1221 Wolfsbane Dr · Lavon, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 5/10 · Moderate
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 8/10 · Major
- Hot days now (above 109°F)
- 7 days/yr
- Hot days in 30 yrs
- 25 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 27.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
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 +13.9/30.0
- ARV discount +8.9/15.0
- DSCR +4.2/10.0
- 1% rule +4.1/10.0
- Schools +4.1/10.0
- Condition / age +4.0/5.0
- Livability +3.3/5.0
- Rent growth +2.5/5.0
- Appreciation +0.0/10.0
$319,990
1221 Wolfsbane Dr · Lavon, TX 75166
4 bd · 2.5 ba · 2,318 sqft · SingleFamily
· 195 Days on market
Built 2025
4,800 sqft lot
2-car garage
$138/sqft
· at area comps
Est $330k · at est.
$54/mo HOA · 2% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
The strength of the Oak II lies in its majestic design. It's simplicity itself to rustle up dinner in the gourmet kitchen featuring quartz countertops, stainless steel appliances and a center island. The dining room is steps away but separate from the wide living room. After dinner, throw down a video game challenge. You turned one of the upstairs bedrooms into the ultimate gaming room. Don't let it go to waste. The game room has become a comfortable flex room that easily transitions from home office to media room. Tuck into bed then retreat downstairs to your luxurious primary suite. Enjoy the peace and quiet.
Key facts
- Quartz countertops
- Gaming room
- Gourmet kitchen
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/2.5-bath single-family listed at $320k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $33 ($391/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 $291k (9.1% below list).
- Recommended offer: $282k (12.0% below list) — sets the bar for market timing.
- Cap rate 6.4% vs local median 4.5% in Lavon — 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 66/100 on livability (#588 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; 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: Nesmith El (math 46% / reading 46%, grade D-, #1,097 of 4,322 statewide, top 26%, 768 students, 44% FRL); Leland E Edge Middle (math 25% / reading 35%, grade F, #1,056 of 1,662 statewide, top 65%, 931 students, 53% FRL).
- Market conditions: 1084 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 94d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $10k 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 195 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts; this cycle's ask has dropped $18k (5%) 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; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$281,591
(12.0% below list)
Questions for the listing agent
- It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 0.91% ✗
- Cap rate
- 6.42%
- Cash-on-cash
- 0.44%
- DSCR
- 1.02
- GRM
- 9.2
CMA / ARV
- ARV (median comp)
- $330,312
- List price
- $319,990
- Delta
- -3.12%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 1233 Wolfsbane Dr | 0.01mi | 4/2.5 | 2,328 (+0%) | 4mo | $337,990 | $145 | 95 |
| 1037 Lakehaven Trl | 0.27mi | 4/2.5 | 2,337 (+1%) | 3mo | $325,000 | $139 | 84 |
| 1211 Wolfsbane Dr | 0.01mi | 4/3.5 | 2,536 (+9%) | 4mo | $357,990 | $141 | 76 |
| 865 River Ln | 0.06mi | 4/2.5 | 2,068 (-11%) | 5mo | $317,990 | $154 | 75 |
| 761 Sierra Rdg | 0.38mi | 4/3.0 | 2,426 (+5%) | 0mo | $354,990 | $146 | 72 |
| 962 Olive Dr | 0.47mi | 4/3.0 | 2,448 (+6%) | 4mo | $359,990 | $147 | 63 |
| 635 Sky Muse Dr | 0.55mi | 4/2.5 | 2,133 (-8%) | 3mo | $355,990 | $167 | 59 |
| 953 Dahlia Dr | 0.50mi | 4/2.5 | 2,071 (-11%) | 5mo | $314,990 | $152 | 55 |
| 436 Epiphany Ln | 0.55mi | 4/2.5 | 2,014 (-13%) | 2mo | $346,990 | $172 | 51 |
| 412 Epiphany Ln | 0.64mi | 4/3.0 | 2,527 (+9%) | 5mo | $389,990 | $154 | 49 |
| 733 Ivy Trl | 0.43mi | 3/2.0 (-1) | 1,975 (-15%) | 4mo | $324,990 | $165 | 45 |
| 325 Yellowstar Ln | 0.74mi | 4/3.0 | 2,653 (+14%) | 2mo | $434,990 | $164 | 37 |
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
- -15.6%
- Equity multiple
- 0.45×
- Total profit
- $-49,699
- Equity at exit
- $47,712
10-year hold
- IRR
- -7.1%
- Equity multiple
- 0.55×
- Total profit
- $-40,291
- Equity at exit
- $27,667
Cash invested: $89,597 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 163 active · 59 under contract
- Months of supply
- 28.8 mo (3%/mo absorbed)
- Median asking
- $390,000 ($168/sqft)
- Median days on market
- 75 d
- This list price
- 14% of active listings are priced below it
- ARV vs active asking
- -15.4% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 75166
- Home prices YoY
- -9.9%
- Active inventory
- 1084
- Price-to-rent
- 9.2×
Monthly cashflow live
↻
- Estimated rent
- $2,909 high interval (Pro) →
- Mortgage (P&I)
- −$1,678
- Tax est. 1.5%
- −$400 /mo · $4,800/yr
- Insurance
- −$133
- HOA
- −$54
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$611
- Net cashflow
- $33
Break-even live
Break-even rent
$2,868
Max offer price
$319,990
Occupancy floor
94%
Sensitivity live
| Price | -10% $254 | -5% $143 | +0% $33 | +5% $-78 | +10% $-189 |
|---|---|---|---|---|---|
| Rent | -10% $-197 | -5% $-82 | +0% $33 | +5% $147 | +10% $262 |
| Rate | -1.0pp $194 | -0.5pp $114 | base $33 | +0.5pp $-50 | +1.0pp $-135 |
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
- $79,998
- Closing costs
- $9,600
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 1233 Wolfsbane Dr Lavon, TX | 4.0 | 2.5 | 2328 | $2,600 | $1.12 | 53d | 1 | 0.03mi |
| 865 River Ln Lavon, TX | 4.0 | 2.5 | 2068 | $2,400 | $1.16 | 146d | 1 | 0.07mi |
| 854 Sunflower Rd Lavon, TX | 4.0 | 2.5 | 2270 | $3,300 | $1.45 | 102d | 1 | 0.09mi |
| 1223 Paintbrush Dr Lavon, TX | 3.0 | 2.5 | 1877 | $2,190 | $1.17 | 96d | 1 | 0.10mi |
| 876 Sunflower Rd Lavon, TX | 5.0 | 2.5 | 2321 | $3,550 | $1.53 | 93d | 1 | 0.12mi |
| 888 Sunflower Rd Lavon, TX | 5.0 | 2.5 | 2071 | $3,550 | $1.71 | 119d | 1 | 0.14mi |
| 1093 Eagle Run Ln Lavon, TX | 4.0 | 3.0 | 2709 | $2,700 | $1.00 | 96d | 1 | 0.18mi |
| 1093 Eagle Run Ln Lavon, TX | 4.0 | 3.0 | 2709 | $2,400 | $0.89 | 65d | 1 | 0.18mi |
| 718 Moonlight Pl Lavon, TX | 4.0 | 3.0 | 2260 | $2,595 | $1.15 | 14d | 1 | 0.20mi |
| 718 Moonlight Pl Lavon, TX | 4.0 | 3.0 | 2260 | $2,595 | $1.15 | 1d | 1 | 0.20mi |
| 1008 Eagle Run Ln Lavon, TX | 4.0 | 3.5 | 3060 | $3,700 | $1.21 | 153d | 1 | 0.25mi |
| 671 Briar Dr Lavon, TX | 4.0 | 3.5 | 3108 | $3,650 | $1.17 | 0d | 1 | 0.25mi |
| 641 Poppy Ln Lavon, TX | 5.0 | 3.5 | 3100 | $3,800 | $1.23 | 184d | 1 | 0.29mi |
| 1244 Coneflower Pl Lavon, TX | 4.0 | 3.0 | 2518 | $2,900 | $1.15 | 130d | 1 | 0.29mi |
| 589 Woodland Ave Lavon, TX | 4.0 | 3.5 | 2989 | $2,500 | $0.84 | 35d | 1 | 0.34mi |
| 724 Crestridge Dr Lavon, TX | 4.0 | 2.0 | 1807 | $2,000 | $1.11 | 10d | 1 | 0.41mi |
| 684 Crestridge Dr Lavon, TX | 3.0 | 2.0 | 1634 | $1,850 | $1.13 | 184d | 1 | 0.43mi |
| 759 Crestridge Dr Lavon, TX | 3.0 | 2.0 | 1827 | $2,000 | $1.09 | 153d | 1 | 0.43mi |
| 672 Crestridge Dr Lavon, TX | 4.0 | 2.0 | 1779 | $1,895 | $1.07 | 6d | 1 | 0.43mi |
| 986 Olive Dr Lavon, TX | 4.0 | 3.0 | 2131 | $2,350 | $1.10 | 109d | 1 | 0.45mi |
| 786 Wilshire Dr Lavon, TX | 4.0 | 2.0 | 1884 | $1,995 | $1.06 | 10d | 1 | 0.45mi |
| 946 Olive Dr Lavon, TX | 3.0 | 2.0 | 1628 | $2,550 | $1.57 | 0d | 1 | 0.46mi |
| 718 Windsor Ct Lavon, TX | 3.0 | 2.0 | 1636 | $1,900 | $1.16 | 40d | 1 | 0.46mi |
| 575 London Dr Lavon, TX | 3.0 | 2.0 | 1589 | $1,950 | $1.23 | 156d | 1 | 0.46mi |
| 600 Crestridge Dr Lavon, TX | 4.0 | 2.0 | 1827 | $2,300 | $1.26 | 184d | 1 | 0.47mi |
| 741 Windsor Ct Lavon, TX | 3.0 | 2.0 | 1699 | $2,100 | $1.24 | 7d | 1 | 0.48mi |
| 592 Crestridge Dr Lavon, TX | 4.0 | 2.5 | 2095 | $2,195 | $1.05 | 184d | 1 | 0.48mi |
| 557 London Dr Unit 557LD Lavon, TX | 3.0 | 2.0 | 1769 | $1,949 | $1.10 | 37d | 1 | 0.49mi |
| 536 London Dr Lavon, TX | 3.0 | 2.0 | 1589 | $1,895 | $1.19 | 37d | 1 | 0.49mi |
| 551 London Dr Lavon, TX | 4.0 | 2.5 | 2095 | $2,145 | $1.02 | 37d | 1 | 0.49mi |
| 637 Sierra Rdg Lavon, TX | 5.0 | 4.0 | 2937 | $3,950 | $1.34 | 184d | 1 | 0.49mi |
| 637 Sierra Rdg Lavon, TX | 5.0 | 4.0 | 2937 | $3,950 | $1.34 | 28d | 1 | 0.49mi |
| 746 Wilshire Dr Lavon, TX | 4.0 | 2.0 | 1984 | $2,600 | $1.31 | 63d | 1 | 0.50mi |
| 964 Dahlia Dr Lavon, TX | 5.0 | 2.5 | 2062 | $3,300 | $1.60 | 135d | 1 | 0.50mi |
| 545 London Dr Unit 545LD Lavon, TX | 4.0 | 2.0 | 2406 | $2,295 | $0.95 | 156d | 1 | 0.50mi |
| 776 Devonshire Dr Lavon, TX | 3.0 | 2.0 | 1591 | $1,850 | $1.16 | 73d | 1 | 0.50mi |
| 518 London Dr Lavon, TX | 3.0 | 2.0 | 1769 | $2,000 | $1.13 | 121d | 1 | 0.51mi |
| 527 London Dr Lavon, TX | 3.0 | 2.0 | 1589 | $1,895 | $1.19 | 9d | 1 | 0.52mi |
| 788 Wellington Dr Lavon, TX | 4.0 | 2.0 | 1884 | $2,779 | $1.48 | 0d | 1 | 0.52mi |
| 744 Devonshire Dr Lavon, TX | 3.0 | 2.0 | 1589 | $1,849 | $1.16 | 147d | 1 | 0.54mi |
Property features AI
Finance
- Other
- Community features include a community pool, greenbelt, park, playground, sidewalks and other amenitiesEnergy-efficient features include efficient appliances, HVAC, insulation, lighting, low-flow commode, mechanical fresh air, rain/freeze sensors, thermostat, efficient water heater and windowsWater conservation features include low-flow fixtures and water-smart landscaping
- HOA & community
- Mandatory HOAAnnual association feeAssociation fee covers insurance, grounds maintenance, and managementHOA managed by Neighborhood Management, Inc.
Exterior
- Parking
- 2-car garage with garage door opener (side-by-side)2 covered parking spacesNo carport spaces
- Security
- Smoke detectorsCarbon monoxide detectors
- Utilities
- City waterCity sewerCurbs and sidewalksOther utilities
- Home design
- Single-family residenceTwo-storyNew construction (incomplete)Located in the Trails of Lavon planned development
- Construction
- Brick, rock/stone and siding exteriorComposition roofSlab foundationBuilt in 2025Smart home features present
- Exterior features
- Covered patio/porchGuttersExterior lightingGray water systemWood fence in back yard
Interior
- Kitchen
- DisposalElectric ovenGas cooktopMicrowavePantryTankless water heater
- Bedrooms
- 4 bedrooms (primary bedroom on main level; additional bedrooms on second level)
- Flooring
- CarpetLaminateTile
- Bathrooms
- 3 total bathrooms (2 full, 1 half)
- Heating & cooling
- Central heatingCentral airCeiling fans
- Interior features
- Open floorplanPantryWalk-in closetsCable TV availableOther
- Laundry & utility
- Full-size washer/dryer areaWasher hookupElectric dryer hookupUtility room
Listing history 50 events
-
2026-11-08days on market $319,990 Active 195 DOM
-
2026-11-07days on market $319,990 Active 194 DOM
-
2026-11-06days on market $319,990 Active 193 DOM
-
2026-11-05days on market $319,990 Active 192 DOM
-
2026-11-04days on market $319,990 Active 191 DOM
-
2026-11-02days on market $319,990 Active 189 DOM
-
2026-11-01days on market $319,990 Active 188 DOM
-
2026-10-31days on market $319,990 Active 187 DOM
-
2026-10-30days on market $319,990 Active 186 DOM
-
2026-10-30price $319,990 Active 185 DOM
-
2026-10-29days on market $329,990 Active 185 DOM
-
2026-10-28days on market $329,990 Active 184 DOM
-
2026-10-27days on market $329,990 Active 183 DOM
-
2026-10-26days on market $329,990 Active 182 DOM
-
2026-10-25days on market $329,990 Active 181 DOM
-
2026-10-24days on market $329,990 Active 180 DOM
-
2026-10-23days on market $329,990 Active 179 DOM
-
2026-10-22days on market $329,990 Active 178 DOM
-
2026-10-21price $329,990 Active 177 DOM
-
2026-10-21days on market $332,990 Active 177 DOM
-
2026-10-20days on market $332,990 Active 176 DOM
-
2026-10-19days on market $332,990 Active 175 DOM
-
2026-10-18days on market $332,990 Active 174 DOM
-
2026-10-17days on market $332,990 Active 173 DOM
-
2026-10-16days on market $332,990 Active 172 DOM
-
2026-10-15days on market $332,990 Active 171 DOM
-
2026-10-14days on market $332,990 Active 170 DOM
-
2026-10-13days on market $332,990 Active 169 DOM
-
2026-10-12days on market $332,990 Active 168 DOM
-
2026-10-11days on market $332,990 Active 167 DOM
-
2026-10-10days on market $332,990 Active 166 DOM
-
2026-10-09days on market $332,990 Active 165 DOM
-
2026-10-08days on market $332,990 Active 164 DOM
-
2026-10-07days on market $332,990 Active 163 DOM
-
2026-10-06days on market $332,990 Active 162 DOM
-
2026-10-05days on market $332,990 Active 161 DOM
-
2026-10-04days on market $332,990 Active 160 DOM
-
2026-10-03days on market $332,990 Active 159 DOM
-
2026-10-02days on market $332,990 Active 158 DOM
-
2026-10-01days on market $332,990 Active 157 DOM
-
2026-09-30days on market $332,990 Active 156 DOM
-
2026-09-29days on market $332,990 Active 155 DOM
-
2026-09-28days on market $332,990 Active 154 DOM
-
2026-09-27days on market $332,990 Active 153 DOM
-
2026-09-26days on market $332,990 Active 152 DOM
-
2026-09-25days on market $332,990 Active 151 DOM
-
2026-09-24days on market $332,990 Active 150 DOM
-
2026-09-23days on market $332,990 Active 149 DOM
-
2026-09-22days on market $332,990 Active 148 DOM
-
2026-09-21days on market $332,990 Active 147 DOM
ⓘ 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 5/10 Major
- Heat 8/10 Severe 7 d/yr ≥109°F today · 25 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $34,906
- − Mortgage interest
- −$17,924
- − Property taxes
- −$4,800
- − Insurance
- −$1,600
- − Repairs & maintenance
- −$2,792
- − Management
- −$2,792
- − HOA
- −$648
- − Depreciation
- −$9,309
- Taxable loss
- −$4,960
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,190
- After-tax cash flow
- $1,582/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.
Condition & rehab AI · 12 photos
80/100
None rehab
This home is in excellent condition with a good condition score of 80. It is move-in ready with minimal repairs and maintenance needed. The highest-ROI updates would be painting the exterior siding and landscaping improvements to enhance curb appeal, as well as new flooring in the game room and new kitchen appliances to modernize the kitchen.
Value-add opportunities
- Resale Painting exterior siding — Enhances curb appeal ↑
- Resale Landscaping improvements — Enhances curb appeal ↑
- Both New flooring in game room — Improves functionality and aesthetics ↑
- Resale New kitchen appliances — Modernizes the kitchen ↑
F
Composite school gradezoned avg 41/100
Zoned Schools
Elementary
Nesmith El
D-
TX #1,097/4,322
Nat'l #15,585/41,679
High
Community H S
F
TX #941/1,632
Nat'l #9,497/17,239
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
C
Composite livability gradescore 66/100
Livability — Lavon
- Score
- 66/100
- State rank
- #588
- US rank
- #11230
Category grades
Amenities F
Commute F
Cost of living B
Crime B-
Employment A+
Housing A+
Health & safety F
User ratings A+
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Lavon, TX
- County
- Collin County · 1,210,074 people
- City population
- 6,989
- Metro
- Dallas-Fort Worth-Arlington, TX
- Population (ZIP)
- 6,989
- Household income
- $132,101
- Rent vs Own
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 0.63)
- Race & ethnicity
- White 55% Hispanic / Latino 24% Two or more races 15% Black 7% Asian 4% Native American 2% Pacific Islander 1%
- Hispanic origin (detail)
- Mexican 15% Puerto Rican 3%
- Languages at home
- 84% English-only · Spanish 11% Other Indo-European 3% 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
- ▼ -24.22%
- Current HPI
- 221.0
- Rent YoY
- —
- 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 |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
+0.0% since first listed2 events — show timeline
- 2026-04-27 Listed $337,990 NTREIS
- 2026-04-23 Listed $337,990 Zillow
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…