	3.0	2.0	1292	$1,995	$1.54	24d	1	0.31mi
500 Scarlet Oak Dr Allen, TX	3.0	2.0	1421	$2,200	$1.55	43d	1	0.32mi
556 Hanover Dr Allen, TX	3.0	2.0	1380	$2,049	$1.48	5d	1	0.34mi
565 Bell Dr Allen, TX	3.0	2.0	1360	$4,900	$3.60	1d	1	0.36mi
558 Ridgemont Dr Allen, TX	3.0	2.0	1708	$2,500	$1.46	7d	1	0.38mi
1108 Collin Dr Allen, TX	3.0	2.0	1642	$5,700	$3.47	1d	1	0.38mi
556 Freestone Dr Allen, TX	3.0	2.0	1521	$2,150	$1.41	24d	1	0.45mi
547 Guadalupe Dr Allen, TX	3.0	2.0	1861	$2,340	$1.26	24d	1	0.47mi
547 Guadalupe Dr Allen, TX	3.0	2.0	1861	$2,340	$1.26	12d	1	0.47mi
810 Fairlawn St Allen, TX	3.0	2.0	1651	$2,145	$1.30	43d	1	0.51mi
524 White Oak St Allen, TX	3.0	2.0	1717	$2,195	$1.28	44d	1	0.51mi
610 Willow Oak St Allen, TX	3.0	2.0	1480	$2,350	$1.59	43d	1	0.57mi
738 Ridgemont Dr Allen, TX	3.0	2.0	1840	$2,300	$1.25	2d	1	0.65mi
563 Eiseley Dr Allen, TX	3.0	2.5	1844	$2,600	$1.41	20d	1	0.65mi
1541 Collin Dr Allen, TX	3.0	2.5	1342	$2,275	$1.70	43d	1	0.65mi
1648 Jude Dr Allen, TX	3.0	2.5	1844	$3,000	$1.63	18d	1	0.67mi
1655 Chasen Dr Allen, TX	3.0	2.5	1844	$2,550	$1.38	3d	1	0.68mi
1621 Collin Dr Allen, TX	3.0	2.5	1476	$2,100	$1.42	18d	1	0.69mi
1280 Montgomery Blvd Allen, TX	1.0–3.0	1.0–2.0	1059	$2,876	$2.71	2d	25	0.74mi
935 Garden Park Dr Allen, TX	1.0–3.0	1.0–2.0	1095	$2,890	$2.64	2d	34	0.77mi
1175 Montgomery Blvd Allen, TX	1.0–3.0	1.0–2.0	1063	$2,434	$2.29	1d	35	0.88mi
1165 Montgomery Blvd Allen, TX	3.0	2.0	1380	$3,254	$2.36	24d	1	0.97mi
1165 Montgomery Blvd Unit 1198 Allen, TX	3.0	2.0	1380	$3,017	$2.19	43d	1	0.97mi
1165 Montgomery Blvd Unit 3118 Allen, TX	3.0	2.0	1380	$2,989	$2.17	3d	1	0.97mi
1160 Montgomery Blvd Allen, TX	1.0–3.0	1.0–3.0	1064	$2,550	$2.40	1d	24	0.98mi
629 Park Place Dr Allen, TX	3.0	2.5	1783	$2,245	$1.26	22d	1	1.14mi
606 Valley View Dr Allen, TX	3.0	2.0	1424	$2,000	$1.40	43d	1	1.15mi
302 Young Dr Allen, TX	3.0	1.5	958	$1,975	$2.06	20d	1	1.20mi
325 S Jupiter Rd Allen, TX	1.0–3.0	1.0–2.0	986	$2,140	$2.17	1d	26	1.21mi
600 Bel Air Dr Allen, TX	3.0	2.0	1814	$2,550	$1.41	43d	1	1.27mi

Listing history 33 events

1. 2026-06-18
   days on market $279,900 Active 49 DOM
2. 2026-06-17
   days on market $279,900 Active 48 DOM
3. 2026-06-16
   days on market $279,900 Active 47 DOM
4. 2026-06-15
   days on market $279,900 Active 46 DOM
5. 2026-06-13
   days on market $279,900 Active 44 DOM
6. 2026-06-13
   days on market $279,900 Active 43 DOM
7. 2026-06-09
   days on market $279,900 Active 40 DOM
8. 2026-06-08
   days on market $279,900 Active 39 DOM
9. 2026-06-07
   days on market $279,900 Active 38 DOM
10. 2026-06-04
    days on market $279,900 Active 35 DOM
11. 2026-06-03
    days on market $279,900 Active 34 DOM
12. 2026-06-02
    days on market $279,900 Active 33 DOM
13. 2026-06-01
    days on market $279,900 Active 32 DOM
14. 2026-05-31
    days on market $279,900 Active 31 DOM
15. 2026-04-30
    listed $279,900 Active 388-char remark
16. 2012-07-18
    soldstatus
17. 2012-06-27
    status Pending 288-char remark

    Show marketing remark (288 chars)

    Reduced again! $1000 buyers agency bonus so bring your offers, this property is a great value, improved, upgrades to the kitchen, fresh paind and carpet. Garage converted to large family room. On tax roles at 1288sqft, actual according to owner is 1588sqft, buyer must verify. corner lot.

18. 2012-06-12
    soldstatus Closed 288-char remark

    Show marketing remark (288 chars)

    Reduced again! $1000 buyers agency bonus so bring your offers, this property is a great value, improved, upgrades to the kitchen, fresh paind and carpet. Garage converted to large family room. On tax roles at 1288sqft, actual according to owner is 1588sqft, buyer must verify. corner lot.

19. 2012-05-22
    price $93,600 288-char remark

    Show marketing remark (288 chars)

    Reduced again! $1000 buyers agency bonus so bring your offers, this property is a great value, improved, upgrades to the kitchen, fresh paind and carpet. Garage converted to large family room. On tax roles at 1288sqft, actual according to owner is 1588sqft, buyer must verify. corner lot.

20. 2012-05-02
    status Active 288-char remark

    Show marketing remark (288 chars)

    Reduced again! $1000 buyers agency bonus so bring your offers, this property is a great value, improved, upgrades to the kitchen, fresh paind and carpet. Garage converted to large family room. On tax roles at 1288sqft, actual according to owner is 1588sqft, buyer must verify. corner lot.

21. 2012-04-30
    historical 288-char remark

    Show marketing remark (288 chars)

    Reduced again! $1000 buyers agency bonus so bring your offers, this property is a great value, improved, upgrades to the kitchen, fresh paind and carpet. Garage converted to large family room. On tax roles at 1288sqft, actual according to owner is 1588sqft, buyer must verify. corner lot.

22. 2012-01-29
    listed $97,500 Active 288-char remark

    Show marketing remark (288 chars)

    Reduced again! $1000 buyers agency bonus so bring your offers, this property is a great value, improved, upgrades to the kitchen, fresh paind and carpet. Garage converted to large family room. On tax roles at 1288sqft, actual according to owner is 1588sqft, buyer must verify. corner lot.

23. 2012-01-08
    historical
24. 2011-10-07
    listed $99,000 Active
25. 2011-09-16
    historical
26. 2011-07-05
    price $108,000
27. 2011-03-13
    listed $117,300 Active
28. 2006-08-10
    soldstatus
29. 2006-07-03
    historical
30. 2006-06-17
    listed $64,000
31. 2000-10-13
    soldstatus
32. 2000-10-13
    soldstatus
33. 2000-10-13
    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: $4,750 · $396/mo
• Projected year-2 tax: $5,122 · $427/mo
• Expected delta: +$372/yr (+$31/mo · 7.8%)

ⓘ 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 4/10 Moderate
• 🌡 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,298
• − Mortgage interest: −$15,679
• − Property taxes: −$4,750
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − Depreciation: −$8,143
• Taxable loss: −$6,200
• Est. tax savings @ 24.0%: +$1,488
• After-tax cash flow: $80/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: Allen ISD
• NCES district ID: 4807890
• Math proficiency: 64% ▼ -12.00%
• Reading proficiency: 63% ▼ -9.00%
• Median HH income: $96,635
• Composite: 58.45/100
• National rank: #1004
• State rank: #22 of 826 in TX

Livability — Allen

• Score: 80/100
• State rank: #34
• US rank: #1678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Allen, TX
• County: Collin County · 1,159,394 people
• City population: 124,853
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 75,057
• Household income: $137,037
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 1624.0

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 0.64)
• Race & ethnicity: White 56% Black 13% Hispanic / Latino 12% Asian 11% Two or more races 11%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 3% Slovak 2% Serbian 2%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 77% English-only · Spanish 8% Other Indo-European 5% Chinese 2%

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: ▼ -95.74%
• Current HPI: 265.6632
• Rent YoY: ▼ -3.86%
• 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

+337.3% since first listed

19 events — show timeline

• 2026-04-30 Listed $279,900 NTREIS
• 2012-07-18 Sold (Public Records) — Public Records
• 2012-06-27 Pending — NTREIS
• 2012-06-12 Sold (MLS) — NTREIS
• 2012-05-22 Price Changed $93,600 NTREIS
• 2012-05-02 Relisted — NTREIS
• 2012-04-30 Listing Removed — NTREIS
• 2012-01-29 Listed $97,500 NTREIS
• 2012-01-08 Listing Removed — NTREIS
• 2011-10-07 Listed $99,000 NTREIS
• 2011-09-16 Listing Removed — NTREIS
• 2011-07-05 Price Changed $108,000 NTREIS
• 2011-03-13 Listed $117,300 NTREIS
• 2006-08-10 Sold (MLS) — NTREIS
• 2006-07-03 Listing Removed — NTREIS
• 2006-06-17 Listed $64,000 NTREIS
• 2000-10-13 Sold (Public Records) — Public Records
• 2000-10-13 Sold (Public Records) — Public Records
• 2000-10-13 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $4,750 · +5.4% YoY. Source: county tax records.