708 Wisteria Dr · Josephine, TX 75173

$255,000

4 bd · 2.5 ba · 2,155 sqft · SingleFamily public records · 184 Days on market

Built 2015 7,710 sqft lot Est $315k · 19% under $25/mo HOA · 1% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• 1% rule +3.2/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0

Listing remarks MLS

Well kept home in the Fountain View neighborhood of Josephine. Walk right in to the wide open living room with high ceiling all the way to the second floor. Master bedroom is just down the hall from the family room and has a large walk-in closet. Upstairs there are 3 large bedrooms and a full bath. Large eat-in kitchen has a nice pantry, plenty of counter space and the refrigerator stays. There is room for everyone here and it is priced below the current tax appraisal.

Key facts

• Eat-in area
• Open concept living
• Brand new roof

Tags

• OPEN CONCEPT LIVING
• BRAND NEW ROOF
• EAT-IN AREA
• LARGE WALK IN CLOSET
• ENSUITE BATHROOM
• FENCED IN BACKYARD

Property features AI

Finance

• Other: Subdivision: Fountain View Ph 3; Easements: utilities
• Financial info: Listing eligible for Cash, Conventional, FHA, USDA, and VA financing
• HOA & community: Mandatory HOA with annual fee ($300) that includes management fees; HOA managed by Assured Management

Exterior

• Parking: Attached 2-car garage (20' x 20'); Covered parking for 2 vehicles; Driveway
• Security: Burglar alarm; Security system; Smoke detectors; Carbon monoxide detector(s)
• Utilities: City water; City sewer; Curbs; Sidewalk
• Home design: Single family residence (attached); Two stories; Built in 2015; Composition roof; Slab foundation; Restrictions: deed
• Construction: Brick and wood construction
• Exterior features: Wood fencing; Landscaped yard; Large backyard with grass; Interior lot in a subdivision; Curbs and sidewalks; Vegetation: grassed

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator; Eat-in kitchen layout
• Bedrooms: Primary bedroom on level 1 with walk-in closet; Three additional bedrooms on level 2 each with walk-in closet (total 4 bedrooms)
• Flooring: Carpet; Laminate; Tile; Varies by room
• Bathrooms: Two full bathrooms and one half bathroom (3 total bathrooms)
• Heating & cooling: Central air; Ceiling fans
• Interior features: Open floorplan with vaulted and cathedral ceilings; Loft; Eat-in kitchen; Cable TV available; High-speed internet available; Walk-in closets
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-293 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (17.7% below list).
• Recommended offer: $203k (20.3% 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; 28 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 $27k of equity ($2k loan paydown + $26k 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 ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $35k (12%) 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; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,160 (20.3% 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 184 days. Have you received any prior offers? Is the seller open to a 20% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.93%
• DSCR: 0.78
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $314,630
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 Wisteria Dr	0.00mi	4/2.5	2,155 (0%)	1mo	$255,000	$118	99
500 Northern Red Dr	0.35mi	4/2.0	2,314 (+7%)	1mo	$303,490	$131	69
204 Shady Bank Way	0.22mi	4/3.0	2,454 (+14%)	2mo	$414,686	$169	63
508 Northern Red Dr	0.35mi	4/2.0	1,916 (-11%)	1mo	$279,990	$146	62
300 Concord Ct	0.68mi	4/2.5	2,095 (-3%)	2mo	$297,990	$142	62
1133 Bristlecone Dr	0.59mi	4/2.0	2,024 (-6%)	0mo	$324,990	$161	60
516 Saddle Blanket Dr	0.62mi	4/3.0	2,034 (-6%)	1mo	$301,490	$148	59
314 Pennington Rd	0.74mi	4/2.0	2,112 (-2%)	2mo	$369,900	$175	59
501 Farmhouse Ln	0.68mi	4/3.0	2,070 (-4%)	2mo	$279,000	$135	58
207 Saddletree Dr	0.48mi	4/2.0	2,368 (+10%)	1mo	$351,205	$148	58
404 Saddle Blanket Dr	0.56mi	4/3.0	2,454 (+14%)	1mo	$340,990	$139	48
505 Silver Birch Dr	0.72mi	5/2.0 (+1)	1,938 (-10%)	1mo	$269,990	$139	42

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: 20.8%
• Equity multiple: 2.69×
• Total profit: $120,337
• Equity at exit: $229,724

10-year hold

• IRR: 18.9%
• Equity multiple: 6.17×
• Total profit: $369,366
• Equity at exit: $495,409

Cash invested: $71,400 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,099 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$483 /mo · $5,795/yr
• Insurance: −$106
• HOA: −$25
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-293

Break-even live

Break-even rent $2,470

Max offer price $203,160

Occupancy floor —

Sensitivity live

Price	-10% $-149	-5% $-221	+0% $-293	+5% $-366	+10% $-438
Rent	-10% $-459	-5% $-376	+0% $-293	+5% $-211	+10% $-128
Rate	-1.0pp $-165	-0.5pp $-229	base $-293	+0.5pp $-360	+1.0pp $-427

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 28 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	0.16mi
802 Turnbuckle Ct Royse City, TX	4.0	2.0	1577	$1,849	$1.17	45d	1	0.54mi
306 E Cook St Josephine, TX	3.0	2.0	1817	$2,100	$1.16	0d	1	0.56mi
315 Pine Hollow Way Josephine, TX	4.0	3.0	2212	$2,300	$1.04	9d	1	0.58mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,949	$1.18	17d	1	0.60mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,925	$1.17	8d	1	0.60mi
503 Saddle Blanket Dr Nevada, TX	4.0	3.0	2077	$2,190	$1.05	45d	1	0.62mi
311 Milo Way Royse City, TX	4.0	2.0	2074	$2,200	$1.06	8d	1	0.64mi
305 Silo Cir Royse City, TX	4.0	2.0	2074	$2,100	$1.01	26d	1	0.65mi
722 Windmill St Josephine, TX	4.0	2.0	1568	$2,190	$1.40	4d	1	0.66mi
801 Meadow Creek Ln Josephine, TX	4.0	2.0	1757	$2,500	$1.42	6d	1	0.67mi
800 Windmill St Josephine, TX	4.0	2.0	1843	$2,100	$1.14	9d	1	0.68mi
800 Windmill St Josephine, TX	4.0	2.0	1843	$2,100	$1.14	1d	1	0.68mi
1004 Cotton Gin Ct Royse City, TX	4.0	2.0	1875	$1,850	$0.99	14d	1	0.82mi
717 Cottonwood WAY Josephine, TX	4.0	3.0	2073	$2,125	$1.03	0d	1	0.82mi
813 Cottonwood Way Royse City, TX	4.0	3.0	2347	$2,350	$1.00	14d	1	0.84mi
1007 Cotton Gin Ct Royse City, TX	3.0	2.0	1611	$2,050	$1.27	45d	1	0.84mi
1307 Community Way Royse City, TX	4.0	2.0	2104	$2,100	$1.00	45d	1	0.89mi
464 N Greenville St Farmersville, TX	3.0	2.0	2000	$3,000	$1.50	0d	1	1.08mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,900	$1.24	45d	1	1.10mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,875	$1.22	26d	1	1.10mi
1210 Honeysuckle Dr Josephine, TX	5.0	2.0	1995	$2,100	$1.05	14d	1	1.10mi
1208 Fieldstone Ct Royse City, TX	4.0	2.0	1835	$2,000	$1.09	45d	1	1.17mi
711 Cistern Way Royse City, TX	4.0	2.0	2081	$1,975	$0.95	9d	1	1.20mi
1503 Cotton Gin Ct Royse City, TX	3.0	2.0	1566	$2,200	$1.40	45d	1	1.22mi
1501 Bridle Dr Josephine, TX	4.0	2.0	2081	$1,975	$0.95	45d	1	1.24mi
1413 Thunder Canyon Way Josephine, TX	5.0	2.0	2006	$2,500	$1.25	45d	1	1.35mi
304 Red Stream Way Caddo Mills, TX	3.0	2.0	1476	$1,800	$1.22	20d	1	1.49mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 20 events

1. 2026-05-10
   status Pending
2. 2026-04-26
   historical Active Option Contract
3. 2026-02-23
   price $255,000
4. 2025-12-06
   price $270,000
5. 2025-11-23
   price $285,000
6. 2025-11-07
   listed $290,000 Active
7. 2025-09-20
   price $299,000
8. 2025-09-19
   price $319,900
9. 2025-09-18
   status Active
10. 2025-08-08
    listed $299,999 Active
11. 2020-08-13
    soldstatus Sold 473-char remark

    Show marketing remark (473 chars)

    Well kept home in the Fountain View neighborhood of Josephine. Walk right in to the wide open living room with high ceiling all the way to the second floor. Master bedroom is just down the hall from the family room and has a large walk-in closet. Upstairs there are 3 large bedrooms and a full bath. Large eat-in kitchen has a nice pantry, plenty of counter space and the refrigerator stays. There is room for everyone here and it is priced below the current tax appraisal.

12. 2020-08-13
    soldstatus

    Show marketing remark (473 chars)

    Well kept home in the Fountain View neighborhood of Josephine. Walk right in to the wide open living room with high ceiling all the way to the second floor. Master bedroom is just down the hall from the family room and has a large walk-in closet. Upstairs there are 3 large bedrooms and a full bath. Large eat-in kitchen has a nice pantry, plenty of counter space and the refrigerator stays. There is room for everyone here and it is priced below the current tax appraisal.

13. 2020-07-23
    status Pending 473-char remark

    Show marketing remark (473 chars)

    Well kept home in the Fountain View neighborhood of Josephine. Walk right in to the wide open living room with high ceiling all the way to the second floor. Master bedroom is just down the hall from the family room and has a large walk-in closet. Upstairs there are 3 large bedrooms and a full bath. Large eat-in kitchen has a nice pantry, plenty of counter space and the refrigerator stays. There is room for everyone here and it is priced below the current tax appraisal.

14. 2020-07-16
    historical Active Option Contract 473-char remark

    Show marketing remark (473 chars)

    Well kept home in the Fountain View neighborhood of Josephine. Walk right in to the wide open living room with high ceiling all the way to the second floor. Master bedroom is just down the hall from the family room and has a large walk-in closet. Upstairs there are 3 large bedrooms and a full bath. Large eat-in kitchen has a nice pantry, plenty of counter space and the refrigerator stays. There is room for everyone here and it is priced below the current tax appraisal.

15. 2020-07-13
    price $214,900 473-char remark

    Show marketing remark (473 chars)

    Well kept home in the Fountain View neighborhood of Josephine. Walk right in to the wide open living room with high ceiling all the way to the second floor. Master bedroom is just down the hall from the family room and has a large walk-in closet. Upstairs there are 3 large bedrooms and a full bath. Large eat-in kitchen has a nice pantry, plenty of counter space and the refrigerator stays. There is room for everyone here and it is priced below the current tax appraisal.

16. 2020-06-10
    listed $225,000 Active 473-char remark

    Show marketing remark (473 chars)

    Well kept home in the Fountain View neighborhood of Josephine. Walk right in to the wide open living room with high ceiling all the way to the second floor. Master bedroom is just down the hall from the family room and has a large walk-in closet. Upstairs there are 3 large bedrooms and a full bath. Large eat-in kitchen has a nice pantry, plenty of counter space and the refrigerator stays. There is room for everyone here and it is priced below the current tax appraisal.

17. 2016-03-29
    soldstatus Sold
18. 2016-02-25
    status Pending
19. 2016-01-18
    price $179,990
20. 2015-09-11
    listed $176,990 Active

ⓘ 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: $5,795 · $483/mo
• Projected year-2 tax: $5,795 · $483/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 · 24 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: $25,184
• − Mortgage interest: −$14,284
• − Property taxes: −$5,795
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − HOA: −$300
• − Depreciation: −$7,418
• Taxable loss: −$7,917
• Est. tax savings @ 24.0%: +$1,900
• After-tax cash flow: $-1,621/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

+44.1% since first listed

20 events — show timeline

• 2026-05-10 Pending — NTREIS
• 2026-04-26 Contingent — NTREIS
• 2026-02-23 Price Changed $255,000 NTREIS
• 2025-12-06 Price Changed $270,000 NTREIS
• 2025-11-23 Price Changed $285,000 NTREIS
• 2025-11-07 Listed $290,000 NTREIS
• 2025-09-20 Price Changed $299,000 NTREIS
• 2025-09-19 Price Changed $319,900 NTREIS
• 2025-09-18 Relisted — NTREIS
• 2025-08-08 Listed $299,999 NTREIS
• 2020-08-13 Sold (Public Records) — Public Records
• 2020-08-13 Sold (MLS) — NTREIS
• 2020-07-23 Pending — NTREIS
• 2020-07-16 Contingent — NTREIS
• 2020-07-13 Price Changed $214,900 NTREIS
• 2020-06-10 Listed $225,000 NTREIS
• 2016-03-29 Sold (MLS) — NTREIS
• 2016-02-25 Pending — NTREIS
• 2016-01-18 Price Changed $179,990 NTREIS
• 2015-09-11 Listed $176,990 NTREIS

Property tax history

+27.2%/yr

Latest (2025): $5,795 · -8.5% YoY. Source: county tax records.