720 Palazzo Pl · Weston, TX 75009

$359,000

4 bd · 3.0 ba · 2,041 sqft · SingleFamily · 146 Days on market

Built 2025 Excellent condition 5,550 sqft lot $176/sqft · 20% below area Est $447k · 20% under $133/mo HOA · 5% of rent ↓ 3% 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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• Schools +5.0/10.0
• Condition / age +5.0/5.0
• Livability +3.1/5.0
• 1% rule +2.4/10.0
• DSCR +1.3/10.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time When Using MCI Mortgage * * Brand New Construction by Megatel Homes! Lagoon life is coming to McKinney ISD! Venetian is a luxury master-planned community in Celina, blending modern convenience with small-town charm. Located within the acclaimed McKinney ISD, families enjoy top-tier education along with beautifully landscaped spaces dedicated to wellness and relaxation. With a state-of-the-art waterpark, featuring a surf simulator, waterslide tower, and swim-up bar, Venetian offers a vibrant, resort-style lifestyle for all ages. Move-in ready and never occupied! Megatel Homes' Scarlett plan is a two-story, 2,041 square foot home featuring 4 bedrooms, 3 bathrooms, a formal dining area, a two-car garage, and a covered patio. Situated on a 50 ft lot, this home is available with elevation B, showcasing a distinct and stylish exterior design.

Key facts

• Surf simulator
• Swim-up bar
• Waterslide tower

Tags

• STATE-OF-THE-ART WATERPARK
• SURF SIMULATOR
• WATERSLIDE TOWER
• SWIM-UP BAR
• BEAUTIFULLY LANDSCAPED SPACES
• TOP-TIER EDUCATION

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $359k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-513 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (25.9% below list).
• Recommended offer: $266k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.0% in Weston — 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 62/100 on livability (#962 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools F, 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 falling (-4.6%/yr); 2895 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $11k 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 146 days — a 12% lower offer ($316k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $265,935 (25.9% 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 146 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.13%
• DSCR: 0.73
• GRM: 11.2

CMA / ARV

• ARV (median comp): $447,216
• List price: $359,000
• Delta: -19.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1617 Hitching Post Rd	0.29mi	4/2.0	2,178 (+7%)	5mo	$387,000	$178	67
1641 Cloud Cover Vw	0.23mi	4/2.0	2,178 (+7%)	13mo	$392,500	$180	63
708 Palazzo Pl	0.03mi	3/2.0 (-1)	1,774 (-13%)	8mo	$441,500	$249	61
710 Rain Barrel Pl	0.27mi	4/2.0	1,926 (-6%)	17mo	$409,000	$212	60
729 Fencerow Trl	0.15mi	3/2.0 (-1)	1,774 (-13%)	8mo	$441,500	$249	56
1633 Cloud Cover Vw	0.22mi	3/2.0 (-1)	1,800 (-12%)	19mo	$531,900	$296	46

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -30.4%
• Equity multiple: 0.02×
• Total profit: $-98,524
• Equity at exit: $53,528

10-year hold

• IRR: -53.7%
• Equity multiple: -0.57×
• Total profit: $-157,495
• Equity at exit: $31,040

Cash invested: $100,520 (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 75009

• Home prices YoY: -23.1%
• Rents YoY: -4.6%
• Active inventory: 2895
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,659 high
• Mortgage (P&I): −$1,883
• Tax est. 1.5%: −$449 /mo · $5,385/yr
• Insurance: −$150
• HOA: −$133
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-513

Break-even live

Break-even rent $3,309

Max offer price $284,756

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1621 Cloud Cover Vw Celina, TX	4.0	2.5	2310	$2,446	$1.06	24d	1	0.21mi
624 Rain Barrel Pl Celina, TX	4.0	3.5	2658	$2,800	$1.05	24d	1	0.31mi
612 Rain Barrel Pl Celina, TX	4.0	2.5	2271	$2,300	$1.01	20d	1	0.32mi
504 Conestoga Pass Celina, TX	5.0	4.0	2473	$3,600	$1.46	43d	1	0.37mi
1616 Barnwood Trce Celina, TX	4.0	2.0	2178	$2,350	$1.08	18d	1	0.51mi

HOA detail

• Monthly dues: $133 · $1,596/yr
• Likely covers: water

Listing history 19 events

1. 2026-06-18
   days on market $359,000 Active 146 DOM
2. 2026-06-17
   days on market $359,000 Active 145 DOM
3. 2026-06-16
   days on market $359,000 Active 144 DOM
4. 2026-06-15
   days on market $359,000 Active 143 DOM
5. 2026-06-13
   pricedays on market $359,000 Active 141 DOM
6. 2026-06-09
   days on market $373,000 Active 137 DOM
7. 2026-06-08
   days on market $373,000 Active 136 DOM
8. 2026-06-07
   days on market $373,000 Active 135 DOM
9. 2026-06-04
   days on market $373,000 Active 132 DOM
10. 2026-06-03
    days on market $373,000 Active 131 DOM
11. 2026-06-02
    days on market $373,000 Active 130 DOM
12. 2026-06-01
    days on market $373,000 Active 129 DOM
13. 2026-05-31
    days on market $373,000 Active 128 DOM
14. 2026-04-23
    price $373,000 944-char remark

    Show marketing remark (937 chars)

    ** 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time When Using MCI Mortgage ** Brand New Construction by Megatel Homes! Lagoon life is coming to McKinney ISD! Venetian is a luxury master-planned community in Celina, blending modern convenience with small-town charm. Located within the acclaimed McKinney ISD, families enjoy top-tier education along with beautifully landscaped spaces dedicated to wellness and relaxation. With a state-of-the-art waterpark, featuring a surf simulator, waterslide tower, and swim-up bar, Venetian offers a vibrant, resort-style lifestyle for all ages. Move-in ready and never occupied! Megatel Homes' Scarlett plan is a two-story, 2,041 square foot home featuring 4 bedrooms, 3 bathrooms, a formal dining area, a two-car garage, and a covered patio. Situated on a 50 ft lot, this home is available with elevation B, showcasing a distinct and stylish exterior design.

15. 2026-04-23
    price $373,000 937-char remark

    Show marketing remark (937 chars)

    ** 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time When Using MCI Mortgage ** Brand New Construction by Megatel Homes! Lagoon life is coming to McKinney ISD! Venetian is a luxury master-planned community in Celina, blending modern convenience with small-town charm. Located within the acclaimed McKinney ISD, families enjoy top-tier education along with beautifully landscaped spaces dedicated to wellness and relaxation. With a state-of-the-art waterpark, featuring a surf simulator, waterslide tower, and swim-up bar, Venetian offers a vibrant, resort-style lifestyle for all ages. Move-in ready and never occupied! Megatel Homes' Scarlett plan is a two-story, 2,041 square foot home featuring 4 bedrooms, 3 bathrooms, a formal dining area, a two-car garage, and a covered patio. Situated on a 50 ft lot, this home is available with elevation B, showcasing a distinct and stylish exterior design.

16. 2026-04-08
    price $383,000 944-char remark

    Show marketing remark (944 chars)

    * * 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time When Using MCI Mortgage * * Brand New Construction by Megatel Homes! Lagoon life is coming to McKinney ISD! Venetian is a luxury master-planned community in Celina, blending modern convenience with small-town charm. Located within the acclaimed McKinney ISD, families enjoy top-tier education along with beautifully landscaped spaces dedicated to wellness and relaxation. With a state-of-the-art waterpark, featuring a surf simulator, waterslide tower, and swim-up bar, Venetian offers a vibrant, resort-style lifestyle for all ages. Move-in ready and never occupied! Megatel Homes' Scarlett plan is a two-story, 2,041 square foot home featuring 4 bedrooms, 3 bathrooms, a formal dining area, a two-car garage, and a covered patio. Situated on a 50 ft lot, this home is available with elevation B, showcasing a distinct and stylish exterior design.

17. 2026-04-07
    price $383,000 937-char remark

    Show marketing remark (937 chars)

    ** 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time When Using MCI Mortgage ** Brand New Construction by Megatel Homes! Lagoon life is coming to McKinney ISD! Venetian is a luxury master-planned community in Celina, blending modern convenience with small-town charm. Located within the acclaimed McKinney ISD, families enjoy top-tier education along with beautifully landscaped spaces dedicated to wellness and relaxation. With a state-of-the-art waterpark, featuring a surf simulator, waterslide tower, and swim-up bar, Venetian offers a vibrant, resort-style lifestyle for all ages. Move-in ready and never occupied! Megatel Homes' Scarlett plan is a two-story, 2,041 square foot home featuring 4 bedrooms, 3 bathrooms, a formal dining area, a two-car garage, and a covered patio. Situated on a 50 ft lot, this home is available with elevation B, showcasing a distinct and stylish exterior design.

18. 2026-02-10
    listed $384,000 Active 944-char remark

    Show marketing remark (944 chars)

    * * 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time When Using MCI Mortgage * * Brand New Construction by Megatel Homes! Lagoon life is coming to McKinney ISD! Venetian is a luxury master-planned community in Celina, blending modern convenience with small-town charm. Located within the acclaimed McKinney ISD, families enjoy top-tier education along with beautifully landscaped spaces dedicated to wellness and relaxation. With a state-of-the-art waterpark, featuring a surf simulator, waterslide tower, and swim-up bar, Venetian offers a vibrant, resort-style lifestyle for all ages. Move-in ready and never occupied! Megatel Homes' Scarlett plan is a two-story, 2,041 square foot home featuring 4 bedrooms, 3 bathrooms, a formal dining area, a two-car garage, and a covered patio. Situated on a 50 ft lot, this home is available with elevation B, showcasing a distinct and stylish exterior design.

19. 2026-01-23
    listed $384,000 Active 937-char remark

    Show marketing remark (937 chars)

    ** 2.99% FIXED RATE for a 30-Year Mortgage (3.75% APR) on Select Homes for a Limited Time When Using MCI Mortgage ** Brand New Construction by Megatel Homes! Lagoon life is coming to McKinney ISD! Venetian is a luxury master-planned community in Celina, blending modern convenience with small-town charm. Located within the acclaimed McKinney ISD, families enjoy top-tier education along with beautifully landscaped spaces dedicated to wellness and relaxation. With a state-of-the-art waterpark, featuring a surf simulator, waterslide tower, and swim-up bar, Venetian offers a vibrant, resort-style lifestyle for all ages. Move-in ready and never occupied! Megatel Homes' Scarlett plan is a two-story, 2,041 square foot home featuring 4 bedrooms, 3 bathrooms, a formal dining area, a two-car garage, and a covered patio. Situated on a 50 ft lot, this home is available with elevation B, showcasing a distinct and stylish exterior design.

ⓘ 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: $31,912
• − Mortgage interest: −$20,110
• − Property taxes: −$5,385
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,553
• − Management: −$2,553
• − HOA: −$1,596
• − Depreciation: −$10,444
• Taxable loss: −$12,523
• Est. tax savings @ 24.0%: +$3,006
• After-tax cash flow: $-3,151/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 · 12 photos

Excellent 100/100 None rehab

This move-in ready home in a luxury master-planned community offers modern amenities and a vibrant resort-style lifestyle.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Painting exterior walls — Fresh paint can make the home look more appealing and increase its value.
• Both Landscaping around the pool area — Improves the overall aesthetic and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior walls — Fresh paint can make the home look more appealing and increase its value. ↑
• Both Landscaping around the pool area — Improves the overall aesthetic and adds value for both resale and rental. ↑

ⓘ 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: 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 — Weston

• Score: 62/100
• State rank: #962
• US rank: #17109

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weston, TX
• County: Collin County · 1,159,394 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 34,260
• Household income: $168,250
• Rent vs Own: 8.0% rent · 92.0% own
• Severe rent burden: 152.0

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 0.56)
• Race & ethnicity: White 64% Two or more races 11% Hispanic / Latino 11% Asian 11% Black 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 5% Lithuanian 4% Romanian 1%
• Foreign-born: 14% · China, Canada, Vietnam
• Languages at home: 83% English-only · Spanish 6% Chinese 3% 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: ▼ -83.07%
• Current HPI: 276.6307
• Rent YoY: ▼ -4.62%
• 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

-2.9% since first listed

6 events — show timeline

• 2026-04-23 Price Changed $373,000 Zillow
• 2026-04-23 Price Changed $373,000 NTREIS
• 2026-04-08 Price Changed $383,000 Zillow
• 2026-04-07 Price Changed $383,000 NTREIS
• 2026-02-10 Listed $384,000 Zillow
• 2026-01-23 Listed $384,000 NTREIS