821 Bronco Ln · Plano, TX 75023

$285,000

3 bd · 2.0 ba · 1,741 sqft · SingleFamily public records · 1 Days on market

Built 1983 9,148 sqft lot Est $360k · 21% 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 +8.0/30.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• 1% rule +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

If you've been looking for a home in a great Plano location with room to make it your own, this is it! This 3-bedroom, 2-bath home features an open-concept layout that creates a comfortable flow between the living, dining, and kitchen areas—perfect for everyday living and gathering with family and friends. The home has been well cared for and is move-in ready, while still offering an opportunity for updates and personal touches to fit your style. One of the biggest highlights is the location. You'll be just minutes from major highways, making commuting a breeze, and close to some of Plano's best shopping, restaurants, entertainment, and everyday conveniences. Whether you're a first-ti

Key facts

• Close to restaurants
• Close to shopping
• Great plano location

Tags

• OPEN-CONCEPT LAYOUT
• GREAT PLANO LOCATION
• MINUTES FROM MAJOR HIGHWAYS
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• CLOSE TO ENTERTAINMENT

Property features AI

Finance

• Other: Property type: Single Family Residence; Possession: Closing/Funding; Listing status: Active; Listing agreement: Exclusive Right to Sell; Listing broker: Nano Real Estate
• Financial info: Treat as clear loan type
• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage (rear-facing garage); 2 covered parking spaces; Additional parking, driveway access, alley access, concrete surfaces
• Utilities: City water; City sewer; Electricity connected; Cable available; All-weather road access, curbs, concrete
• Home design: Single-family residence; Residential property; One story; Lot less than 0.5 acre (about 0.21 acre); Subdivision: Town West Three; Faces: N/A
• Construction: Built in 1983; Composition roof; Slab foundation
• Exterior features: Covered patio/porch with awning(s); Deck

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Electric range; Microwave; Electric water heater
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floorplan; Granite counters; Cable TV available; High-speed internet available; 8 total rooms; 1 living area; 2 dining areas; One-level home
• Laundry & utility: Utility room with full-size washer/dryer area; Washer and dryer included (appliances listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-287 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (16.8% below list).
• Recommended offer: $234k (17.8% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 2.8% in Plano — 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 84/100 on livability (#8 in TX, #728 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Plano ISD (urban): math 52% / reading 55% proficiency, ranked #90 of 826 in TX (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Christie El (math 28% / reading 36%, grade F, #2,268 of 4,322 statewide, top 55%, 569 students, 61% FRL) — zoned schools average 61% FRL vs 25% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 54% district-wide (-22 pts) — the specific schools serving this property underperform the Plano ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 207 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $9k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,321 (17.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $360,387
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 Harvest Glen Dr	0.26mi	3/2.0	1,744 (+0%)	0mo	$360,000	$206	87
4025 Cavalry Dr	0.09mi	3/2.0	1,636 (-6%)	3mo	$360,000	$220	83
704 Kipling Dr	0.30mi	3/2.0	1,646 (-6%)	1mo	$415,000	$252	76
1004 Whitehall Dr	0.47mi	3/2.0	1,764 (+1%)	2mo	$365,000	$207	75
873 Harvest Glen Dr	0.16mi	3/2.0	1,912 (+10%)	2mo	$389,000	$203	74
857 Whitehall Dr	0.16mi	4/2.0 (+1)	1,529 (-12%)	1mo	$409,500	$268	66
1004 Cross Bend Rd	0.52mi	4/2.0 (+1)	1,780 (+2%)	2mo	$305,000	$171	66
3925 Branch Hollow Dr	0.43mi	3/2.0	1,544 (-11%)	2mo	$324,000	$210	59
816 Cross Bend Rd	0.50mi	3/2.0	1,907 (+10%)	2mo	$385,000	$202	59
1004 Goodwin Dr	0.47mi	3/2.0	1,930 (+11%)	2mo	$355,000	$184	58
3708 Julienne Dr	0.47mi	3/2.5	1,919 (+10%)	2mo	$385,000	$201	58
1205 Villa Downs Dr	0.58mi	4/2.0 (+1)	1,857 (+7%)	1mo	$410,000	$221	56

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -26.4%
• Equity multiple: 0.13×
• Total profit: $-69,597
• Equity at exit: $42,494

10-year hold

• IRR: -34.5%
• Equity multiple: -0.31×
• Total profit: $-104,277
• Equity at exit: $24,642

Cash invested: $79,800 (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 75023

• Rents YoY: 0.7%
• Active inventory: 207
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,371 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$547 /mo · $6,564/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-287

Break-even live

Break-even rent $2,735

Max offer price $234,321

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
845 Harvest Glen Dr Plano, TX	4.0	2.0	1529	$2,400	$1.57	44d	1	0.09mi
764 Middle Cove Dr Plano, TX	3.0	2.0	1886	$2,300	$1.22	13d	1	0.12mi
4045 Cavalry Dr Plano, TX	3.0	2.0	1453	$2,275	$1.57	21d	1	0.16mi
4064 Lonesome Trl Plano, TX	4.0	2.0	1749	$2,805	$1.60	44d	1	0.18mi
701 Kipling Dr Plano, TX	4.0	2.0	1769	$2,300	$1.30	44d	1	0.28mi
901 Goodwin Dr Plano, TX	3.0	2.0	1525	$5,200	$3.41	1d	1	0.30mi
916 Harvest Glen Dr Plano, TX	4.0	2.0	1641	$2,500	$1.52	44d	1	0.30mi
913 Overdowns Dr Plano, TX	3.0	2.0	1744	$2,450	$1.40	5d	1	0.31mi
921 Middle Cove Dr Plano, TX	3.0	2.0	1697	$2,290	$1.35	44d	1	0.32mi
6000 Eagle Pass Plano, TX	3.0	2.0	1646	$2,300	$1.40	44d	1	0.34mi
6000 Eagle Pass Plano, TX	3.0	2.0	1646	$2,300	$1.40	14d	1	0.34mi
3939 Branch Hollow Dr Plano, TX	3.0	2.0	1458	$2,500	$1.71	20d	1	0.45mi
3409 Premier Dr Plano, TX	1.0–3.0	1.0–2.0	935	$2,584	$2.76	1d	7	0.47mi
1000 Windy Meadow Dr Plano, TX	3.0	2.0	1930	$2,295	$1.19	24d	1	0.52mi
781 Pierre Ln Plano, TX	4.0	3.0	2016	$2,600	$1.29	24d	1	0.54mi
1113 Overdowns Dr Plano, TX	4.0	2.0	2052	$7,750	$3.78	44d	1	0.57mi
1113 Overdowns Dr Unit 1056295P Plano, TX	4.0	2.0	2045	$9,636	$4.71	44d	1	0.57mi
3513 Montreal Dr Plano, TX	4.0	3.0	2016	$2,500	$1.24	44d	1	0.59mi
821 Stone Trail Dr Plano, TX	3.0	2.0	1989	$2,150	$1.08	8d	1	0.61mi
1005 Cherokee Trl Plano, TX	3.0	2.0	1548	$2,175	$1.41	19d	1	0.62mi
3404 Napolean Ct Plano, TX	3.0	2.5	1754	$2,295	$1.31	4d	1	0.65mi
781 Chateau Ln Plano, TX	3.0	2.5	1469	$2,445	$1.66	44d	1	0.68mi
6533 E Medalist Cir Plano, TX	3.0	2.0	1155	$1,750	$1.52	20d	1	0.74mi
6533 E Medalist Cir Unit 3118 Plano, TX	3.0	2.0	1155	$1,732	$1.50	3d	1	0.75mi
6533 E Medalist Cir Unit 6566 Plano, TX	3.0	2.0	1155	$1,815	$1.57	44d	1	0.75mi
3316 John Muir Ct Plano, TX	4.0	2.0	2113	$2,500	$1.18	2d	1	0.75mi
1401 Cross Bend Rd Plano, TX	3.0	2.0	1443	$2,200	$1.52	22d	1	0.75mi
1409 Harvest Glen Dr Plano, TX	3.0	2.0	1536	$2,100	$1.37	44d	1	0.75mi
900 S Medalist Cir Plano, TX	3.0	2.0	1167	$1,750	$1.50	4d	1	0.79mi
941 Lombardy Dr Plano, TX	3.0	2.0	1930	$2,200	$1.14	44d	1	0.80mi
6509 Rutherford Rd Plano, TX	3.0	3.5	2084	$2,600	$1.25	44d	1	0.85mi
3428 N Ave Plano, TX	3.0	2.0	1424	$2,200	$1.54	44d	1	0.87mi
1503 Hayfield Dr Plano, TX	4.0	2.0	2048	$2,500	$1.22	24d	1	0.88mi
6505 Federal Hall St Plano, TX	3.0	3.5	2074	$2,650	$1.28	5d	1	0.89mi
1505 Hayfield Dr Plano, TX	3.0	2.0	1828	$2,400	$1.31	44d	1	0.89mi
1425 Natchez Dr Plano, TX	3.0	2.0	1861	$2,145	$1.15	20d	1	0.91mi
1413 Yellowstone Dr Plano, TX	3.0	2.0	1440	$2,050	$1.42	44d	1	0.91mi
6541 Federal Hall St Plano, TX	2.0	2.5	1353	$2,150	$1.59	44d	1	0.93mi
6501 Excellence Way Plano, TX	3.0	1.0–2.0	1084	$2,526	$2.33	2d	38	0.95mi
6632 Rutherford Rd Plano, TX	2.0	2.5	1398	$2,100	$1.50	44d	1	0.97mi

Listing history 2 events

1. 2026-06-18
   remarks 693-char remark
2. 2026-06-18
   listed $285,000 Active 1 DOM

ⓘ 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: $6,564 · $547/mo
• Projected year-2 tax: $6,564 · $547/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $28,458
• − Mortgage interest: −$15,964
• − Property taxes: −$6,564
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,277
• − Management: −$2,277
• − Depreciation: −$8,291
• Taxable loss: −$8,340
• Est. tax savings @ 24.0%: +$2,002
• After-tax cash flow: $-1,441/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: Plano ISD
• NCES district ID: 4835100
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $79,861
• Composite: 48.54/100
• National rank: #2115
• State rank: #90 of 826 in TX

Livability — Plano

• Score: 84/100
• State rank: #8
• US rank: #728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plano, TX
• County: Collin County · 1,159,394 people
• City population: 288,003
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 49,229
• Household income: $109,660
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 1696.0

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 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 15% Asian 14% Two or more races 11% Black 9%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 73% English-only · Spanish 11% Other Indo-European 5% Other Asian/Pacific 3%

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: ▼ -284.06%
• Current HPI: 266.2225
• Rent YoY: ▲ 0.73%
• 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

2 events — show timeline

• 2026-06-15 Listed $285,000 NTREIS
• 1983-06-01 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $6,564 · +6.0% YoY. Source: county tax records.