The Laurel G Plan · Josephine, TX 75173

$334,990

3 bd · 2.0 ba · 1,947 sqft · SingleFamily · 227 Days on market

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +3.5/30.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Show off your style with the Laurel's open-concept floor plan! Featuring tons of natural light, the family room is perfect for entertaining, and the home's kitchen features an adorable breakfast nook. The primary suite offers plenty of space, and its walk-in closet has room to spare. Make it your own with The Laurel's flexible floor plan, featuring an optional fourth bedroom and alternative primary bath layout. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent. * Attached photos may include upgrades and non-standard features.

Key facts

• Breakfast nook
• Walk-in closet
• Flexible floor plan

Tags

• OPEN-CONCEPT FLOOR PLAN
• NATURAL LIGHT
• BREAKFAST NOOK
• WALK-IN CLOSET
• FLEXIBLE FLOOR PLAN
• OPTIONAL FOURTH BEDROOM

🏗️ New construction. The $334,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $418,919.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (29.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (38.6% below list).
• Recommended offer: $206k (38.6% below list) — sets the bar for 1% rule.
• Cap rate 2.7% vs local median 4.4% in Josephine — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 60/100 on livability (#1,076 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; 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.
• Zoned schools: Leland E Edge Middle (math 25% / reading 35%, grade F, #1,056 of 1,662 statewide, top 65%, 931 students, 53% FRL) — zoned schools average 53% FRL vs 36% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 421 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• In year one you build about $45k of equity ($3k loan paydown + $42k appreciation (10.0% local appreciation)).
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$72k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $205,777 (38.6% 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 227 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.49% ✗
• Cap rate: 2.66%
• Cash-on-cash: -12.99%
• DSCR: 0.42
• GRM: 17.0

CMA / ARV

• ARV (median comp): $418,919
• List price: $334,990
• Delta: -20.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 Rolling Meadow Ln	0.24mi	4/2.0 (+1)	2,105 (+8%)	4mo	$364,995	$173	67
306 Timber Ridge Dr	0.19mi	4/2.0 (+1)	2,160 (+11%)	3mo	$419,900	$194	66
1476 Meadowbrook Ln	0.43mi	4/2.0 (+1)	2,007 (+3%)	13mo	$425,000	$212	59
1865 County Road 596	0.38mi	3/2.0	1,727 (-11%)	12mo	$600,000	$347	53
300 Concord Ct	0.56mi	4/2.5 (+1)	2,095 (+8%)	2mo	$297,990	$142	53
1785 Meadowbrook Ln	0.49mi	4/2.0 (+1)	2,000 (+3%)	24mo	$439,900	$220	48
2010 Creekview Ln	0.66mi	4/2.0 (+1)	2,054 (+6%)	11mo	$425,000	$207	46
819 Lexington	0.59mi	4/2.5 (+1)	2,095 (+8%)	10mo	$273,990	$131	45
2093 Creekview Ln	0.74mi	4/1.5 (+1)	2,054 (+6%)	11mo	$435,000	$212	40
835 Lexington	0.72mi	4/2.0 (+1)	1,721 (-12%)	16mo	$305,990	$178	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 2.26×
• Total profit: $147,336
• Equity at exit: $377,395

10-year hold

• IRR: 14.9%
• Equity multiple: 5.24×
• Total profit: $497,520
• Equity at exit: $813,867

Cash invested: $117,297 (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 75173

• Home prices YoY: 3.1%
• Active inventory: 421
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $2,058 high
• Mortgage (P&I): −$2,197
• Tax est. 1.5%: −$524 /mo · $6,284/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-1,269

Break-even live

Break-even rent $3,665

Max offer price $235,232

Occupancy floor —

Sensitivity live

Price	-10% $-980	-5% $-1,125	+0% $-1,269	+5% $-1,414	+10% $-1,559
Rent	-10% $-1,432	-5% $-1,351	+0% $-1,269	+5% $-1,188	+10% $-1,107
Rate	-1.0pp $-1,058	-0.5pp $-1,163	base $-1,269	+0.5pp $-1,378	+1.0pp $-1,488

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: $104,730
• Closing costs: $12,568
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 Plum Dr Nevada, TX	4.0	2.0	1587	$1,899	$1.20	12d	1	1.22mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,925	$1.17	8d	1	1.28mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,949	$1.18	17d	1	1.28mi
503 Saddle Blanket Dr Nevada, TX	4.0	3.0	2077	$2,190	$1.05	45d	1	1.31mi
831 Lexington Ln Nevada, TX	4.0	2.5	2089	$2,095	$1.00	14d	1	1.44mi
6135 FM 547 Farmersville, TX	4.0	2.5	1771	$2,295	$1.30	26d	1	1.47mi

Listing history 20 events

1. 2026-06-21
   days on market $334,990 Active 227 DOM
2. 2026-06-18
   days on market $334,990 Active 224 DOM
3. 2026-06-17
   days on market $334,990 Active 223 DOM
4. 2026-06-16
   days on market $334,990 Active 222 DOM
5. 2026-06-15
   days on market $334,990 Active 221 DOM
6. 2026-06-13
   days on market $334,990 Active 219 DOM
7. 2026-06-13
   days on market $334,990 Active 218 DOM
8. 2026-06-09
   days on market $334,990 Active 215 DOM
9. 2026-06-08
   days on market $334,990 Active 214 DOM
10. 2026-06-07
    days on market $334,990 Active 213 DOM
11. 2026-06-04
    days on market $334,990 Active 210 DOM
12. 2026-06-03
    days on market $334,990 Active 209 DOM
13. 2026-06-02
    days on market $334,990 Active 208 DOM
14. 2026-06-01
    days on market $334,990 Active 207 DOM
15. 2026-05-31
    days on market $334,990 Active 206 DOM
16. 2026-03-28
    price $334,990 612-char remark

    Show marketing remark (612 chars)

    Show off your style with the Laurel's open-concept floor plan! Featuring tons of natural light, the family room is perfect for entertaining, and the home's kitchen features an adorable breakfast nook. The primary suite offers plenty of space, and its walk-in closet has room to spare. Make it your own with The Laurel's flexible floor plan, featuring an optional fourth bedroom and alternative primary bath layout. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent. * Attached photos may include upgrades and non-standard features.

17. 2026-01-26
    status Active 612-char remark

    Show marketing remark (612 chars)

    Show off your style with the Laurel's open-concept floor plan! Featuring tons of natural light, the family room is perfect for entertaining, and the home's kitchen features an adorable breakfast nook. The primary suite offers plenty of space, and its walk-in closet has room to spare. Make it your own with The Laurel's flexible floor plan, featuring an optional fourth bedroom and alternative primary bath layout. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent. * Attached photos may include upgrades and non-standard features.

18. 2026-01-26
    price $329,990 612-char remark

    Show marketing remark (612 chars)

    Show off your style with the Laurel's open-concept floor plan! Featuring tons of natural light, the family room is perfect for entertaining, and the home's kitchen features an adorable breakfast nook. The primary suite offers plenty of space, and its walk-in closet has room to spare. Make it your own with The Laurel's flexible floor plan, featuring an optional fourth bedroom and alternative primary bath layout. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent. * Attached photos may include upgrades and non-standard features.

19. 2025-12-09
    historical 612-char remark

    Show marketing remark (612 chars)

    Show off your style with the Laurel's open-concept floor plan! Featuring tons of natural light, the family room is perfect for entertaining, and the home's kitchen features an adorable breakfast nook. The primary suite offers plenty of space, and its walk-in closet has room to spare. Make it your own with The Laurel's flexible floor plan, featuring an optional fourth bedroom and alternative primary bath layout. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent. * Attached photos may include upgrades and non-standard features.

20. 2025-09-20
    listed $319,990 Active 612-char remark

    Show marketing remark (612 chars)

    Show off your style with the Laurel's open-concept floor plan! Featuring tons of natural light, the family room is perfect for entertaining, and the home's kitchen features an adorable breakfast nook. The primary suite offers plenty of space, and its walk-in closet has room to spare. Make it your own with The Laurel's flexible floor plan, featuring an optional fourth bedroom and alternative primary bath layout. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent. * Attached photos may include upgrades and non-standard features.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,693
• − Mortgage interest: −$23,466
• − Property taxes: −$6,284
• − Insurance: −$2,095
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$12,187
• Taxable loss: −$23,289
• Est. tax savings @ 24.0%: +$5,589
• After-tax cash flow: $-9,644/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: 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 — Josephine

• Score: 60/100
• State rank: #1076
• US rank: #19105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,284

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 28% Two or more races 15% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 24% 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: ▲ 10.09%
• Current HPI: 331.12
• Rent YoY: —
• Metro: —
• 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

+4.7% since first listed

5 events — show timeline

• 2026-03-28 Price Changed $334,990 Zillow
• 2026-01-26 Price Changed $329,990 Zillow
• 2026-01-26 Relisted — Zillow
• 2025-12-09 Delisted — Zillow
• 2025-09-20 Listed $319,990 Zillow