1005 Angel St · Josephine, TX 75173

$299,030

4 bd · 3.0 ba · 2,059 sqft · SingleFamily · 20 Days on market

Built 2026 5,227 sqft lot $145/sqft · at area comps Est $305k · at est. $50/mo HOA · 2% of rent

---

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).

• Appreciation +10.0/10.0
• ARV discount +8.4/15.0
• Cash flow +7.6/30.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.7/10.0

Listing remarks MLS

The spacious living area flows seamlessly outdoors to the covered back patio. White cabinets with veined white quartz countertops, tan tone EVP flooring with beige textured carpet.

Key facts

• White cabinets
• Cabanas
• Covered back patio

Tags

• ENERGY EFFICIENT HOME
• COVERED BACK PATIO
• WHITE CABINETS
• TAN TONE EVP FLOORING
• POOL
• CABANAS

Property features AI

Finance

• Other: No known deed restrictions; Subdivision: Morgan Farms; County: Collin
• Financial info: Accepts Cash, Conventional, FHA, and VA financing; No second mortgage
• HOA & community: Mandatory HOA with annual fee of 600; HOA covers grounds maintenance and management fees; HOA managed by Alamo Management; Community amenities include a pool and playground

Exterior

• Parking: Attached 2-car garage with 2 covered spaces and garage door opener; No carport spaces
• Utilities: City water; City sewer; Low-flow fixtures for water conservation; Not in a municipal utility district
• Home design: Single family residence; One story; Residential property; New construction (incomplete, 2026); Smart home features included
• Construction: Brick, fiber cement, and rock/stone exterior; Composition roof; Slab foundation; Year built 2026 (new construction - incomplete)
• Exterior features: Wood fencing; Less than 0.5-acre lot

Interior

• Kitchen: Gas cooktop; Gas oven; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Primary bedroom on main level (14 x 13); Bedroom on main level (13 x 10); Bedroom on main level (11 x 10); Bedroom on main level (12 x 10)
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank
• Bathrooms: Three full bathrooms
• Heating & cooling: Electric heating; Heat pump; ENERGY STAR qualified equipment
• Interior features: Open living area with one living area and one dining area; Cable TV available; High-speed internet available; Smart home system; Room count: 6
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-363 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (25.8% below list).
• Recommended offer: $222k (25.8% below list) — sets the bar for 1% rule.

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: amenities F, commute F, health & safety 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.
• Zoned schools: John & Barbara Roderick El (678 students, 52% FRL); Leland E Edge Middle (math 25% / reading 35%, grade F, #1,056 of 1,662 statewide, top 65%, 931 students, 53% FRL) — zoned schools average 52% FRL vs 36% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 421 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,910 (25.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 4.83%
• Cash-on-cash: -5.21%
• DSCR: 0.77
• GRM: 11.2

CMA / ARV

• ARV (median comp): $304,946
• List price: $299,030
• Delta: 4.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Concord Ct	0.51mi	4/2.5	2,095 (+2%)	2mo	$297,990	$142	70
306 Timber Ridge Dr	0.55mi	4/2.0	2,160 (+5%)	3mo	$419,900	$194	60
819 Lexington	0.61mi	4/2.5	2,095 (+2%)	10mo	$273,990	$131	58
601 Savanna Dr	0.72mi	4/3.0	2,156 (+5%)	12mo	$310,000	$144	48
312 Timber Ridge Dr	0.55mi	4/2.0	2,350 (+14%)	3mo	$399,900	$170	45
900 Lexington Ln	0.55mi	4/2.0	1,827 (-11%)	17mo	$254,990	$140	38
610 Savanna Dr	0.74mi	3/2.0 (-1)	1,755 (-15%)	15mo	$272,500	$155	20

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.67×
• Total profit: $139,776
• Equity at exit: $269,390

10-year hold

• IRR: 18.7%
• Equity multiple: 6.14×
• Total profit: $429,949
• Equity at exit: $580,950

Cash invested: $83,728 (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 75173

• Home prices YoY: 3.1%
• Active inventory: 421
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,219 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$50
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-363

Break-even live

Break-even rent $2,679

Max offer price $246,440

Occupancy floor —

Sensitivity live

Price	-10% $-157	-5% $-260	+0% $-363	+5% $-467	+10% $-570
Rent	-10% $-539	-5% $-451	+0% $-363	+5% $-276	+10% $-188
Rate	-1.0pp $-213	-0.5pp $-287	base $-363	+0.5pp $-441	+1.0pp $-520

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: $74,758
• Closing costs: $8,971
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6135 FM 547 Farmersville, TX	4.0	2.5	1771	$2,295	$1.30	26d	1	0.87mi
464 N Greenville St Farmersville, TX	3.0	2.0	2000	$3,000	$1.50	0d	1	1.02mi
319 Plum Dr Nevada, TX	4.0	2.0	1587	$1,899	$1.20	12d	1	1.04mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,925	$1.17	8d	1	1.32mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,949	$1.18	17d	1	1.32mi
306 E Cook St Josephine, TX	3.0	2.0	1817	$2,100	$1.16	0d	1	1.32mi
503 Saddle Blanket Dr Nevada, TX	4.0	3.0	2077	$2,190	$1.05	45d	1	1.35mi
315 Pine Hollow Way Josephine, TX	4.0	3.0	2212	$2,300	$1.04	9d	1	1.47mi
802 Turnbuckle Ct Royse City, TX	4.0	2.0	1577	$1,849	$1.17	45d	1	1.49mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 17 events

1. 2026-06-21
   days on market $299,030 Active 20 DOM
2. 2026-06-18
   days on market $299,030 Active 17 DOM
3. 2026-06-17
   days on market $299,030 Active 16 DOM
4. 2026-06-16
   days on market $299,030 Active 15 DOM
5. 2026-06-15
   days on market $299,030 Active 14 DOM
6. 2026-06-13
   days on market $299,030 Active 12 DOM
7. 2026-06-13
   days on market $299,030 Active 11 DOM
8. 2026-06-09
   days on market $299,030 Active 8 DOM
9. 2026-06-08
   days on market $299,030 Active 7 DOM
10. 2026-06-07
    days on market $299,030 Active 6 DOM
11. 2026-06-04
    days on market $299,030 Active 3 DOM
12. 2026-06-03
    days on market $299,030 Active 2 DOM
13. 2026-06-02
    remarks 572-char remark

    Show marketing remark (180 chars)

    The spacious living area flows seamlessly outdoors to the covered back patio. White cabinets with veined white quartz countertops, tan tone EVP flooring with beige textured carpet.

14. 2026-06-02
    pricedays on marketlisting id $299,030 Active 1 DOM

    Show marketing remark (180 chars)

    The spacious living area flows seamlessly outdoors to the covered back patio. White cabinets with veined white quartz countertops, tan tone EVP flooring with beige textured carpet.

15. 2026-06-01
    days on market $319,030 Active 18 DOM
16. 2026-05-31
    days on market $319,030 Active 17 DOM
17. 2026-05-14
    listed $319,030 Active 180-char remark

    Show marketing remark (180 chars)

    The spacious living area flows seamlessly outdoors to the covered back patio. White cabinets with veined white quartz countertops, tan tone EVP flooring with beige textured carpet.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,629
• − Mortgage interest: −$16,750
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,130
• − Management: −$2,130
• − HOA: −$600
• − Depreciation: −$8,699
• Taxable loss: −$9,661
• Est. tax savings @ 24.0%: +$2,319
• After-tax cash flow: $-2,043/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): 9,284

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 28% Two or more races 15% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 24% Arabic 1%

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: ▲ 10.09%
• Current HPI: 331.12
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-02 Price Changed $299,030 Zillow
• 2026-05-14 Listed $319,030 Zillow
• 2026-05-07 Listed $299,030 NTREIS