350 Maxine Ct · Milford, TX 76670

$234,990

4 bd · 2.0 ba · 1,510 sqft · SingleFamily · 69 Days on market

Built 2025 Excellent condition 8,015 sqft lot $156/sqft · 8% above area Est $218k · 8% over ↓ 7% 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).

• Cash flow +10.2/30.0
• Appreciation +8.7/10.0
• Condition / age +5.0/5.0
• ARV discount +3.9/15.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

MLS# 21235680 - Built by NHC - Aug 2026 completion! ~ Model 1510 B1 - Lincoln The Lincoln Plan from our Liberty Series offers the perfect combination of efficiency, comfort, and value. This single-story home features 4 bedrooms, 2 bathrooms, a 2-car garage, and 1,510 square feet of thoughtfully designed living space. Upon entering, you’ll find three secondary bedrooms, a full-size bathroom, and a conveniently located laundry room. The heart of the home is the open-concept kitchen, which overlooks the dining area and spacious family room, making it perfect for hosting or everyday living. Toward the back of the home, the primary suite provides a private retreat, complete with an en suite bathroom. Access to the primary suite is conveniently located just off the living room, ensuring privacy and easy access.

Key facts

• 8,015 sq ft lot
• 2 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $235k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (19.6% below list).
• Recommended offer: $189k (19.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#1,343 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Milford ISD (rural): math 15% / reading 30% proficiency, ranked #1,086 of 1,141 in TX (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 51 active listings in the ZIP; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($2k loan paydown + $18k appreciation (7.5% local appreciation)).
• Ellis County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($221k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,870 (19.6% 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 69 days. Have you received any prior offers? Is the seller open to a 20% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.41%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $217,678
• List price: $234,990
• Delta: 7.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Maxine Ct	0.06mi	4/2.0	1,510 (0%)	1mo	$212,990	$141	97
161 E Water St	0.12mi	3/2.0 (-1)	1,401 (-7%)	14mo	$270,000	$193	66
504 E Water	0.39mi	3/2.0 (-1)	1,420 (-6%)	5mo	$260,000	$183	63
620 S Elm	0.59mi	3/2.0 (-1)	1,295 (-14%)	19mo	$219,900	$170	28
610 West Ave	0.60mi	3/2.0 (-1)	1,290 (-15%)	18mo	$230,000	$178	28

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

Projected returns pro-forma

7.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 2.23×
• Total profit: $80,929
• Equity at exit: $170,547

10-year hold

• IRR: 16.4%
• Equity multiple: 4.66×
• Total profit: $241,076
• Equity at exit: $331,194

Cash invested: $65,797 (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 76670

• Home prices YoY: 2.5%
• Active inventory: 51
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,889 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-132

Break-even live

Break-even rent $2,056

Max offer price $215,905

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: $58,748
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $234,990 Active 69 DOM
2. 2026-06-17
   price $234,990 Active 68 DOM
3. 2026-06-17
   days on market $237,990 Active 68 DOM
4. 2026-06-16
   days on market $237,990 Active 67 DOM
5. 2026-06-15
   days on market $237,990 Active 66 DOM
6. 2026-06-15
   days on market $237,990 Active 65 DOM
7. 2026-06-13
   days on market $237,990 Active 64 DOM
8. 2026-06-12
   days on market $237,990 Active 63 DOM
9. 2026-06-10
   days on market $237,990 Active 60 DOM
10. 2026-06-08
    days on market $237,990 Active 59 DOM
11. 2026-06-08
    days on market $237,990 Active 58 DOM
12. 2026-06-05
    days on market $237,990 Active 56 DOM
13. 2026-06-03
    days on market $237,990 Active 54 DOM
14. 2026-06-02
    days on market $237,990 Active 53 DOM
15. 2026-06-01
    days on market $237,990 Active 52 DOM
16. 2026-05-31
    days on market $237,990 Active 51 DOM
17. 2026-05-14
    price $237,990 825-char remark

    Show marketing remark (825 chars)

    MLS# 21235680 - Built by NHC - Aug 2026 completion! ~ Model 1510 B1 - Lincoln The Lincoln Plan from our Liberty Series offers the perfect combination of efficiency, comfort, and value. This single-story home features 4 bedrooms, 2 bathrooms, a 2-car garage, and 1,510 square feet of thoughtfully designed living space. Upon entering, you’ll find three secondary bedrooms, a full-size bathroom, and a conveniently located laundry room. The heart of the home is the open-concept kitchen, which overlooks the dining area and spacious family room, making it perfect for hosting or everyday living. Toward the back of the home, the primary suite provides a private retreat, complete with an en suite bathroom. Access to the primary suite is conveniently located just off the living room, ensuring privacy and easy access.

18. 2026-04-10
    listed $254,990 Active 825-char remark

    Show marketing remark (825 chars)

    MLS# 21235680 - Built by NHC - Aug 2026 completion! ~ Model 1510 B1 - Lincoln The Lincoln Plan from our Liberty Series offers the perfect combination of efficiency, comfort, and value. This single-story home features 4 bedrooms, 2 bathrooms, a 2-car garage, and 1,510 square feet of thoughtfully designed living space. Upon entering, you’ll find three secondary bedrooms, a full-size bathroom, and a conveniently located laundry room. The heart of the home is the open-concept kitchen, which overlooks the dining area and spacious family room, making it perfect for hosting or everyday living. Toward the back of the home, the primary suite provides a private retreat, complete with an en suite bathroom. Access to the primary suite is conveniently located just off the living room, ensuring privacy and easy access.

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

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 · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,664
• − Mortgage interest: −$13,163
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$6,836
• Taxable loss: −$5,661
• Est. tax savings @ 24.0%: +$1,359
• After-tax cash flow: $-224/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 · 7 photos

Excellent 100/100 None rehab

This single-story home is in excellent condition with modern finishes and a well-maintained exterior. It offers a great combination of efficiency, comfort, and value, making it a solid investment.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Add smart home features — Smart home features can increase both resale and rental value by adding modern conveniences and energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Add smart home features — Smart home features can increase both resale and rental value by adding modern conveniences and energy efficiency. ↑

ⓘ 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: Milford ISD
• NCES district ID: 4830780
• Math proficiency: 15% ▼ -15.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $47,400
• Composite: 22.85/100
• National rank: #13398
• State rank: #1086 of 1141 in TX

Livability — Milford

• Score: 55/100
• State rank: #1343
• US rank: #23142

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milford, TX
• Population (ZIP): 1,921

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 194,556 people
• By 2030: 209,679 · +7.8%
• By 2040: 238,837 · +22.8%
• By 2050: 265,451 · +36.4%
• By 2075: 326,571 · +67.9%
• By 2100: 362,156 · +86.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 29% Black 16% Two or more races 14% Native American 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 80% English-only · Spanish 19%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+31.1) · D 34.0% · R 65.1%
• 2008→2024 swing: +11.2pp toward D · 2008: -42.2pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+34.1 2016: R+45.4 2012: R+47.5 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.50%
• Current HPI: 311.8126
• 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

-6.7% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $237,990 NTREIS
• 2026-04-10 Listed $254,990 NTREIS