614 Elder St · Collinsville, TX 76233

$210,000

3 bd · 2.0 ba · 1,274 sqft · SingleFamily public records · 16 Days on market

Built 1984 8,756 sqft lot Est $178k · 18% over

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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).

• Cash flow +20.2/30.0
• DSCR +6.4/10.0
• 1% rule +5.7/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great country style home in a small community on a Corner lot. Three bedroom, two bath brick home. Kitchen has breakfast bar, dishwasher, and separate pantry. Two car carport. Plenty of room to park a boat. Close proximity to elementary and intermediate school. Large fenced backyard with storage building. Concrete patio for relaxing or cookouts. Don; t let this one slip away!

Key facts

• Shade trees
• Newer roof
• Large backyard

Tags

• LARGE BACKYARD
• ABOVE-GROUND POOL
• PATIO AREA
• SHADE TREES
• DETACHED METAL CARPORT
• NEWER ROOF

Property features AI

Finance

• Other: Listing is active and offered under an exclusive right to sell agreement
• Financial info: Accepts Cash, Conventional, FHA, and VA financing; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Carport (covered) with 2 covered/carport spaces; No garage
• Utilities: City water; City sewer; Electricity connected; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property (not attached)
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1984
• Exterior features: Above-ground pool; Storage; Chain link fencing; Few trees on the lot

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom approx. 19 x 13; Two additional bedrooms approx. 12 x 13 each
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Pantry; One living area; One dining area; Total of 5 rooms
• Laundry & utility: No washer/dryer specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.4% in Collinsville — 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 63/100 on livability (#834 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Collinsville ISD (rural): math 35% / reading 42% proficiency, ranked #414 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Collinsville El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 300 students, 61% FRL) — zoned schools average 61% FRL vs 39% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 72 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 5 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; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,850 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $178,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Reeves St	0.26mi	3/2.0	1,260 (-1%)	6mo	$168,800	$134	81
412 E Locust St	0.10mi	3/2.0	1,330 (+4%)	18mo	$294,900	$222	73
311 Denton Ct	0.41mi	3/2.0	1,291 (+1%)	10mo	$215,000	$167	70
407 E Hughes St	0.36mi	3/2.0	1,208 (-5%)	6mo	$100,000	$83	69
616 Elder St	0.02mi	3/2.0	1,130 (-11%)	14mo	$225,000	$199	69
200 Dewitt St	0.34mi	2/1.0 (-1)	1,352 (+6%)	2mo	$199,000	$147	64
506 Dewitt St	0.21mi	2/1.5 (-1)	1,374 (+8%)	16mo	$184,000	$134	56
318 Church St	0.61mi	3/2.0	1,344 (+6%)	11mo	$295,000	$219	53
532 W Hughes St	0.72mi	3/1.0	1,286 (+1%)	14mo	$135,000	$105	49
440 W Hughes St	0.59mi	3/1.0	1,428 (+12%)	4mo	$185,000	$130	45
401 Summit Ave	0.60mi	3/1.0	1,152 (-10%)	9mo	$138,000	$120	44
320 Church St	0.63mi	3/2.5	1,420 (+12%)	20mo	$199,500	$140	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-17,077
• Equity at exit: $31,312

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $7,157
• Equity at exit: $18,157

Cash invested: $58,800 (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 76233

• Home prices YoY: -5.4%
• Active inventory: 72
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$324 /mo · $3,884/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $265

Break-even live

Break-even rent $1,915

Max offer price $210,000

Occupancy floor 83%

Sensitivity live

Price	-10% $384	-5% $324	+0% $265	+5% $206	+10% $146
Rent	-10% $87	-5% $176	+0% $265	+5% $354	+10% $443
Rate	-1.0pp $371	-0.5pp $318	base $265	+0.5pp $211	+1.0pp $155

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Goodjohn St Collinsville, TX	3.0	2.0	1400	$2,250	$1.61	44d	1	0.73mi

Listing history 22 events

1. 2026-06-07
   statusdays on market $210,000 Pending 16 DOM
2. 2026-06-03
   days on market $210,000 Active Option Contract 15 DOM
3. 2026-06-02
   days on market $210,000 Active Option Contract 14 DOM
4. 2026-06-01
   days on market $210,000 Active Option Contract 13 DOM
5. 2026-05-31
   days on market $210,000 Active Option Contract 12 DOM
6. 2026-05-30
   days on market $210,000 Active Option Contract 11 DOM
7. 2026-05-19
   listed $220,000 Active
8. 2026-05-13
   historical
9. 2026-05-11
   listed $220,000
10. 2023-08-11
    soldstatus
11. 2019-06-17
    soldstatus
12. 2019-06-14
    soldstatus Sold 378-char remark

    Show marketing remark (378 chars)

    Great country style home in a small community on a Corner lot. Three bedroom, two bath brick home. Kitchen has breakfast bar, dishwasher, and separate pantry. Two car carport. Plenty of room to park a boat. Close proximity to elementary and intermediate school. Large fenced backyard with storage building. Concrete patio for relaxing or cookouts. Don; t let this one slip away!

13. 2019-05-22
    status Pending 378-char remark

    Show marketing remark (378 chars)

    Great country style home in a small community on a Corner lot. Three bedroom, two bath brick home. Kitchen has breakfast bar, dishwasher, and separate pantry. Two car carport. Plenty of room to park a boat. Close proximity to elementary and intermediate school. Large fenced backyard with storage building. Concrete patio for relaxing or cookouts. Don; t let this one slip away!

14. 2019-05-17
    listed $125,000 Active 378-char remark

    Show marketing remark (378 chars)

    Great country style home in a small community on a Corner lot. Three bedroom, two bath brick home. Kitchen has breakfast bar, dishwasher, and separate pantry. Two car carport. Plenty of room to park a boat. Close proximity to elementary and intermediate school. Large fenced backyard with storage building. Concrete patio for relaxing or cookouts. Don; t let this one slip away!

15. 2014-06-16
    soldstatus
16. 2014-06-12
    soldstatus Closed
17. 2014-05-13
    status Pending
18. 2014-05-01
    historical Active Option Contract
19. 2014-04-26
    status Active
20. 2014-04-21
    historical Active Option Contract
21. 2014-03-10
    listed $79,000 Active
22. 1998-03-19
    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: $3,884 · $324/mo
• Projected year-2 tax: $3,884 · $324/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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 22 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,000
• − Mortgage interest: −$11,763
• − Property taxes: −$3,884
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$6,109
• Taxable loss: −$127
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $3,211/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: Collinsville ISD
• NCES district ID: 4814580
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $58,810
• Composite: 34.07/100
• National rank: #5300
• State rank: #414 of 826 in TX

Livability — Collinsville

• Score: 63/100
• State rank: #834
• US rank: #15040

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Collinsville, TX
• Population (ZIP): 3,604

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 134,540 people
• By 2030: 138,653 · +3.1%
• By 2040: 145,958 · +8.5%
• By 2050: 151,218 · +12.4%
• By 2075: 161,802 · +20.3%
• By 2100: 159,036 · +18.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 11%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 6% Slovak 3% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 12%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+54.3) · D 22.5% · R 76.7%
• 2008→2024 swing: -16.4pp toward R · 2008: -37.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+49.9 2016: R+53.1 2012: R+48.0 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.91%
• Current HPI: 278.8187
• 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

+178.5% since first listed

16 events — show timeline

• 2026-05-19 Listed $220,000 NTREIS
• 2026-05-13 Listing Removed — NTREIS
• 2026-05-11 Listed $220,000 NTREIS
• 2023-08-11 Sold (Public Records) — Public Records
• 2019-06-17 Sold (Public Records) — Public Records
• 2019-06-14 Sold (MLS) — NTREIS
• 2019-05-22 Pending — NTREIS
• 2019-05-17 Listed $125,000 NTREIS
• 2014-06-16 Sold (Public Records) — Public Records
• 2014-06-12 Sold (MLS) — NTREIS
• 2014-05-13 Pending — NTREIS
• 2014-05-01 Contingent — NTREIS
• 2014-04-26 Relisted — NTREIS
• 2014-04-21 Contingent — NTREIS
• 2014-03-10 Listed $79,000 NTREIS
• 1998-03-19 Sold (Public Records) — Public Records

Property tax history

+5.4%/yr

Latest (2025): $3,884 · +7.8% YoY. Source: county tax records.