505 Lansdowne Dr · Josephine, TX 75135

$259,645

4 bd · 2.0 ba · 1,583 sqft · Other · 323 Days on market

Built 2025 6,098 sqft lot $164/sqft · 6% below area Est $276k · 6% under $63/mo HOA · 3% of rent ↓ 5% 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 +11.4/30.0
• ARV discount +10.1/15.0
• DSCR +3.3/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful Express Series home plan offers a blend of comfort and functionality, designed to accommodate a variety of lifestyles. The exterior of the home includes a custom and architecturally designed elevation. The front exterior of the home boasts divided light windows and a front facing garage with decorative hardware and handles on the garage door. Enter the home through the covered front porch that leads to the raised panel fiberglass insulated front door (decorative front door options are available for upgrade). Opening the door will lead you to a foyer entry that invites you to the rest of the home. The kitchen features 30" cabinets with hidden hinges, granite or quartz countertops, and stainless-steel appliances. The kitchen layout includes a built-in sink, dishwasher and large pantry for plenty of storage space. The large primary bedroom features an adjoined bathroom that will make getting ready in the mornings feel like a dream. The elongated vanity includes a sink, non-framed mirror and plenty of counter space. The primary bathroom also includes a walk-in shower and walk-in closet. This plan includes laminate wood plank in living areas and ½" carpet in bedrooms. Additional bonus features include a user-friendly smart home system and an innovative tech package. Photos shown here may not depict the specified home and features. Contact us today for more details!

Key facts

• Led lighting
• Island kitchen
• Gourmet kitchens

Tags

• ISLAND KITCHEN
• GRANITE COUNTERS
• LED LIGHTING
• FULL SPRINKLER SYSTEM
• OPEN-CONCEPT LIVING
• GOURMET KITCHENS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $260k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (24.9% below list).
• Recommended offer: $195k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.4% in Josephine — 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 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: schools F, amenities F, commute 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.
• Market conditions: 312 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 1,289 units permitted in Hunt County in 2024 (527 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.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $195,119 (24.9% 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 323 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.75% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 11.1

CMA / ARV

• ARV (median comp): $275,875
• List price: $259,645
• Delta: -5.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.8%
• Equity multiple: 0.34×
• Total profit: $-47,843
• Equity at exit: $38,714

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-49,286
• Equity at exit: $22,449

Cash invested: $72,701 (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 75135

• Home prices YoY: -13.5%
• Active inventory: 312
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,951 high
• Mortgage (P&I): −$1,362
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$108
• HOA: −$63
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-89

Break-even live

Break-even rent $2,064

Max offer price $243,841

Occupancy floor 100%

Sensitivity live

Price	-10% $58	-5% $-16	+0% $-89	+5% $-163	+10% $-236
Rent	-10% $-244	-5% $-167	+0% $-89	+5% $-12	+10% $65
Rate	-1.0pp $41	-0.5pp $-23	base $-89	+0.5pp $-157	+1.0pp $-225

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: $64,911
• Closing costs: $7,789
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 Barlow Dr Caddo Mills, TX	4.0	3.0	2090	$2,075	$0.99	44d	1	0.09mi
304 Red Stream Way Caddo Mills, TX	3.0	2.0	1476	$1,800	$1.22	19d	1	0.20mi
1208 Riverbrook Ln Caddo Mills, TX	4.0	3.0	2088	$2,095	$1.00	44d	1	0.22mi
1216 Riverbrook Ln Caddo Mills, TX	3.0	2.0	1617	$2,000	$1.24	2d	1	0.24mi
305 Charmed Way Caddo Mills, TX	3.0	2.0	1481	$2,000	$1.35	0d	1	0.26mi
1144 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	2d	1	0.50mi
1144 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	11d	1	0.50mi
1413 Brook Ln Caddo Mills, TX	4.0	2.0	1572	$1,925	$1.22	13d	1	0.51mi
1413 Brook Ln Caddo Mills, TX	4.0	2.0	1572	$1,925	$1.22	11d	1	0.51mi
1164 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	11d	1	0.51mi
1164 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	2d	1	0.51mi
1117 Northfield Dr Caddo Mills, TX	5.0	2.5	1954	$2,095	$1.07	44d	1	0.52mi
1141 Northfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,725	$1.35	44d	1	0.52mi
1157 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	16d	1	0.53mi
1157 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	2d	1	0.53mi
1157 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	13d	1	0.53mi
1165 Northfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,595	$1.25	11d	1	0.53mi
1177 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	44d	1	0.53mi
306 E Cook St Josephine, TX	3.0	2.0	1817	$2,100	$1.16	0d	1	0.87mi
717 Cottonwood WAY Josephine, TX	4.0	3.0	2073	$2,125	$1.03	2d	1	0.92mi
315 Pine Hollow Way Josephine, TX	4.0	3.0	2212	$2,300	$1.04	8d	1	0.96mi
722 Windmill St Josephine, TX	4.0	2.0	1568	$2,190	$1.40	2d	1	1.03mi
800 Windmill St Josephine, TX	4.0	2.0	1843	$2,100	$1.14	8d	1	1.04mi
800 Windmill St Josephine, TX	4.0	2.0	1843	$2,100	$1.14	0d	1	1.04mi
801 Meadow Creek Ln Josephine, TX	4.0	2.0	1757	$2,500	$1.42	5d	1	1.06mi
464 N Greenville St Farmersville, TX	3.0	2.0	2000	$3,000	$1.50	0d	1	1.10mi
802 Turnbuckle Ct Royse City, TX	4.0	2.0	1577	$1,849	$1.17	44d	1	1.14mi
1004 Cotton Gin Ct Royse City, TX	4.0	2.0	1875	$1,850	$0.99	13d	1	1.19mi
1007 Cotton Gin Ct Royse City, TX	3.0	2.0	1611	$2,050	$1.27	44d	1	1.21mi
311 Milo Way Royse City, TX	4.0	2.0	2074	$2,200	$1.06	7d	1	1.28mi
305 Silo Cir Royse City, TX	4.0	2.0	2074	$2,100	$1.01	25d	1	1.35mi
1208 Fieldstone Ct Royse City, TX	4.0	2.0	1835	$2,000	$1.09	44d	1	1.36mi
1210 Honeysuckle Dr Josephine, TX	5.0	2.0	1995	$2,100	$1.05	13d	1	1.39mi
711 Cistern Way Royse City, TX	4.0	2.0	2081	$1,975	$0.95	8d	1	1.42mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: security

Listing history 28 events

1. 2026-06-18
   days on market $259,645 Active 323 DOM
2. 2026-06-17
   days on market $259,645 Active 322 DOM
3. 2026-06-16
   days on market $259,645 Active 321 DOM
4. 2026-06-15
   days on market $259,645 Active 320 DOM
5. 2026-06-13
   days on market $259,645 Active 318 DOM
6. 2026-06-13
   days on market $259,645 Active 317 DOM
7. 2026-06-09
   days on market $259,645 Active 314 DOM
8. 2026-06-08
   days on market $259,645 Active 313 DOM
9. 2026-06-07
   days on market $259,645 Active 312 DOM
10. 2026-06-04
    days on market $259,645 Active 309 DOM
11. 2026-06-03
    days on market $259,645 Active 308 DOM
12. 2026-06-02
    days on market $259,645 Active 307 DOM
13. 2026-06-01
    days on market $259,645 Active 306 DOM
14. 2026-05-31
    days on market $259,645 Active 305 DOM
15. 2026-05-14
    price $259,645 1414-char remark

    Show marketing remark (1414 chars)

    This beautiful Express Series home plan offers a blend of comfort and functionality, designed to accommodate a variety of lifestyles. The exterior of the home includes a custom and architecturally designed elevation. The front exterior of the home boasts divided light windows and a front facing garage with decorative hardware and handles on the garage door. Enter the home through the covered front porch that leads to the raised panel fiberglass insulated front door (decorative front door options are available for upgrade). Opening the door will lead you to a foyer entry that invites you to the rest of the home. The kitchen features 30" cabinets with hidden hinges, granite or quartz countertops, and stainless-steel appliances. The kitchen layout includes a built-in sink, dishwasher and large pantry for plenty of storage space. The large primary bedroom features an adjoined bathroom that will make getting ready in the mornings feel like a dream. The elongated vanity includes a sink, non-framed mirror and plenty of counter space. The primary bathroom also includes a walk-in shower and walk-in closet. This plan includes laminate wood plank in living areas and ½" carpet in bedrooms. Additional bonus features include a user-friendly smart home system and an innovative tech package. Photos shown here may not depict the specified home and features. Contact us today for more details!

16. 2026-05-13
    price $259,645 708-char remark

    Show marketing remark (708 chars)

    New! Beautiful single story, with open floor plan. Four bedrooms, two full baths. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and so much more! D.R. Horton is now selling new homes at Riverfield, a beautiful community located in Josephine, TX. Riverfield offers a variety of floorplans to choose from, ranging in size from 1,294 to 2,645 square feet. All homes feature open-concept living, gourmet kitchens, and spacious backyards. Riverfield is conveniently located just minutes from Interstate 30, providing easy access to Rockwall and the DFW Metroplex. Give us a call today to schedule a model tour!

17. 2026-05-12
    price $274,645 1414-char remark

    Show marketing remark (1414 chars)

    This beautiful Express Series home plan offers a blend of comfort and functionality, designed to accommodate a variety of lifestyles. The exterior of the home includes a custom and architecturally designed elevation. The front exterior of the home boasts divided light windows and a front facing garage with decorative hardware and handles on the garage door. Enter the home through the covered front porch that leads to the raised panel fiberglass insulated front door (decorative front door options are available for upgrade). Opening the door will lead you to a foyer entry that invites you to the rest of the home. The kitchen features 30" cabinets with hidden hinges, granite or quartz countertops, and stainless-steel appliances. The kitchen layout includes a built-in sink, dishwasher and large pantry for plenty of storage space. The large primary bedroom features an adjoined bathroom that will make getting ready in the mornings feel like a dream. The elongated vanity includes a sink, non-framed mirror and plenty of counter space. The primary bathroom also includes a walk-in shower and walk-in closet. This plan includes laminate wood plank in living areas and ½" carpet in bedrooms. Additional bonus features include a user-friendly smart home system and an innovative tech package. Photos shown here may not depict the specified home and features. Contact us today for more details!

18. 2026-05-11
    price $274,645 708-char remark

    Show marketing remark (708 chars)

    New! Beautiful single story, with open floor plan. Four bedrooms, two full baths. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and so much more! D.R. Horton is now selling new homes at Riverfield, a beautiful community located in Josephine, TX. Riverfield offers a variety of floorplans to choose from, ranging in size from 1,294 to 2,645 square feet. All homes feature open-concept living, gourmet kitchens, and spacious backyards. Riverfield is conveniently located just minutes from Interstate 30, providing easy access to Rockwall and the DFW Metroplex. Give us a call today to schedule a model tour!

19. 2026-04-06
    price $272,645 708-char remark

    Show marketing remark (708 chars)

    New! Beautiful single story, with open floor plan. Four bedrooms, two full baths. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and so much more! D.R. Horton is now selling new homes at Riverfield, a beautiful community located in Josephine, TX. Riverfield offers a variety of floorplans to choose from, ranging in size from 1,294 to 2,645 square feet. All homes feature open-concept living, gourmet kitchens, and spacious backyards. Riverfield is conveniently located just minutes from Interstate 30, providing easy access to Rockwall and the DFW Metroplex. Give us a call today to schedule a model tour!

20. 2026-04-04
    price $272,645 1414-char remark

    Show marketing remark (1414 chars)

    This beautiful Express Series home plan offers a blend of comfort and functionality, designed to accommodate a variety of lifestyles. The exterior of the home includes a custom and architecturally designed elevation. The front exterior of the home boasts divided light windows and a front facing garage with decorative hardware and handles on the garage door. Enter the home through the covered front porch that leads to the raised panel fiberglass insulated front door (decorative front door options are available for upgrade). Opening the door will lead you to a foyer entry that invites you to the rest of the home. The kitchen features 30" cabinets with hidden hinges, granite or quartz countertops, and stainless-steel appliances. The kitchen layout includes a built-in sink, dishwasher and large pantry for plenty of storage space. The large primary bedroom features an adjoined bathroom that will make getting ready in the mornings feel like a dream. The elongated vanity includes a sink, non-framed mirror and plenty of counter space. The primary bathroom also includes a walk-in shower and walk-in closet. This plan includes laminate wood plank in living areas and ½" carpet in bedrooms. Additional bonus features include a user-friendly smart home system and an innovative tech package. Photos shown here may not depict the specified home and features. Contact us today for more details!

21. 2026-03-12
    price $270,645 1414-char remark

    Show marketing remark (1414 chars)

    This beautiful Express Series home plan offers a blend of comfort and functionality, designed to accommodate a variety of lifestyles. The exterior of the home includes a custom and architecturally designed elevation. The front exterior of the home boasts divided light windows and a front facing garage with decorative hardware and handles on the garage door. Enter the home through the covered front porch that leads to the raised panel fiberglass insulated front door (decorative front door options are available for upgrade). Opening the door will lead you to a foyer entry that invites you to the rest of the home. The kitchen features 30" cabinets with hidden hinges, granite or quartz countertops, and stainless-steel appliances. The kitchen layout includes a built-in sink, dishwasher and large pantry for plenty of storage space. The large primary bedroom features an adjoined bathroom that will make getting ready in the mornings feel like a dream. The elongated vanity includes a sink, non-framed mirror and plenty of counter space. The primary bathroom also includes a walk-in shower and walk-in closet. This plan includes laminate wood plank in living areas and ½" carpet in bedrooms. Additional bonus features include a user-friendly smart home system and an innovative tech package. Photos shown here may not depict the specified home and features. Contact us today for more details!

22. 2026-03-11
    price $270,645 708-char remark

    Show marketing remark (708 chars)

    New! Beautiful single story, with open floor plan. Four bedrooms, two full baths. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and so much more! D.R. Horton is now selling new homes at Riverfield, a beautiful community located in Josephine, TX. Riverfield offers a variety of floorplans to choose from, ranging in size from 1,294 to 2,645 square feet. All homes feature open-concept living, gourmet kitchens, and spacious backyards. Riverfield is conveniently located just minutes from Interstate 30, providing easy access to Rockwall and the DFW Metroplex. Give us a call today to schedule a model tour!

23. 2026-02-25
    price $275,645 708-char remark

    Show marketing remark (708 chars)

    New! Beautiful single story, with open floor plan. Four bedrooms, two full baths. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and so much more! D.R. Horton is now selling new homes at Riverfield, a beautiful community located in Josephine, TX. Riverfield offers a variety of floorplans to choose from, ranging in size from 1,294 to 2,645 square feet. All homes feature open-concept living, gourmet kitchens, and spacious backyards. Riverfield is conveniently located just minutes from Interstate 30, providing easy access to Rockwall and the DFW Metroplex. Give us a call today to schedule a model tour!

24. 2026-02-19
    price $275,645 1414-char remark

    Show marketing remark (1414 chars)

    This beautiful Express Series home plan offers a blend of comfort and functionality, designed to accommodate a variety of lifestyles. The exterior of the home includes a custom and architecturally designed elevation. The front exterior of the home boasts divided light windows and a front facing garage with decorative hardware and handles on the garage door. Enter the home through the covered front porch that leads to the raised panel fiberglass insulated front door (decorative front door options are available for upgrade). Opening the door will lead you to a foyer entry that invites you to the rest of the home. The kitchen features 30" cabinets with hidden hinges, granite or quartz countertops, and stainless-steel appliances. The kitchen layout includes a built-in sink, dishwasher and large pantry for plenty of storage space. The large primary bedroom features an adjoined bathroom that will make getting ready in the mornings feel like a dream. The elongated vanity includes a sink, non-framed mirror and plenty of counter space. The primary bathroom also includes a walk-in shower and walk-in closet. This plan includes laminate wood plank in living areas and ½" carpet in bedrooms. Additional bonus features include a user-friendly smart home system and an innovative tech package. Photos shown here may not depict the specified home and features. Contact us today for more details!

25. 2026-02-04
    price $273,990 708-char remark

    Show marketing remark (708 chars)

    New! Beautiful single story, with open floor plan. Four bedrooms, two full baths. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and so much more! D.R. Horton is now selling new homes at Riverfield, a beautiful community located in Josephine, TX. Riverfield offers a variety of floorplans to choose from, ranging in size from 1,294 to 2,645 square feet. All homes feature open-concept living, gourmet kitchens, and spacious backyards. Riverfield is conveniently located just minutes from Interstate 30, providing easy access to Rockwall and the DFW Metroplex. Give us a call today to schedule a model tour!

26. 2026-01-10
    listed $273,990 Active 1414-char remark

    Show marketing remark (1414 chars)

    This beautiful Express Series home plan offers a blend of comfort and functionality, designed to accommodate a variety of lifestyles. The exterior of the home includes a custom and architecturally designed elevation. The front exterior of the home boasts divided light windows and a front facing garage with decorative hardware and handles on the garage door. Enter the home through the covered front porch that leads to the raised panel fiberglass insulated front door (decorative front door options are available for upgrade). Opening the door will lead you to a foyer entry that invites you to the rest of the home. The kitchen features 30" cabinets with hidden hinges, granite or quartz countertops, and stainless-steel appliances. The kitchen layout includes a built-in sink, dishwasher and large pantry for plenty of storage space. The large primary bedroom features an adjoined bathroom that will make getting ready in the mornings feel like a dream. The elongated vanity includes a sink, non-framed mirror and plenty of counter space. The primary bathroom also includes a walk-in shower and walk-in closet. This plan includes laminate wood plank in living areas and ½" carpet in bedrooms. Additional bonus features include a user-friendly smart home system and an innovative tech package. Photos shown here may not depict the specified home and features. Contact us today for more details!

27. 2025-10-29
    price $302,645 708-char remark

    Show marketing remark (708 chars)

    New! Beautiful single story, with open floor plan. Four bedrooms, two full baths. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and so much more! D.R. Horton is now selling new homes at Riverfield, a beautiful community located in Josephine, TX. Riverfield offers a variety of floorplans to choose from, ranging in size from 1,294 to 2,645 square feet. All homes feature open-concept living, gourmet kitchens, and spacious backyards. Riverfield is conveniently located just minutes from Interstate 30, providing easy access to Rockwall and the DFW Metroplex. Give us a call today to schedule a model tour!

28. 2025-07-30
    listed $273,490 Active 708-char remark

    Show marketing remark (708 chars)

    New! Beautiful single story, with open floor plan. Four bedrooms, two full baths. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and so much more! D.R. Horton is now selling new homes at Riverfield, a beautiful community located in Josephine, TX. Riverfield offers a variety of floorplans to choose from, ranging in size from 1,294 to 2,645 square feet. All homes feature open-concept living, gourmet kitchens, and spacious backyards. Riverfield is conveniently located just minutes from Interstate 30, providing easy access to Rockwall and the DFW Metroplex. Give us a call today to schedule a model tour!

ⓘ 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: $1,177 · $98/mo
• Projected year-2 tax: $4,752 · $396/mo
• Expected delta: +$3,574/yr (+$298/mo · 303.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,414
• − Mortgage interest: −$14,544
• − Property taxes: −$1,177
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − HOA: −$756
• − Depreciation: −$7,553
• Taxable loss: −$5,661
• Est. tax savings @ 24.0%: +$1,359
• After-tax cash flow: $285/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): 10,265

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 24% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 21% Cuban 2%
• Common ancestry: Lithuanian 4% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 13% Korean 1% German/W. Germanic 1%

Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.07%
• Current HPI: 275.2189
• 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

-5.1% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $259,645 Zillow
• 2026-05-13 Price Changed $259,645 NTREIS
• 2026-05-12 Price Changed $274,645 Zillow
• 2026-05-11 Price Changed $274,645 NTREIS
• 2026-04-06 Price Changed $272,645 NTREIS
• 2026-04-04 Price Changed $272,645 Zillow
• 2026-03-12 Price Changed $270,645 Zillow
• 2026-03-11 Price Changed $270,645 NTREIS
• 2026-02-25 Price Changed $275,645 NTREIS
• 2026-02-19 Price Changed $275,645 Zillow
• 2026-02-04 Price Changed $273,990 NTREIS
• 2026-01-10 Listed $273,990 Zillow
• 2025-10-29 Price Changed $302,645 NTREIS
• 2025-07-30 Listed $273,490 NTREIS

Property tax history

-1.1%/yr

Latest (2025): $1,177 · -1.1% YoY. Source: county tax records.