720 Savanna Dr · Josephine, TX 75173

$269,500

4 bd · 2.5 ba · 2,152 sqft · SingleFamily public records · 31 Days on market

Built 2016 7,318 sqft lot Est $314k · 14% under $25/mo HOA · 1% of rent ↓ 15% since listing

---

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 +13.9/15.0
• Appreciation +10.0/10.0
• Cash flow +7.3/30.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0

Listing remarks MLS

Come see this beautiful, well maintained home in the quiet subdivision of Fountain View. High ceilings and large kitchen. Updated rustic front door with speak-easy, storm door, luxury vinyl flooring and light fixtures all done in 2020. Enjoy the covered back patio with speakers, misters, and outdoor TV included. Large exterior lot with no neighbors behind you. Front yard is nicely landscaped. Added decking for attic storage. Quick access to the city, but with a country feel. Close to Lake Lavon and Lake Ray Hubbard recreation.

Key facts

• Black appliances
• Tall ceilings
• Walk-in closet

Tags

• OPEN-CONCEPT FLOOR PLAN
• TALL CEILINGS
• BLACK APPLIANCES
• LAMINATE COUNTERTOPS
• WALK-IN CLOSET
• FULLY FENCED-IN BACKYARD

Property features AI

Finance

• Other: No restrictions; Possession at closing/funding
• Financial info: Treat as clear loan type; No second mortgage indicated
• HOA & community: Mandatory homeowners association; HOA fee $300 annually; HOA covers grounds maintenance

Exterior

• Parking: Attached 2-car garage; No carport or covered parking spaces listed
• Utilities: Asphalt utilities/drive surfaces; Municipal utility district: No
• Home design: Single family residence; Residential property; Two-story home; No accessibility features listed; Subdivision: Fountain View Ph 4; Lot: less than 0.5 acre
• Construction: Brick construction; Composition/shingle roof; Built in 2016
• Exterior features: Awning(s); Gardens; Patio/porch: none specified

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator; Electric water heater
• Bedrooms: Four bedrooms (primary bedroom on second level, three additional bedrooms on second level)
• Flooring: Laminate; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Open floorplan; Walk-in closets; Seven total rooms; One living area; One dining area; Two levels
• Laundry & utility: Electric water heater (listed under appliances)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-360 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (22.4% below list).
• Recommended offer: $206k (23.6% below list) — sets the bar for cash-flow.

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: 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 53% FRL vs 36% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 421 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $29k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,924 (23.6% 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 31 days. Have you received any prior offers? Is the seller open to a 24% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.78% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.72%
• DSCR: 0.75
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $314,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Wisteria Dr	0.29mi	4/2.5	2,155 (+0%)	1mo	$255,000	$118	85
500 Northern Red Dr	0.22mi	4/2.0	2,314 (+8%)	1mo	$303,490	$131	74
300 Concord Ct	0.46mi	4/2.5	2,095 (-3%)	2mo	$297,990	$142	73
516 Saddle Blanket Dr	0.47mi	4/3.0	2,034 (-6%)	1mo	$301,490	$148	66
512 Saddle Blanket Dr	0.47mi	4/2.0	2,024 (-6%)	2mo	$291,535	$144	64
205 Weathered Way	0.52mi	4/2.0	2,042 (-5%)	2mo	$342,990	$168	64
1133 Bristlecone Dr	0.54mi	4/2.0	2,024 (-6%)	0mo	$324,990	$161	63
207 Saddletree Dr	0.56mi	4/2.0	2,368 (+10%)	1mo	$351,205	$148	54
204 Shady Bank Way	0.45mi	4/3.0	2,454 (+14%)	2mo	$414,686	$169	52
404 Saddle Blanket Dr	0.49mi	4/3.0	2,454 (+14%)	1mo	$340,990	$139	51
508 Northern Red Dr	0.62mi	4/2.0	1,916 (-11%)	1mo	$279,990	$146	50
505 Silver Birch Dr	0.61mi	5/2.0 (+1)	1,938 (-10%)	1mo	$269,990	$139	48

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: 20.2%
• Equity multiple: 2.64×
• Total profit: $123,979
• Equity at exit: $242,787

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $383,368
• Equity at exit: $523,579

Cash invested: $75,460 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,092 high
• Mortgage (P&I): −$1,413
• Tax from tax record: −$462 /mo · $5,540/yr
• Insurance: −$112
• HOA: −$25
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-360

Break-even live

Break-even rent $2,547

Max offer price $205,924

Occupancy floor —

Sensitivity live

Price	-10% $-207	-5% $-284	+0% $-360	+5% $-436	+10% $-512
Rent	-10% $-525	-5% $-443	+0% $-360	+5% $-277	+10% $-195
Rate	-1.0pp $-224	-0.5pp $-291	base $-360	+0.5pp $-430	+1.0pp $-501

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: $67,375
• Closing costs: $8,085
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 Plum Dr Nevada, TX	4.0	2.0	1587	$1,899	$1.20	12d	1	0.23mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,949	$1.18	17d	1	0.48mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,925	$1.17	8d	1	0.48mi
503 Saddle Blanket Dr Nevada, TX	4.0	3.0	2077	$2,190	$1.05	45d	1	0.51mi
802 Turnbuckle Ct Royse City, TX	4.0	2.0	1577	$1,849	$1.17	45d	1	0.80mi
305 Silo Cir Royse City, TX	4.0	2.0	2074	$2,100	$1.01	26d	1	0.84mi
306 E Cook St Josephine, TX	3.0	2.0	1817	$2,100	$1.16	0d	1	0.86mi
311 Milo Way Royse City, TX	4.0	2.0	2074	$2,200	$1.06	8d	1	0.86mi
315 Pine Hollow Way Josephine, TX	4.0	3.0	2212	$2,300	$1.04	9d	1	0.87mi
722 Windmill St Josephine, TX	4.0	2.0	1568	$2,190	$1.40	3d	1	0.93mi
801 Meadow Creek Ln Josephine, TX	4.0	2.0	1757	$2,500	$1.42	6d	1	0.93mi
800 Windmill St Josephine, TX	4.0	2.0	1843	$2,100	$1.14	1d	1	0.95mi
800 Windmill St Josephine, TX	4.0	2.0	1843	$2,100	$1.14	9d	1	0.95mi
1307 Community Way Royse City, TX	4.0	2.0	2104	$2,100	$1.00	45d	1	1.02mi
1004 Cotton Gin Ct Royse City, TX	4.0	2.0	1875	$1,850	$0.99	14d	1	1.05mi
1007 Cotton Gin Ct Royse City, TX	3.0	2.0	1611	$2,050	$1.27	45d	1	1.07mi
717 Cottonwood WAY Josephine, TX	4.0	3.0	2073	$2,125	$1.03	0d	1	1.10mi
813 Cottonwood Way Royse City, TX	4.0	3.0	2347	$2,350	$1.00	14d	1	1.11mi
464 N Greenville St Farmersville, TX	3.0	2.0	2000	$3,000	$1.50	0d	1	1.24mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,875	$1.22	26d	1	1.26mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,900	$1.24	45d	1	1.26mi
1210 Honeysuckle Dr Josephine, TX	5.0	2.0	1995	$2,100	$1.05	14d	1	1.30mi
1503 Cotton Gin Ct Royse City, TX	3.0	2.0	1566	$2,200	$1.40	45d	1	1.35mi
1208 Fieldstone Ct Royse City, TX	4.0	2.0	1835	$2,000	$1.09	45d	1	1.38mi
1501 Bridle Dr Josephine, TX	4.0	2.0	2081	$1,975	$0.95	45d	1	1.38mi
711 Cistern Way Royse City, TX	4.0	2.0	2081	$1,975	$0.95	9d	1	1.40mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 24 events

1. 2026-06-21
   days on market $269,500 Active 31 DOM
2. 2026-06-18
   price $269,500 Active 28 DOM
3. 2026-06-18
   days on market $272,500 Active 28 DOM
4. 2026-06-17
   days on market $272,500 Active 27 DOM
5. 2026-06-16
   days on market $272,500 Active 26 DOM
6. 2026-06-15
   days on market $272,500 Active 25 DOM
7. 2026-06-13
   days on market $272,500 Active 23 DOM
8. 2026-06-13
   days on market $272,500 Active 22 DOM
9. 2026-06-09
   days on market $272,500 Active 19 DOM
10. 2026-06-08
    days on market $272,500 Active 18 DOM
11. 2026-06-07
    days on market $272,500 Active 17 DOM
12. 2026-06-04
    days on market $272,500 Active 14 DOM
13. 2026-06-03
    days on market $272,500 Active 13 DOM
14. 2026-06-02
    days on market $272,500 Active 12 DOM
15. 2026-06-01
    days on market $272,500 Active 11 DOM
16. 2026-05-31
    days on market $272,500 Active 10 DOM
17. 2026-05-21
    listed $272,500 Active
18. 2022-11-10
    historical
19. 2022-10-04
    soldstatus
20. 2022-05-20
    soldstatus
21. 2022-04-28
    soldstatus Closed 540-char remark

    Show marketing remark (540 chars)

    Come see this beautiful, well maintained home in the quiet subdivision of Fountain View. High ceilings and large kitchen. Updated rustic front door with speak-easy, storm door, luxury vinyl flooring and light fixtures all done in 2020. Enjoy the covered back patio with speakers, misters, and outdoor TV included. Large exterior lot with no neighbors behind you. Front yard is nicely landscaped. Added decking for attic storage. Quick access to the city, but with a country feel. Close to Lake Lavon and Lake Ray Hubbard recreation.

22. 2022-04-20
    status Pending 540-char remark

    Show marketing remark (540 chars)

    Come see this beautiful, well maintained home in the quiet subdivision of Fountain View. High ceilings and large kitchen. Updated rustic front door with speak-easy, storm door, luxury vinyl flooring and light fixtures all done in 2020. Enjoy the covered back patio with speakers, misters, and outdoor TV included. Large exterior lot with no neighbors behind you. Front yard is nicely landscaped. Added decking for attic storage. Quick access to the city, but with a country feel. Close to Lake Lavon and Lake Ray Hubbard recreation.

23. 2022-03-29
    historical Active Contingent 540-char remark

    Show marketing remark (540 chars)

    Come see this beautiful, well maintained home in the quiet subdivision of Fountain View. High ceilings and large kitchen. Updated rustic front door with speak-easy, storm door, luxury vinyl flooring and light fixtures all done in 2020. Enjoy the covered back patio with speakers, misters, and outdoor TV included. Large exterior lot with no neighbors behind you. Front yard is nicely landscaped. Added decking for attic storage. Quick access to the city, but with a country feel. Close to Lake Lavon and Lake Ray Hubbard recreation.

24. 2022-03-22
    listed $320,000 Active 540-char remark

    Show marketing remark (540 chars)

    Come see this beautiful, well maintained home in the quiet subdivision of Fountain View. High ceilings and large kitchen. Updated rustic front door with speak-easy, storm door, luxury vinyl flooring and light fixtures all done in 2020. Enjoy the covered back patio with speakers, misters, and outdoor TV included. Large exterior lot with no neighbors behind you. Front yard is nicely landscaped. Added decking for attic storage. Quick access to the city, but with a country feel. Close to Lake Lavon and Lake Ray Hubbard recreation.

ⓘ 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: $5,540 · $462/mo
• Projected year-2 tax: $5,540 · $462/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 6/10 Major
• 🌡 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: $25,099
• − Mortgage interest: −$15,096
• − Property taxes: −$5,540
• − Insurance: −$1,348
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − HOA: −$300
• − Depreciation: −$7,840
• Taxable loss: −$9,040
• Est. tax savings @ 24.0%: +$2,170
• After-tax cash flow: $-2,149/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

• Census place: Josephine, TX
• 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

-14.8% since first listed

8 events — show timeline

• 2026-05-21 Listed $272,500 NTREIS
• 2022-11-10 Rental Removed — RENT.
• 2022-10-04 Sold (Public Records) — Public Records
• 2022-05-20 Sold (Public Records) — Public Records
• 2022-04-28 Sold (MLS) — NTREIS
• 2022-04-20 Pending — NTREIS
• 2022-03-29 Contingent — NTREIS
• 2022-03-22 Listed $320,000 NTREIS

Property tax history

+11.2%/yr

Latest (2025): $5,540 · -10.2% YoY. Source: county tax records.