818 Inwood Dr · McKinney, TX 75069

$279,900

5 bd · 3.5 ba · 2,876 sqft · SingleFamily public records · 119 Days on market

Built 1971 7,187 sqft lot $97/sqft · 48% below area Est $540k · 48% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE kitchen with all appliances, hardwood floors throughout, wood deck in backyard, and 5 spacious bedrooms. Home needs some TLC—great opportunity to make it your own.

Key facts

• Wood deck
• Backyard
• Hardwood floors

Tags

• HARDWOOD FLOORS
• WOOD DECK
• BACKYARD

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $72 ($861/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (1.6% below list).
• Recommended offer: $255k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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; 6 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).
• This rent runs 39% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 119 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $51k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $254,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 8.5

CMA / ARV

• ARV (median comp): $539,949
• List price: $279,900
• Delta: -48.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 Pearson Ave	0.40mi	4/3.5 (-1)	2,590 (-10%)	7mo	$399,900	$154	54
1215 Coleman St	0.62mi	4/3.0 (-1)	2,654 (-8%)	1mo	$715,000	$269	51
1411 Wysong Dr	0.28mi	4/3.0 (-1)	2,555 (-11%)	23mo	$399,000	$156	42
1309 N Bradley St	0.61mi	5/3.0	2,593 (-10%)	24mo	$439,900	$170	34
916 N Church St	0.74mi	4/3.0 (-1)	3,018 (+5%)	23mo	$575,000	$191	31
1204 W Josephine St	0.72mi	5/4.0	2,553 (-11%)	21mo	$620,000	$243	28

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: -18.2%
• Equity multiple: 0.38×
• Total profit: $-48,715
• Equity at exit: $41,734

10-year hold

• IRR: -18.6%
• Equity multiple: 0.14×
• Total profit: $-67,143
• 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 75069

• Rents YoY: -2.1%
• Active inventory: 298
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,755 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$520 /mo · $6,239/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $72

Break-even live

Break-even rent $2,664

Max offer price $279,900

Occupancy floor 92%

Sensitivity live

Price	-10% $230	-5% $151	+0% $72	+5% $-8	+10% $-87
Rent	-10% $-146	-5% $-37	+0% $72	+5% $181	+10% $289
Rate	-1.0pp $213	-0.5pp $143	base $72	+0.5pp $-1	+1.0pp $-75

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 Keswick Dr McKinney, TX	4.0	2.0	2045	$2,500	$1.22	45d	1	1.24mi
416 Cypress Hill Dr McKinney, TX	4.0	3.5	2900	$3,300	$1.14	2d	1	1.24mi
416 Cypress Hill Dr McKinney, TX	4.0	4.0	2902	$3,300	$1.14	4d	1	1.24mi
1512 Springtree Dr McKinney, TX	4.0	2.0	1999	$2,390	$1.20	8d	1	1.25mi
904 Canal St McKinney, TX	5.0	2.0	2017	$2,300	$1.14	14d	1	1.28mi
2304 Heads and Tails Ln McKinney, TX	4.0	2.5	2607	$2,495	$0.96	3d	1	1.46mi

Listing history 30 events

1. 2026-06-22
   days on market $279,900 Active 119 DOM
2. 2026-06-18
   days on market $279,900 Active 116 DOM
3. 2026-06-17
   days on market $279,900 Active 115 DOM
4. 2026-06-16
   days on market $279,900 Active 114 DOM
5. 2026-06-15
   days on market $279,900 Active 113 DOM
6. 2026-06-13
   days on market $279,900 Active 111 DOM
7. 2026-06-09
   days on market $279,900 Active 107 DOM
8. 2026-06-08
   days on market $279,900 Active 106 DOM
9. 2026-06-07
   days on market $279,900 Active 105 DOM
10. 2026-06-04
    days on market $279,900 Active 102 DOM
11. 2026-06-03
    days on market $279,900 Active 101 DOM
12. 2026-06-02
    days on market $279,900 Active 100 DOM
13. 2026-06-01
    days on market $279,900 Active 99 DOM
14. 2026-05-31
    days on market $279,900 Active 98 DOM
15. 2026-04-09
    status Active 174-char remark

    Show marketing remark (174 chars)

    HUGE kitchen with all appliances, hardwood floors throughout, wood deck in backyard, and 5 spacious bedrooms. Home needs some TLC—great opportunity to make it your own.

16. 2026-03-28
    status Pending 174-char remark

    Show marketing remark (174 chars)

    HUGE kitchen with all appliances, hardwood floors throughout, wood deck in backyard, and 5 spacious bedrooms. Home needs some TLC—great opportunity to make it your own.

17. 2026-03-03
    price $279,900 174-char remark

    Show marketing remark (174 chars)

    HUGE kitchen with all appliances, hardwood floors throughout, wood deck in backyard, and 5 spacious bedrooms. Home needs some TLC—great opportunity to make it your own.

18. 2026-02-17
    price $299,900 174-char remark

    Show marketing remark (174 chars)

    HUGE kitchen with all appliances, hardwood floors throughout, wood deck in backyard, and 5 spacious bedrooms. Home needs some TLC—great opportunity to make it your own.

19. 2026-02-09
    listed $331,000 Active 174-char remark

    Show marketing remark (174 chars)

    HUGE kitchen with all appliances, hardwood floors throughout, wood deck in backyard, and 5 spacious bedrooms. Home needs some TLC—great opportunity to make it your own.

20. 2013-04-16
    soldstatus Closed 217-char remark

    Show marketing remark (217 chars)

    Large single story home with nice mature trees on a quiet street, over sized family and main bedroom room, 2 fireplaces, two plus one half bathrooms, in an established area just outside McKinney's historical district.

21. 2013-03-15
    status Pending 217-char remark

    Show marketing remark (217 chars)

    Large single story home with nice mature trees on a quiet street, over sized family and main bedroom room, 2 fireplaces, two plus one half bathrooms, in an established area just outside McKinney's historical district.

22. 2013-03-06
    historical Active Contingent 217-char remark

    Show marketing remark (217 chars)

    Large single story home with nice mature trees on a quiet street, over sized family and main bedroom room, 2 fireplaces, two plus one half bathrooms, in an established area just outside McKinney's historical district.

23. 2013-03-05
    status Active 217-char remark

    Show marketing remark (217 chars)

    Large single story home with nice mature trees on a quiet street, over sized family and main bedroom room, 2 fireplaces, two plus one half bathrooms, in an established area just outside McKinney's historical district.

24. 2013-01-24
    status Pending 217-char remark

    Show marketing remark (217 chars)

    Large single story home with nice mature trees on a quiet street, over sized family and main bedroom room, 2 fireplaces, two plus one half bathrooms, in an established area just outside McKinney's historical district.

25. 2013-01-16
    historical Active Contingent 217-char remark

    Show marketing remark (217 chars)

    Large single story home with nice mature trees on a quiet street, over sized family and main bedroom room, 2 fireplaces, two plus one half bathrooms, in an established area just outside McKinney's historical district.

26. 2013-01-11
    listed $77,000 Active 217-char remark

    Show marketing remark (217 chars)

    Large single story home with nice mature trees on a quiet street, over sized family and main bedroom room, 2 fireplaces, two plus one half bathrooms, in an established area just outside McKinney's historical district.

27. 2005-07-20
    soldstatus
28. 2005-07-15
    soldstatus
29. 2005-06-17
    historical
30. 2005-02-25
    listed $150,000

ⓘ 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: $6,239 · $520/mo
• Projected year-2 tax: $6,239 · $520/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 5/10 Major 26% 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: $33,055
• − Mortgage interest: −$15,679
• − Property taxes: −$6,239
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,644
• − Management: −$2,644
• − Depreciation: −$8,143
• Taxable loss: −$3,694
• Est. tax savings @ 24.0%: +$887
• After-tax cash flow: $1,747/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

+86.6% since first listed

16 events — show timeline

• 2026-04-09 Relisted — NTREIS
• 2026-03-28 Pending — NTREIS
• 2026-03-03 Price Changed $279,900 NTREIS
• 2026-02-17 Price Changed $299,900 NTREIS
• 2026-02-09 Listed $331,000 NTREIS
• 2013-04-16 Sold (MLS) — NTREIS
• 2013-03-15 Pending — NTREIS
• 2013-03-06 Contingent — NTREIS
• 2013-03-05 Relisted — NTREIS
• 2013-01-24 Pending — NTREIS
• 2013-01-16 Contingent — NTREIS
• 2013-01-11 Listed $77,000 NTREIS
• 2005-07-20 Sold (MLS) — NTREIS
• 2005-07-15 Sold (Public Records) — Public Records
• 2005-06-17 Listing Removed — NTREIS
• 2005-02-25 Listed $150,000 NTREIS

Property tax history

+4.0%/yr

Latest (2025): $6,239 · +18.4% YoY. Source: county tax records.