3401 E University Dr · McKinney, TX 75069

$260,000

2 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 48 Days on market

Built 1958 0.47 ac lot $226/sqft · 26% below area Est $353k · 26% 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 +6.8/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime McKinney Location – Endless Possibilities Await! Sitting just a short drive from the beloved historic square, Old Settlers Park, and TUPPS Brewery, this is the kind of property that doesn't stay on the market long. You get a charming home paired with a generous lot and additional guest quarters, a combination that's increasingly hard to find in one of the DFW area's most sought-after cities. The options here are wide open. Move in and enjoy everything McKinney has to offer, use the expansive land to explore future opportunities, or think bigger and pursue a strategy that works on both fronts. With the city's continued growth showing no signs of slowing down, properties like this carry real long-term appeal. Top-rated restaurants, boutique shopping, and lively entertainment are all within easy reach, so whether this becomes your primary residence or your next smart investment, the location alone makes a compelling case.

Key facts

• 0.47 acre lot
• Garage
• Built 1958

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-406 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (27.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (32.3% below list).
• Recommended offer: $176k (32.3% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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); 292 active listings in the ZIP; 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 $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 48 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $176,122 (32.3% 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 48 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — 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: 0.68% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.69%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $353,463
• List price: $260,000
• Delta: -26.44%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -31.2%
• Equity multiple: -0.00×
• Total profit: $-73,103
• Equity at exit: $38,767

10-year hold

• IRR: -55.1%
• Equity multiple: -0.60×
• Total profit: $-116,765
• Equity at exit: $22,480

Cash invested: $72,800 (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: 292
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,761 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$325 /mo · $3,903/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-406

Break-even live

Break-even rent $2,275

Max offer price $188,336

Occupancy floor —

Sensitivity live

Price	-10% $-258	-5% $-332	+0% $-406	+5% $-479	+10% $-553
Rent	-10% $-545	-5% $-475	+0% $-406	+5% $-336	+10% $-267
Rate	-1.0pp $-275	-0.5pp $-340	base $-406	+0.5pp $-473	+1.0pp $-542

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-18
   historical Active Option Contract 944-char remark

   Show marketing remark (944 chars)

   Prime McKinney Location – Endless Possibilities Await! Sitting just a short drive from the beloved historic square, Old Settlers Park, and TUPPS Brewery, this is the kind of property that doesn't stay on the market long. You get a charming home paired with a generous lot and additional guest quarters, a combination that's increasingly hard to find in one of the DFW area's most sought-after cities. The options here are wide open. Move in and enjoy everything McKinney has to offer, use the expansive land to explore future opportunities, or think bigger and pursue a strategy that works on both fronts. With the city's continued growth showing no signs of slowing down, properties like this carry real long-term appeal. Top-rated restaurants, boutique shopping, and lively entertainment are all within easy reach, so whether this becomes your primary residence or your next smart investment, the location alone makes a compelling case.

2. 2026-05-04
   price $260,000 944-char remark

   Show marketing remark (944 chars)

   Prime McKinney Location – Endless Possibilities Await! Sitting just a short drive from the beloved historic square, Old Settlers Park, and TUPPS Brewery, this is the kind of property that doesn't stay on the market long. You get a charming home paired with a generous lot and additional guest quarters, a combination that's increasingly hard to find in one of the DFW area's most sought-after cities. The options here are wide open. Move in and enjoy everything McKinney has to offer, use the expansive land to explore future opportunities, or think bigger and pursue a strategy that works on both fronts. With the city's continued growth showing no signs of slowing down, properties like this carry real long-term appeal. Top-rated restaurants, boutique shopping, and lively entertainment are all within easy reach, so whether this becomes your primary residence or your next smart investment, the location alone makes a compelling case.

3. 2026-04-10
   listed $275,000 Active 944-char remark

   Show marketing remark (944 chars)

   Prime McKinney Location – Endless Possibilities Await! Sitting just a short drive from the beloved historic square, Old Settlers Park, and TUPPS Brewery, this is the kind of property that doesn't stay on the market long. You get a charming home paired with a generous lot and additional guest quarters, a combination that's increasingly hard to find in one of the DFW area's most sought-after cities. The options here are wide open. Move in and enjoy everything McKinney has to offer, use the expansive land to explore future opportunities, or think bigger and pursue a strategy that works on both fronts. With the city's continued growth showing no signs of slowing down, properties like this carry real long-term appeal. Top-rated restaurants, boutique shopping, and lively entertainment are all within easy reach, so whether this becomes your primary residence or your next smart investment, the location alone makes a compelling case.

4. 2011-10-25
   soldstatus
5. 2011-10-25
   soldstatus
6. 2011-10-20
   soldstatus Closed 397-char remark

   Show marketing remark (397 chars)

   Bring your updating and decorating ideas to this great one story 2 or 3 bedroom home on nearly half acre lot with storage building and workshop area. Home features large main living area and secondary living areas which could serve as bedroom or dining room. Galley kitchen with nook offers gas range and micowave combo unit. Large enclosed porch for those rainy day activites, plus covered patio.

7. 2011-09-07
   status Pending 397-char remark

   Show marketing remark (397 chars)

   Bring your updating and decorating ideas to this great one story 2 or 3 bedroom home on nearly half acre lot with storage building and workshop area. Home features large main living area and secondary living areas which could serve as bedroom or dining room. Galley kitchen with nook offers gas range and micowave combo unit. Large enclosed porch for those rainy day activites, plus covered patio.

8. 2011-09-03
   historical Active Option Contract 397-char remark

   Show marketing remark (397 chars)

   Bring your updating and decorating ideas to this great one story 2 or 3 bedroom home on nearly half acre lot with storage building and workshop area. Home features large main living area and secondary living areas which could serve as bedroom or dining room. Galley kitchen with nook offers gas range and micowave combo unit. Large enclosed porch for those rainy day activites, plus covered patio.

9. 2011-08-06
   listed $70,000 Active 397-char remark

   Show marketing remark (397 chars)

   Bring your updating and decorating ideas to this great one story 2 or 3 bedroom home on nearly half acre lot with storage building and workshop area. Home features large main living area and secondary living areas which could serve as bedroom or dining room. Galley kitchen with nook offers gas range and micowave combo unit. Large enclosed porch for those rainy day activites, plus covered patio.

10. 1998-02-20
    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: $3,903 · $325/mo
• Projected year-2 tax: $4,758 · $396/mo
• Expected delta: +$855/yr (+$71/mo · 21.9%)

ⓘ 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: $21,135
• − Mortgage interest: −$14,564
• − Property taxes: −$3,903
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − Depreciation: −$7,564
• Taxable loss: −$9,577
• Est. tax savings @ 24.0%: +$2,299
• After-tax cash flow: $-2,569/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

• 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

+271.4% since first listed

10 events — show timeline

• 2026-05-18 Contingent — NTREIS
• 2026-05-04 Price Changed $260,000 NTREIS
• 2026-04-10 Listed $275,000 NTREIS
• 2011-10-25 Sold (Public Records) — Public Records
• 2011-10-25 Sold (Public Records) — Public Records
• 2011-10-20 Sold (MLS) — NTREIS
• 2011-09-07 Pending — NTREIS
• 2011-09-03 Contingent — NTREIS
• 2011-08-06 Listed $70,000 NTREIS
• 1998-02-20 Sold (Public Records) — Public Records

Property tax history

+8.5%/yr

Latest (2025): $3,903 · -7.6% YoY. Source: county tax records.