8902 Marilyn Dr · Frisco, TX 75033

$259,900

2 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 153 Days on market

Built 1983 3,920 sqft lot $229/sqft · 21% below area Est $328k · 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 +6.7/30.0
• Schools +6.1/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 2-bedroom, 1-bath single-story duplex featuring a split-bedroom layout and open-concept living area. Durable LVP flooring throughout and granite countertops add style and low-maintenance appeal. Enjoy outdoor living in the fenced backyard with covered patio. No HOA and conveniently located with easy access to Preston Rd. Located in Frisco known for its entertainment, dining, shopping, and nearby parks and green spaces.

Key facts

• Split-bedroom layout
• Covered patio
• Granite countertops

Tags

• SPLIT-BEDROOM LAYOUT
• OPEN-CONCEPT LIVING AREA
• DURABLE LVP FLOORING
• GRANITE COUNTERTOPS
• FENCED BACKYARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-421 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (30.0% below list).
• Recommended offer: $182k (30.0% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 2.2% in Frisco — 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 80/100 on livability (#48 in TX, #1,943 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: commute F, cost of living F.
• Frisco ISD (suburban): math 64% / reading 68% proficiency, ranked #14 of 826 in TX (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.9%/yr); 486 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent is only 12% of the median local income ($175k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.
• 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 153 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,851 (30.0% 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 153 days. Have you received any prior offers? Is the seller open to a 30% 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 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?
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: 0.70% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.94%
• DSCR: 0.69
• GRM: 11.9

CMA / ARV

• ARV (median comp): $327,561
• List price: $259,900
• Delta: -20.66%
• 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
8939 Thompson Cir	0.03mi	3/2.0 (+1)	1,182 (+4%)	10mo	$225,000	$190	74
9842 Camfield Ave	0.05mi	2/1.0	966 (-15%)	6mo	$299,000	$310	68
8528 Santa Rosa Dr	0.31mi	3/1.5 (+1)	1,054 (-7%)	3mo	$299,999	$285	64
9886 Camfield Ave	0.05mi	2/1.0	966 (-15%)	11mo	$310,000	$321	64
8721 Santa Clara Dr	0.30mi	3/2.0 (+1)	1,100 (-3%)	14mo	$349,900	$318	60
8583 Preston Trace Blvd	0.27mi	3/1.5 (+1)	1,141 (+1%)	23mo	$290,000	$254	60
10804 Briar Brook Ln Unit Briar Brook Ln unit	0.59mi	2/2.0	1,118 (-1%)	21mo	$240,000	$215	48
9001 Bison Trl	0.75mi	2/1.0	1,174 (+4%)	16mo	$400,000	$341	46
8428 Santa Clara Dr	0.39mi	3/2.0 (+1)	1,296 (+14%)	18mo	$345,000	$266	34
8601 Malibu St	0.37mi	3/2.0 (+1)	1,282 (+13%)	22mo	$425,000	$332	34

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 · 1.9% rent growth · sell at horizon

5-year hold

• IRR: -29.6%
• Equity multiple: 0.03×
• Total profit: $-70,843
• Equity at exit: $38,752

10-year hold

• IRR: -35.9%
• Equity multiple: -0.43×
• Total profit: $-103,927
• Equity at exit: $22,471

Cash invested: $72,772 (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 75033

• Home prices YoY: -20.5%
• Rents YoY: 1.9%
• Active inventory: 486
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,819 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$386 /mo · $4,634/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-421

Break-even live

Break-even rent $2,351

Max offer price $185,561

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9928 Camfield Ave Frisco, TX	2.0	1.0	966	$1,650	$1.71	4d	1	0.08mi
9833 Windy Ridge Rd Frisco, TX	2.0	1.0	1122	$1,700	$1.52	44d	1	0.28mi
8547 Preston Trace Blvd Frisco, TX	3.0	1.5	1054	$1,950	$1.85	13d	1	0.29mi
8661 Malibu St Frisco, TX	3.0	2.0	1485	$2,350	$1.58	17d	1	0.35mi
8710 California Dr Frisco, TX	2.0	1.5	1010	$1,650	$1.63	44d	1	0.35mi
8710 California Dr Frisco, TX	2.0	1.5	1010	$1,595	$1.58	24d	1	0.35mi
8710 California Dr Frisco, TX	2.0	1.5	1010	$1,595	$1.58	4d	1	0.35mi
9311 Oakland Dr Frisco, TX	3.0	1.0	1012	$1,650	$1.63	24d	1	0.36mi
9360 Sunset Dr Frisco, TX	3.0	2.0	1485	$2,350	$1.58	20d	1	0.41mi
9258 Burbank Frisco, TX	3.0	2.0	1153	$1,850	$1.60	13d	1	0.41mi
8400 Hickory St #3102 Frisco, TX	2.0	2.0	1473	$2,299	$1.56	44d	1	0.77mi
8400 Hickory St #2103 Frisco, TX	1.0	1.5	884	$1,585	$1.79	21d	1	0.87mi
8000 Preston Rd Unit 611114 Frisco, TX	2.0	2.0	1143	$1,600	$1.40	6d	1	0.94mi
8000 Preston Rd Unit 459955 Frisco, TX	1.0	1.0	886	$1,275	$1.44	6d	1	0.94mi
8018 Preston Rd Unit 176114 Frisco, TX	2.0	2.0	1445	$1,812	$1.25	6d	1	0.95mi
8018 Preston Rd Unit 44912 Frisco, TX	2.0	2.0	1188	$1,652	$1.39	6d	1	0.95mi
8521 Holly St Frisco, TX	2.0	2.0	882	$2,000	$2.27	44d	1	0.96mi
8811 Eldorado Pkwy Frisco, TX	1.0–3.0	1.0–2.0	1234	$2,178	$1.77	2d	31	1.01mi
8026 Hickory St Frisco, TX	3.0	2.0	1439	$2,250	$1.56	44d	1	1.02mi
8181 Edgewater Dr Frisco, TX	3.0	2.0	1361	$2,300	$1.69	13d	1	1.05mi
7764 Creekview Dr Frisco, TX	3.0	2.0	1288	$2,185	$1.70	13d	1	1.06mi
8625 Hickory St Frisco, TX	2.0	2.0	1125	$1,530	$1.36	13d	1	1.07mi
8625 Hickory St Unit 8662 Frisco, TX	2.0	2.0	1125	$1,580	$1.40	44d	1	1.07mi
8625 Hickory St Frisco, TX	2.0	2.0	1276	$1,675	$1.31	24d	1	1.07mi
8625 Hickory St Unit 2118 Frisco, TX	2.0	2.0	1125	$1,497	$1.33	3d	1	1.07mi
8181 Willow Creek Dr Frisco, TX	3.0	2.0	1361	$3,295	$2.42	4d	1	1.10mi
11655 Preston Rd Frisco, TX	2.0	2.0	1159	$1,565	$1.35	44d	1	1.10mi
10236 Quest Dr Frisco, TX	2.0	2.0	1318	$2,375	$1.80	19d	1	1.12mi
8160 Tower Rd Frisco, TX	3.0	2.0	1307	$2,350	$1.80	13d	1	1.16mi
7291 Elm St Frisco, TX	2.0	2.0	1036	$2,300	$2.22	2d	2	1.17mi
7720 Kings Ridge Rd Frisco, TX	3.0	2.5	1211	$1,990	$1.64	44d	1	1.22mi
8400 Stonebrook Pkwy Frisco, TX	1.0–3.0	1.0–2.0	1081	$1,736	$1.61	3d	21	1.24mi
7836 Squire Ln Frisco, TX	3.0	2.0	1420	$2,195	$1.55	13d	1	1.25mi
7640 Kings Ridge Rd Frisco, TX	3.0	2.5	1228	$1,895	$1.54	24d	1	1.26mi
6790 Charanna Cir Frisco, TX	3.0	2.0	956	$1,795	$1.88	24d	1	1.26mi
7570 Kings Ridge Rd Frisco, TX	3.0	2.5	1228	$1,990	$1.62	44d	1	1.29mi
7591 Tournament Rd Frisco, TX	3.0	2.5	1228	$1,945	$1.58	44d	1	1.29mi
10101 Camelot Dr Frisco, TX	3.0	2.5	1208	$1,900	$1.57	44d	1	1.35mi
7864 Maiden Ln Frisco, TX	3.0	2.0	1316	$2,450	$1.86	17d	1	1.36mi
10151 Camelot Dr Frisco, TX	3.0	2.5	1218	$1,950	$1.60	44d	1	1.36mi

Listing history 27 events

1. 2026-06-18
   days on market $259,900 Active 153 DOM
2. 2026-06-17
   days on market $259,900 Active 152 DOM
3. 2026-06-16
   days on market $259,900 Active 151 DOM
4. 2026-06-15
   days on market $259,900 Active 150 DOM
5. 2026-06-13
   days on market $259,900 Active 148 DOM
6. 2026-06-13
   days on market $259,900 Active 147 DOM
7. 2026-06-09
   days on market $259,900 Active 144 DOM
8. 2026-06-08
   days on market $259,900 Active 143 DOM
9. 2026-06-07
   days on market $259,900 Active 142 DOM
10. 2026-06-04
    days on market $259,900 Active 139 DOM
11. 2026-06-03
    days on market $259,900 Active 138 DOM
12. 2026-06-02
    days on market $259,900 Active 137 DOM
13. 2026-06-01
    days on market $259,900 Active 136 DOM
14. 2026-05-31
    days on market $259,900 Active 135 DOM
15. 2026-05-18
    historical Active Option Contract 438-char remark

    Show marketing remark (438 chars)

    Well-maintained 2-bedroom, 1-bath single-story duplex featuring a split-bedroom layout and open-concept living area. Durable LVP flooring throughout and granite countertops add style and low-maintenance appeal. Enjoy outdoor living in the fenced backyard with covered patio. No HOA and conveniently located with easy access to Preston Rd. Located in Frisco known for its entertainment, dining, shopping, and nearby parks and green spaces.

16. 2026-04-17
    status Active 438-char remark

    Show marketing remark (438 chars)

    Well-maintained 2-bedroom, 1-bath single-story duplex featuring a split-bedroom layout and open-concept living area. Durable LVP flooring throughout and granite countertops add style and low-maintenance appeal. Enjoy outdoor living in the fenced backyard with covered patio. No HOA and conveniently located with easy access to Preston Rd. Located in Frisco known for its entertainment, dining, shopping, and nearby parks and green spaces.

17. 2026-04-13
    historical Active Option Contract 438-char remark

    Show marketing remark (438 chars)

    Well-maintained 2-bedroom, 1-bath single-story duplex featuring a split-bedroom layout and open-concept living area. Durable LVP flooring throughout and granite countertops add style and low-maintenance appeal. Enjoy outdoor living in the fenced backyard with covered patio. No HOA and conveniently located with easy access to Preston Rd. Located in Frisco known for its entertainment, dining, shopping, and nearby parks and green spaces.

18. 2026-01-16
    listed $259,900 Active 438-char remark

    Show marketing remark (438 chars)

    Well-maintained 2-bedroom, 1-bath single-story duplex featuring a split-bedroom layout and open-concept living area. Durable LVP flooring throughout and granite countertops add style and low-maintenance appeal. Enjoy outdoor living in the fenced backyard with covered patio. No HOA and conveniently located with easy access to Preston Rd. Located in Frisco known for its entertainment, dining, shopping, and nearby parks and green spaces.

19. 2023-10-30
    historical $1,550
20. 2023-10-24
    listed $1,550
21. 2012-08-02
    soldstatus
22. 2011-01-31
    soldstatus
23. 2011-01-26
    soldstatus Closed 316-char remark

    Show marketing remark (316 chars)

    Spacious duplex with tile floors through-out. Two large split bedrooms with two closets each. Bathroom with large shower and two separate sinks. Fireplace with gas logs. Wet bar located off living area. Kitchen with lots of cabinets and counter space open to living area. Very private back yard with a covered patio.

24. 2011-01-08
    status Pending 316-char remark

    Show marketing remark (316 chars)

    Spacious duplex with tile floors through-out. Two large split bedrooms with two closets each. Bathroom with large shower and two separate sinks. Fireplace with gas logs. Wet bar located off living area. Kitchen with lots of cabinets and counter space open to living area. Very private back yard with a covered patio.

25. 2010-11-08
    price $75,000 316-char remark

    Show marketing remark (316 chars)

    Spacious duplex with tile floors through-out. Two large split bedrooms with two closets each. Bathroom with large shower and two separate sinks. Fireplace with gas logs. Wet bar located off living area. Kitchen with lots of cabinets and counter space open to living area. Very private back yard with a covered patio.

26. 2010-09-21
    listed $77,000 Active 316-char remark

    Show marketing remark (316 chars)

    Spacious duplex with tile floors through-out. Two large split bedrooms with two closets each. Bathroom with large shower and two separate sinks. Fireplace with gas logs. Wet bar located off living area. Kitchen with lots of cabinets and counter space open to living area. Very private back yard with a covered patio.

27. 1983-08-01
    soldstatus

ⓘ 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: $4,634 · $386/mo
• Projected year-2 tax: $4,756 · $396/mo
• Expected delta: +$122/yr (+$10/mo · 2.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,822
• − Mortgage interest: −$14,558
• − Property taxes: −$4,634
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$7,561
• Taxable loss: −$9,723
• Est. tax savings @ 24.0%: +$2,333
• After-tax cash flow: $-2,716/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: Frisco ISD
• NCES district ID: 4820010
• Math proficiency: 64% ▼ -11.00%
• Reading proficiency: 68% ▼ -5.00%
• Median HH income: $102,037
• Composite: 61.01/100
• National rank: #799
• State rank: #14 of 826 in TX

Livability — Frisco

• Score: 80/100
• State rank: #48
• US rank: #1943

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frisco, TX
• County: Denton County · 901,654 people
• City population: 229,791
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 52,795
• Household income: $174,762
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 1074.0

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 0.63)
• Race & ethnicity: White 56% Asian 14% Hispanic / Latino 14% Black 11% Two or more races 11%
• Hispanic origin (detail): Mexican 8% Puerto Rican 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 78% English-only · Spanish 9% Other Asian/Pacific 5% Other Indo-European 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: ▼ -70.41%
• Current HPI: 273.6937
• Rent YoY: ▲ 1.90%
• 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

+237.5% since first listed

13 events — show timeline

• 2026-05-18 Contingent — NTREIS
• 2026-04-17 Relisted — NTREIS
• 2026-04-13 Contingent — NTREIS
• 2026-01-16 Listed $259,900 NTREIS
• 2023-10-30 Rental Removed $1,550 NTREIS
• 2023-10-24 Listed for Rent $1,550 NTREIS
• 2012-08-02 Sold (Public Records) — Public Records
• 2011-01-31 Sold (Public Records) — Public Records
• 2011-01-26 Sold (MLS) — NTREIS
• 2011-01-08 Pending — NTREIS
• 2010-11-08 Price Changed $75,000 NTREIS
• 2010-09-21 Listed $77,000 NTREIS
• 1983-08-01 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,634 · +4.9% YoY. Source: county tax records.