2313 Foothill Rd · McKinney, TX 75072

$259,990

3 bd · 1.5 ba · 1,184 sqft · SingleFamily public records · 92 Days on market

Built 1991 5,227 sqft lot $220/sqft · 15% below area Est $307k · 15% 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 +14.4/15.0
• Cash flow +8.5/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Realtors welcome! Great location! New shower and toilets. Well maintained small home on quiet interior lot with extra attached storage. Easy access to US-75 and Hwy 121. 3 bedrooms, Jack-n-Jill bath, tile on living-hall, wood-look vinyl floor on kitchen, baths, and bedrooms. Nice yard for quality time and cookout. Close to town, Lake McKinney, soccer fields, Cinemark Movies 14, shopping, and more!

Key facts

• Quiet interior lot
• Close to town
• Great location

Tags

• GREAT LOCATION
• QUIET INTERIOR LOT
• EASY ACCESS TO US-75
• EASY ACCESS TO HWY 121
• NICE YARD
• CLOSE TO TOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (19.3% below list).
• Recommended offer: $210k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.5% in McKinney — 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 76/100 on livability (#115 in TX, #3,716 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, 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 soft (-1.8%/yr); 399 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 15% of the median local income ($166k/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 92 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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: 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 $209,789 (19.3% 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 92 days. Have you received any prior offers? Is the seller open to a 19% 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 B-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: 0.81% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.77%
• DSCR: 0.83
• GRM: 10.3

CMA / ARV

• ARV (median comp): $306,950
• List price: $259,990
• Delta: -15.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2312 Park Row	0.07mi	3/2.0	1,176 (-1%)	1mo	$305,000	$259	93
2316 Park Row	0.08mi	3/2.0	1,190 (+0%)	5mo	$299,000	$251	89
2335 Cuesta Ln	0.12mi	3/2.0	1,153 (-3%)	1mo	$308,900	$268	87
803 Park View Ave	0.09mi	3/2.0	1,256 (+6%)	7mo	$317,900	$253	78
906 Park Row Cir	0.12mi	3/2.0	1,271 (+7%)	4mo	$315,000	$248	77
712 Inland Ln	0.13mi	3/2.0	1,252 (+6%)	13mo	$317,500	$254	72
2312 Brookview Dr	0.03mi	3/2.0	1,354 (+14%)	4mo	$325,000	$240	69
623 Blue Ridge St	0.22mi	3/2.0	1,252 (+6%)	14mo	$318,999	$255	67
607 Dogwood Trl	0.35mi	3/1.5	1,266 (+7%)	8mo	$299,000	$236	65
2204 Brookview Dr	0.18mi	2/2.0 (-1)	1,119 (-6%)	17mo	$315,000	$282	62
2311 Park Row	0.10mi	3/2.0	1,063 (-10%)	23mo	$300,000	$282	57
811 Inland Ln	0.13mi	3/2.0	1,354 (+14%)	18mo	$350,000	$258	53

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: -26.2%
• Equity multiple: 0.14×
• Total profit: $-62,752
• Equity at exit: $38,765

10-year hold

• IRR: -38.4%
• Equity multiple: -0.33×
• Total profit: $-96,802
• Equity at exit: $22,479

Cash invested: $72,797 (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 75072

• Home prices YoY: -26.5%
• Rents YoY: -1.8%
• Active inventory: 399
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,098 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$414 /mo · $4,971/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-229

Break-even live

Break-even rent $2,387

Max offer price $219,603

Occupancy floor —

Sensitivity live

Price	-10% $-81	-5% $-155	+0% $-229	+5% $-302	+10% $-376
Rent	-10% $-394	-5% $-311	+0% $-229	+5% $-146	+10% $-63
Rate	-1.0pp $-98	-0.5pp $-162	base $-229	+0.5pp $-296	+1.0pp $-365

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: $64,998
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 Park View Ave McKinney, TX	3.0	2.0	1455	$2,265	$1.56	17d	1	0.09mi
901 Wilson Creek Pkwy Unit 934 McKinney, TX	3.0	2.0	1175	$1,543	$1.31	1d	1	0.44mi
901 Wilson Creek Pkwy Unit 958 McKinney, TX	2.0	2.0	1026	$1,384	$1.35	45d	1	0.44mi
901 Wilson Creek Pkwy Unit 3121 McKinney, TX	3.0	2.0	1175	$1,594	$1.36	1d	1	0.44mi
901 Wilson Creek Pkwy Unit 2121 McKinney, TX	2.0	2.0	1026	$1,343	$1.31	1d	1	0.44mi
1703 Rockhill Rd McKinney, TX	1.0–3.0	1.0–2.0	1068	$2,241	$2.10	1d	25	0.50mi
106 N West Park Dr Unit 106 McKinney, TX	2.0	2.0	1311	$1,675	$1.28	6d	1	0.51mi
2700 N Brook Dr McKinney, TX	1.0–2.0	1.0–2.0	815	$1,625	$1.99	1d	7	0.53mi
600 S Graves St McKinney, TX	1.0–2.0	1.0–2.0	900	$1,668	$1.85	0d	15	0.55mi
2521 Wolford St McKinney, TX	1.0–2.0	1.0–2.0	813	$1,517	$1.87	5d	5	0.59mi
123 Wilson Creek Blvd McKinney, TX	1.0–2.0	1.0–2.0	821	$1,482	$1.81	4d	10	0.60mi
2703 Rockhill Rd McKinney, TX	1.0–3.0	1.0–2.0	1165	$2,799	$2.40	1d	7	0.63mi
205 McCarley Pl McKinney, TX	2.0	1.5	1244	$1,825	$1.47	14d	1	0.66mi
2770 N Brook Dr Unit 2807 McKinney, TX	2.0	2.0	960	$1,769	$1.84	1d	1	0.68mi
311 Gwendola Dr McKinney, TX	3.0	2.0	1466	$2,650	$1.81	4d	1	0.78mi
2312 Gabriel Dr McKinney, TX	3.0	2.0	1440	$2,075	$1.44	9d	1	0.90mi
2312 Gabriel Dr McKinney, TX	3.0	2.0	1440	$2,075	$1.44	17d	1	0.90mi
206 N Graves St McKinney, TX	2.0	1.0	896	$1,595	$1.78	26d	1	0.90mi
2324 Stoneleigh Pl McKinney, TX	3.0	2.5	1476	$2,050	$1.39	6d	1	0.93mi
1701 Park Central Dr Unit 2118 McKinney, TX	2.0	2.0	1090	$1,480	$1.36	1d	1	1.01mi
1701 Park Central Dr Unit 3118 McKinney, TX	3.0	2.0	1370	$2,075	$1.51	1d	1	1.01mi
1701 Park Central Dr Unit 1734 McKinney, TX	3.0	2.0	1370	$2,126	$1.55	45d	1	1.01mi
1701 Park Central Dr Unit 2121 McKinney, TX	2.0	2.0	1090	$1,521	$1.40	1d	1	1.01mi
1701 Park Central Dr Unit 1758 McKinney, TX	2.0	2.0	1090	$1,516	$1.39	45d	1	1.01mi
1300 Eldorado Pkwy McKinney, TX	1.0–3.0	1.0–2.0	895	$2,041	$2.28	1d	18	1.02mi
804 Cedar St McKinney, TX	2.0	1.0	1322	$1,900	$1.44	20d	1	1.04mi
2301 W White Ave McKinney, TX	1.0–3.0	1.0–2.0	836	$1,705	$2.04	1d	12	1.06mi
602 N Morris St Unit B McKinney, TX	2.0	1.0	900	$1,900	$2.11	26d	1	1.14mi
901 W Virginia St McKinney, TX	3.0	1.5	1247	$2,000	$1.60	26d	1	1.15mi
708 W Largent St McKinney, TX	2.0	1.0	1150	$1,795	$1.56	45d	1	1.18mi
1500 Eldorado Pkwy McKinney, TX	1.0–2.0	1.0–2.0	821	$1,505	$1.83	1d	38	1.21mi
1212 Community Ave McKinney, TX	1.0–3.0	1.0–2.0	949	$5,614	$5.92	0d	1	1.23mi
304 Oak St McKinney, TX	2.0	1.0	775	$1,495	$1.93	45d	1	1.26mi
1807 W Josephine St McKinney, TX	3.0	1.5	1228	$2,400	$1.95	45d	1	1.27mi
307 N Bradley St Unit A McKinney, TX	2.0	1.0	794	$1,795	$2.26	19d	1	1.28mi
1904 W White Ave McKinney, TX	1.0–2.0	1.0–2.0	787	$2,000	$2.54	1d	6	1.44mi
1106 Lock Rdg McKinney, TX	3.0	2.0	1451	$2,200	$1.52	45d	1	1.45mi
411 S Benge St McKinney, TX	3.0	2.0	1158	$2,375	$2.05	45d	1	1.46mi
1311 N Morris St McKinney, TX	2.0	1.0	850	$1,600	$1.88	45d	1	1.49mi

Listing history 14 events

1. 2026-06-02
   statusdays on market $259,990 Pending 92 DOM
2. 2026-06-01
   days on market $259,990 Active Option Contract 91 DOM
3. 2026-05-31
   days on market $259,990 Active Option Contract 90 DOM
4. 2026-03-12
   status Active 400-char remark

   Show marketing remark (400 chars)

   Realtors welcome! Great location! New shower and toilets. Well maintained small home on quiet interior lot with extra attached storage. Easy access to US-75 and Hwy 121. 3 bedrooms, Jack-n-Jill bath, tile on living-hall, wood-look vinyl floor on kitchen, baths, and bedrooms. Nice yard for quality time and cookout. Close to town, Lake McKinney, soccer fields, Cinemark Movies 14, shopping, and more!

5. 2026-01-13
   listed $259,990 Active 400-char remark

   Show marketing remark (400 chars)

   Realtors welcome! Great location! New shower and toilets. Well maintained small home on quiet interior lot with extra attached storage. Easy access to US-75 and Hwy 121. 3 bedrooms, Jack-n-Jill bath, tile on living-hall, wood-look vinyl floor on kitchen, baths, and bedrooms. Nice yard for quality time and cookout. Close to town, Lake McKinney, soccer fields, Cinemark Movies 14, shopping, and more!

6. 2026-01-12
   soldstatus
7. 2017-07-06
   soldstatus
8. 2017-03-29
   soldstatus
9. 2016-05-10
   soldstatus
10. 2014-12-04
    soldstatus
11. 2014-12-02
    soldstatus Sold 361-char remark

    Show marketing remark (361 chars)

    Realtors welcome! Great location! Lovely impeccably maintained small home on quiet interior lot. Easy access to US-75 and Hwy 121. 3 bedrooms, Jack-n-Jill bath, tile on living-hall, wood-look vinyl floor on kitchen, baths, and bedrooms. Nice yard for quality time and cookout. Close to town, Lake McKinney, soccer fields, Cinemark Movies 14, shopping, and more!

12. 2014-11-17
    historical Active Option Contract 361-char remark

    Show marketing remark (361 chars)

    Realtors welcome! Great location! Lovely impeccably maintained small home on quiet interior lot. Easy access to US-75 and Hwy 121. 3 bedrooms, Jack-n-Jill bath, tile on living-hall, wood-look vinyl floor on kitchen, baths, and bedrooms. Nice yard for quality time and cookout. Close to town, Lake McKinney, soccer fields, Cinemark Movies 14, shopping, and more!

13. 2014-11-10
    listed $137,500 Active 361-char remark

    Show marketing remark (361 chars)

    Realtors welcome! Great location! Lovely impeccably maintained small home on quiet interior lot. Easy access to US-75 and Hwy 121. 3 bedrooms, Jack-n-Jill bath, tile on living-hall, wood-look vinyl floor on kitchen, baths, and bedrooms. Nice yard for quality time and cookout. Close to town, Lake McKinney, soccer fields, Cinemark Movies 14, shopping, and more!

14. 1998-10-21
    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: $4,971 · $414/mo
• Projected year-2 tax: $4,971 · $414/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,175
• − Mortgage interest: −$14,563
• − Property taxes: −$4,971
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$7,563
• Taxable loss: −$7,251
• Est. tax savings @ 24.0%: +$1,740
• After-tax cash flow: $-1,003/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: 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 — McKinney

• Score: 76/100
• State rank: #115
• US rank: #3716

Category grades

Amenities F Commute F Cost of living C- 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: McKinney, TX
• County: Collin County · 1,159,394 people
• City population: 232,161
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 55,087
• Household income: $165,682
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 671.0

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 0.57)
• Race & ethnicity: White 63% Asian 12% Hispanic / Latino 11% Two or more races 10% Black 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 6% 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: ▼ -57.96%
• Current HPI: 161.081
• Rent YoY: ▼ -1.82%
• 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

+89.1% since first listed

11 events — show timeline

• 2026-03-12 Relisted — NTREIS
• 2026-01-13 Listed $259,990 NTREIS
• 2026-01-12 Sold (Public Records) — Public Records
• 2017-07-06 Sold (Public Records) — Public Records
• 2017-03-29 Sold (Public Records) — Public Records
• 2016-05-10 Sold (Public Records) — Public Records
• 2014-12-04 Sold (Public Records) — Public Records
• 2014-12-02 Sold (MLS) — NTREIS
• 2014-11-17 Contingent — NTREIS
• 2014-11-10 Listed $137,500 NTREIS
• 1998-10-21 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $4,971 · -6.7% YoY. Source: county tax records.