300 S Cottonbelt Ave Unit 3A · Wylie, TX 75098

$227,900

3 bd · 1.5 ba · 1,203 sqft · Condo public records · 81 Days on market

Built 2011 $80/mo HOA · 4% of rent

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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 +17.9/30.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• DSCR +5.6/10.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a NEWLY UPDATED 3 bedroom, 1.5 Bathroom home with wonderful finishes?? This home is a great opportunity.. It has been completely gutted and remodeled. Home will have a NEW kitchen, cabinets, restrooms and fresh paint. Located in a wonderful neighborhood close to several shopping centers. It will be a must see once completed. Completion date is May 16,2022 . PLEASE Read MLS DOCS BEFORE SHOWING to verify your client meets eligibility guidelines. Home must be owner occupied.

Key facts

• Fully renovated
• Quartz countertops
• New appliances

Tags

• FULLY RENOVATED
• VINYL PLANK FLOORING
• NEW APPLIANCES
• QUARTZ COUNTERTOPS
• SMART HVAC SYSTEM
• FENCED IN YARD

Property features AI

Finance

• Other: Possession: Closing/Funding or negotiable
• Financial info: Financing accepted: Cash, Conventional, VA Loan; Treat as clear loan type noted
• HOA & community: Mandatory association; HOA fee $80 monthly; HOA management: Goodwin & Co; Association covers backyard maintenance, grounds maintenance, and structure maintenance

Exterior

• Parking: Assigned parking spaces; Common parking
• Utilities: City water; City sewer; Electricity available and connected; Overhead utilities; Master water meter
• Home design: Residential condominium; Attached property; One story
• Construction: Built in 2011; Smart home features
• Exterior features: Less than 0.5 acre lot; Subdivision: Courts at Cottonbelt Condo; Community mailbox; Sidewalk; Concrete surfaces; Back yard maintenance included in HOA

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Refrigerator
• Bedrooms: Primary bedroom (level 1) — approx. 12 x 13; Bedroom (level 1) — approx. 11 x 9; Bedroom (level 1) — approx. 11 x 9
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 total bathrooms
• Interior features: Open floorplan; Decorative lighting; Cable TV available; High speed internet available; Smart home system; 8 total rooms; 1 living area; 1 dining area; One-level living

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $228k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (4.7% below list).
• Recommended offer: $214k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.0% in Wylie — 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 69/100 on livability (#419 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Wylie ISD (suburban): math 64% / reading 63% proficiency, ranked #28 of 826 in TX (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: T F Birmingham El (math 47% / reading 49%, grade D, #971 of 4,322 statewide, top 23%, 543 students, 42% FRL) — zoned schools average 42% FRL vs 26% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 48% at this address vs 64% district-wide (-16 pts) — the specific schools serving this property underperform the Wylie ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.4%/yr); 701 active listings in the ZIP; high-income renter base; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 81 days — a 6% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 4 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; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,226 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.64%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.51×
• Total profit: $-30,974
• Equity at exit: $33,981

10-year hold

• IRR: -10.6%
• Equity multiple: 0.44×
• Total profit: $-35,701
• Equity at exit: $19,705

Cash invested: $63,812 (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 75098

• Home prices YoY: -24.5%
• Rents YoY: -1.4%
• Active inventory: 701
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,172 medium
• Mortgage (P&I): −$1,195
• Tax from tax record: −$152 /mo · $1,824/yr
• Insurance: −$95
• HOA: −$80
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $193

Break-even live

Break-even rent $1,927

Max offer price $227,900

Occupancy floor 86%

Sensitivity live

Price	-10% $322	-5% $258	+0% $193	+5% $129	+10% $64
Rent	-10% $22	-5% $108	+0% $193	+5% $279	+10% $365
Rate	-1.0pp $308	-0.5pp $251	base $193	+0.5pp $134	+1.0pp $74

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: $56,975
• Closing costs: $6,837
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $80 · $960/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $227,900 Active 81 DOM
2. 2026-06-18
   days on market $227,900 Active 78 DOM
3. 2026-06-17
   days on market $227,900 Active 77 DOM
4. 2026-06-16
   days on market $227,900 Active 76 DOM
5. 2026-06-15
   days on market $227,900 Active 75 DOM
6. 2026-06-13
   days on market $227,900 Active 73 DOM
7. 2026-06-13
   days on market $227,900 Active 72 DOM
8. 2026-06-09
   days on market $227,900 Active 69 DOM
9. 2026-06-08
   days on market $227,900 Active 68 DOM
10. 2026-06-07
    days on market $227,900 Active 67 DOM
11. 2026-06-04
    days on market $227,900 Active 64 DOM
12. 2026-06-03
    days on market $227,900 Active 63 DOM
13. 2026-06-02
    days on market $227,900 Active 62 DOM
14. 2026-06-01
    days on market $227,900 Active 61 DOM
15. 2026-05-31
    days on market $227,900 Active 60 DOM
16. 2026-04-01
    listed $227,900 Active
17. 2026-03-31
    historical
18. 2026-03-10
    price $227,900
19. 2026-01-02
    status Active
20. 2026-01-01
    historical
21. 2025-11-24
    price $234,900
22. 2025-09-25
    listed $239,900 Active
23. 2022-06-06
    soldstatus Closed 492-char remark

    Show marketing remark (492 chars)

    Looking for a NEWLY UPDATED 3 bedroom, 1.5 Bathroom home with wonderful finishes?? This home is a great opportunity.. It has been completely gutted and remodeled. Home will have a NEW kitchen, cabinets, restrooms and fresh paint. Located in a wonderful neighborhood close to several shopping centers. It will be a must see once completed. Completion date is May 16,2022 . PLEASE Read MLS DOCS BEFORE SHOWING to verify your client meets eligibility guidelines. Home must be owner occupied.

24. 2022-05-17
    status Pending 492-char remark

    Show marketing remark (492 chars)

    Looking for a NEWLY UPDATED 3 bedroom, 1.5 Bathroom home with wonderful finishes?? This home is a great opportunity.. It has been completely gutted and remodeled. Home will have a NEW kitchen, cabinets, restrooms and fresh paint. Located in a wonderful neighborhood close to several shopping centers. It will be a must see once completed. Completion date is May 16,2022 . PLEASE Read MLS DOCS BEFORE SHOWING to verify your client meets eligibility guidelines. Home must be owner occupied.

25. 2022-05-11
    historical Active Option Contract 492-char remark

    Show marketing remark (492 chars)

    Looking for a NEWLY UPDATED 3 bedroom, 1.5 Bathroom home with wonderful finishes?? This home is a great opportunity.. It has been completely gutted and remodeled. Home will have a NEW kitchen, cabinets, restrooms and fresh paint. Located in a wonderful neighborhood close to several shopping centers. It will be a must see once completed. Completion date is May 16,2022 . PLEASE Read MLS DOCS BEFORE SHOWING to verify your client meets eligibility guidelines. Home must be owner occupied.

26. 2022-03-24
    listed $229,900 Active 492-char remark

    Show marketing remark (492 chars)

    Looking for a NEWLY UPDATED 3 bedroom, 1.5 Bathroom home with wonderful finishes?? This home is a great opportunity.. It has been completely gutted and remodeled. Home will have a NEW kitchen, cabinets, restrooms and fresh paint. Located in a wonderful neighborhood close to several shopping centers. It will be a must see once completed. Completion date is May 16,2022 . PLEASE Read MLS DOCS BEFORE SHOWING to verify your client meets eligibility guidelines. Home must be owner occupied.

27. 2021-11-23
    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: $1,824 · $152/mo
• Projected year-2 tax: $4,171 · $348/mo
• Expected delta: +$2,346/yr (+$196/mo · 128.6%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,059
• − Mortgage interest: −$12,766
• − Property taxes: −$1,824
• − Insurance: −$1,140
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − HOA: −$960
• − Depreciation: −$6,630
• Taxable loss: −$1,430
• Est. tax savings @ 24.0%: +$343
• After-tax cash flow: $2,664/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: Wylie ISD
• NCES district ID: 4846530
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $84,145
• Composite: 57.25/100
• National rank: #1091
• State rank: #28 of 826 in TX

Livability — Wylie

• Score: 69/100
• State rank: #419
• US rank: #8623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wylie, TX
• County: Collin County · 1,159,394 people
• City population: 69,325
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 69,325
• Household income: $122,089
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 996.0

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 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 19% Two or more races 15% Black 13% Asian 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 14% Other Indo-European 4% Vietnamese 2%

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: ▼ -84.91%
• Current HPI: 261.9973
• Rent YoY: ▼ -1.39%
• 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

-0.9% since first listed

12 events — show timeline

• 2026-04-01 Listed $227,900 NTREIS
• 2026-03-31 Listing Removed — NTREIS
• 2026-03-10 Price Changed $227,900 NTREIS
• 2026-01-02 Relisted — NTREIS
• 2026-01-01 Listing Removed — NTREIS
• 2025-11-24 Price Changed $234,900 NTREIS
• 2025-09-25 Listed $239,900 NTREIS
• 2022-06-06 Sold (MLS) — NTREIS
• 2022-05-17 Pending — NTREIS
• 2022-05-11 Contingent — NTREIS
• 2022-03-24 Listed $229,900 NTREIS
• 2021-11-23 Sold (Public Records) — Public Records

Property tax history

-1.0%/yr

Latest (2025): $1,824 · +8.6% YoY. Source: county tax records.