404 White Willow Dr · Josephine, 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 7/10 · Major
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 7/10 · Major
- Hot days now (above 110°F)
- 7 days/yr
- Hot days in 30 yrs
- 23 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 27.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the F 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 +8.9/15.0
- Cash flow +8.0/30.0
- Condition / age +4.8/5.0
- Schools +3.3/10.0
- Livability +3.0/5.0
- 1% rule +2.6/10.0
- Rent growth +2.2/5.0
- DSCR +2.0/10.0
- Appreciation +0.0/10.0
$298,490
404 White Willow Dr · Josephine, TX 75189
4 bd · 2.0 ba · 2,136 sqft · SingleFamily
· 106 Days on market
Built 2026
7,405 sqft lot
2-car garage
$140/sqft
· at area comps
Est $308k · at est.
$46/mo HOA · 2% of rent
↓ 4% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Welcome to 404 White Willow, part of our Waverly Estates community in Josephine, TX. Experience the perfect combination of modern amenities and comfortable living with this thoughtfully designed Express Series home. The architecturally designed elevation, featuring divided light windows and a front-facing garage with decorative hardware, creates a striking curb appeal. A covered front porch leads to a raised panel fiberglass insulated front door, welcoming you inside. Upon entry, a spacious foyer seamlessly transitions into the open concept living areas. The kitchen, equipped with cabinets with hidden hinges, granite or quartz countertops, and stainless-steel appliances, offers both style and functionality. A built-in sink, dishwasher, and spacious pantry cater to everyday needs. The primary bedroom, a tranquil retreat, features an adjoining bathroom designed for convenience. An elongated vanity with a sink and non-framed mirror, along with a walk-in closet, provides ample space and comfort. This Express Series home is further enhanced by a user-friendly smart home system and an innovative tech package, offering modern convenience and seamless connectivity. The blend of thoughtful design and contemporary features makes it an ideal choice for modern living. Photos shown here may not depict the specified home and features. Contact us today for more details!
Key facts
- Island kitchen
- Covered patio
- Granite counters
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/2.0-bath single-family listed at $298k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $-308 ($-4k/yr) — negative.
- To cash-flow at today's rent, offer at most $254k (15.0% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (23.7% below list).
- Recommended offer: $228k (23.7% below list) — sets the bar for 1% rule.
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: Rents soft (-1.1%/yr); 1884 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 67d 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 $9k 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 106 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts 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
$227,892
(23.7% below list)
Questions for the listing agent
- 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?
- It's been on market 106 days. Have you received any prior offers? Is the seller open to a 24% 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.
- 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?
- 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
- 0.76% ✗
- Cap rate
- 5.05%
- Cash-on-cash
- -4.43%
- DSCR
- 0.80
- GRM
- 10.9
CMA / ARV
- ARV (median comp)
- $308,265
- List price
- $298,490
- Delta
- -3.17%
- 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 |
|---|---|---|---|---|---|---|---|
| 408 Northern Red Dr | 0.04mi | 4/2.0 | 2,037 (-5%) | 1mo | $269,490 | $132 | 90 |
| 806 Martingale Dr | 0.20mi | 4/2.0 | 2,165 (+1%) | 1mo | $285,000 | $132 | 88 |
| 408 Saddle Blanket Dr | 0.23mi | 4/2.0 | 2,024 (-5%) | 3mo | $333,440 | $165 | 78 |
| 902 Willowbanks Dr | 0.35mi | 4/2.0 | 2,038 (-5%) | 1mo | $349,000 | $171 | 75 |
| 1133 Bristlecone Dr | 0.28mi | 4/2.0 | 2,024 (-5%) | 4mo | $324,990 | $161 | 75 |
| 202 Roughrider Trl | 0.36mi | 4/2.0 | 2,243 (+5%) | 1mo | $379,000 | $169 | 74 |
| 201 Weathered Way | 0.37mi | 4/2.0 | 2,243 (+5%) | 2mo | $395,000 | $176 | 73 |
| 316 Saddle Blanket Dr | 0.25mi | 4/3.0 | 2,278 (+7%) | 2mo | $335,990 | $147 | 72 |
| 202 Shady Bank Way | 0.39mi | 3/2.0 (-1) | 2,313 (+8%) | 2mo | $415,000 | $179 | 62 |
| 505 Silver Birch Dr | 0.37mi | 5/2.0 (+1) | 1,938 (-9%) | 4mo | $269,990 | $139 | 59 |
| 602 Mallard Dr | 0.46mi | 4/2.0 | 1,903 (-11%) | 2mo | $264,000 | $139 | 59 |
| 306 Saddle Blanket Dr | 0.27mi | 4/3.0 | 2,454 (+15%) | 3mo | $347,490 | $142 | 56 |
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 · 0.0% rent growth · sell at horizon
5-year hold
- IRR
- -27.2%
- Equity multiple
- 0.11×
- Total profit
- $-74,630
- Equity at exit
- $44,506
10-year hold
- IRR
- -41.3%
- Equity multiple
- -0.39×
- Total profit
- $-115,838
- Equity at exit
- $25,808
Cash invested: $83,577 (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
- 102 active · 43 under contract
- Months of supply
- 12.5 mo (8%/mo absorbed)
- Median asking
- $298,740 ($149/sqft)
- Median days on market
- 131 d
- This list price
- 48% of active listings are priced below it
- ARV vs active asking
- -3.4% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 75189
- Home prices YoY
- -25.0%
- Rents YoY
- -1.1%
- Active inventory
- 1884
- Price-to-rent
- 10.9×
Monthly cashflow live
↻
- Estimated rent
- $2,279 high interval (Pro) →
- Mortgage (P&I)
- −$1,565
- Tax est. 1.5%
- −$373 /mo · $4,477/yr
- Insurance
- −$124
- HOA
- −$46
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$479
- Net cashflow
- $-308
Break-even live
Break-even rent
$2,669
Max offer price
$253,857
Occupancy floor
—
Sensitivity live
| Price | -10% $-102 | -5% $-205 | +0% $-308 | +5% $-412 | +10% $-515 |
|---|---|---|---|---|---|
| Rent | -10% $-488 | -5% $-398 | +0% $-308 | +5% $-218 | +10% $-128 |
| Rate | -1.0pp $-158 | -0.5pp $-233 | base $-308 | +0.5pp $-386 | +1.0pp $-464 |
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
- $74,622
- Closing costs
- $8,955
- 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 |
|---|---|---|---|---|---|---|---|---|
| 503 Northern Red Dr Royse City, TX | 4.0 | 2.0 | 1916 | $1,925 | $1.00 | 59d | 1 | 0.08mi |
| 500 Shady Bank Way Nevada, TX | 4.0 | 2.0 | 2229 | $2,375 | $1.07 | 28d | 1 | 0.18mi |
| 504 Saddle Blanket Dr Nevada, TX | 4.0 | 2.0 | 1649 | $1,799 | $1.09 | 56d | 1 | 0.22mi |
| 504 Saddle Blanket Dr Nevada, TX | 4.0 | 2.0 | 1649 | $1,949 | $1.18 | 110d | 1 | 0.22mi |
| 805 Martingale Dr Nevada, TX | 4.0 | 2.0 | 1926 | $2,300 | $1.19 | 84d | 1 | 0.22mi |
| 319 Plum Dr Nevada, TX | 4.0 | 2.0 | 1587 | $1,800 | $1.13 | 39d | 1 | 0.23mi |
| 503 Saddle Blanket Dr Nevada, TX | 4.0 | 3.0 | 2077 | $2,190 | $1.05 | 139d | 1 | 0.24mi |
| 503 Hawthorn Dr Nevada, TX | 4.0 | 2.0 | 1824 | $2,095 | $1.15 | 67d | 1 | 0.32mi |
| 503 Hawthorn Dr Josephine, TX | 4.0 | 2.0 | 1824 | $1,995 | $1.09 | 0d | 1 | 0.32mi |
| 503 Hawthorn Dr Nevada, TX | 4.0 | 2.0 | 1824 | $2,095 | $1.15 | 33d | 1 | 0.32mi |
| 503 Hawthorn Dr Josephine, TX | 4.0 | 2.0 | 1824 | $2,095 | $1.15 | 4d | 1 | 0.32mi |
| 716 Mallard Dr Josephine, TX | 4.0 | 2.5 | 2119 | $2,000 | $0.94 | 6d | 1 | 0.35mi |
| 207 Weatherboard Dr Nevada, TX | 4.0 | 2.0 | 2058 | $1,995 | $0.97 | 28d | 1 | 0.44mi |
| 819 Rustic Way Royse City, TX | 4.0 | 2.0 | 1796 | $2,000 | $1.11 | 79d | 1 | 0.60mi |
| 833 Lexington Ln Josephine, TX | 3.0 | 2.0 | 1468 | $1,800 | $1.23 | 4d | 1 | 0.62mi |
| 305 Silo Cir Royse City, TX | 4.0 | 2.0 | 2074 | $2,100 | $1.01 | 120d | 1 | 0.64mi |
| 1208 Community Way Royse City, TX | 4.0 | 2.0 | 2081 | $2,400 | $1.15 | 10d | 1 | 0.67mi |
| 311 Milo Way Royse City, TX | 4.0 | 2.0 | 2074 | $2,050 | $0.99 | 80d | 1 | 0.68mi |
| 602 East St Josephine, TX | 3.0 | 2.0 | 1841 | $1,950 | $1.06 | 20d | 1 | 0.68mi |
| 802 Turnbuckle Ct Royse City, TX | 4.0 | 2.0 | 1577 | $1,849 | $1.17 | 139d | 1 | 0.69mi |
| 401 Silo Cir Royse City, TX | 4.0 | 2.0 | 1568 | $1,900 | $1.21 | 85d | 1 | 0.71mi |
| 1307 Community Way Royse City, TX | 4.0 | 2.0 | 2104 | $2,100 | $1.00 | 139d | 1 | 0.75mi |
| 517 Milo Way Royse City, TX | 5.0 | 2.0 | 2064 | $1,805 | $0.87 | 12d | 1 | 0.80mi |
| 315 Pine Hollow Way Josephine, TX | 4.0 | 3.0 | 2212 | $2,300 | $1.04 | 102d | 1 | 0.81mi |
| 315 Pine Hollow Way Josephine, TX | 4.0 | 3.0 | 2212 | $2,300 | $1.04 | 49d | 1 | 0.81mi |
| 1304 Lowhill Dr Royse City, TX | 4.0 | 2.0 | 1843 | $1,895 | $1.03 | 7d | 1 | 0.81mi |
| 1304 Lowhill Dr Royse City, TX | 4.0 | 2.0 | 1843 | $1,895 | $1.03 | 71d | 1 | 0.81mi |
| 801 Meadow Creek Ln Josephine, TX | 4.0 | 2.0 | 1708 | $2,300 | $1.35 | 72d | 1 | 0.81mi |
| 801 Meadow Creek Ln Josephine, TX | 4.0 | 2.0 | 1757 | $2,500 | $1.42 | 100d | 1 | 0.81mi |
| 722 Windmill St Josephine, TX | 4.0 | 2.0 | 1568 | $1,750 | $1.12 | 31d | 1 | 0.82mi |
| 800 Windmill St Josephine, TX | 4.0 | 2.0 | 1843 | $2,000 | $1.09 | 64d | 1 | 0.83mi |
| 800 Windmill St Josephine, TX | 4.0 | 2.0 | 1843 | $2,100 | $1.14 | 102d | 1 | 0.83mi |
| 800 Windmill St Josephine, TX | 4.0 | 2.0 | 1843 | $2,100 | $1.14 | 94d | 1 | 0.83mi |
| 406 Knapsack Ln Royse City, TX | 4.0 | 2.0 | 1870 | $1,856 | $0.99 | 59d | 1 | 0.85mi |
| 1004 Cotton Gin Ct Royse City, TX | 4.0 | 2.0 | 1875 | $1,850 | $0.99 | 108d | 1 | 0.88mi |
| 306 E Cook St Josephine, TX | 3.0 | 2.0 | 1817 | $2,100 | $1.16 | 88d | 1 | 0.88mi |
| 1007 Cotton Gin Ct Royse City, TX | 3.0 | 2.0 | 1611 | $2,050 | $1.27 | 139d | 1 | 0.89mi |
| 414 Main St Josephine, TX | 3.0 | 2.0 | 1720 | $1,500 | $0.87 | 38d | 1 | 0.92mi |
| 511 Pine Hollow Way Josephine, TX | 3.0 | 2.0 | 1448 | $2,100 | $1.45 | 6d | 1 | 0.94mi |
| 813 Cottonwood Way Royse City, TX | 4.0 | 3.0 | 2347 | $2,100 | $0.89 | 67d | 1 | 0.98mi |
Property features AI
Finance
- Other
- Property listed by builder; multiple financing options accepted (Cash, Conventional, FHA, USDA, VA)
- HOA & community
- Mandatory HOA with semi-annual fee (fees include full use of facilities; management by AAM)
Exterior
- Parking
- Attached 2-car garageCovered parking for 2 vehicles
- Security
- Carbon monoxide detector(s)Smoke detector(s)
- Utilities
- City waterCity sewerProperty in a municipal utility districtEnergy-efficient features including enhanced attic insulation, advanced HVAC, insulation, efficient lighting, thermostat and windows
- Home design
- Single family residenceOne storyNot attached to another unit
- Construction
- Composition roofSlab foundationYear built 2026
- Exterior features
- Wood fencingLess than 0.5 acre lot
Interior
- Kitchen
- DishwasherDisposalElectric rangeMicrowaveBreakfast barBuilt-in cabinetsWater line to refrigeratorNatural stone/granite countertopsKitchen islandPantryEat-in kitchen
- Bedrooms
- Primary bedroom with ensuite bath and walk-in closet (Level 1)Three additional bedrooms with split-bedroom layout (Level 1)
- Flooring
- CarpetLaminate
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heating (natural gas)Central air conditioning (electric)
- Interior features
- Open floorplanDecorative lightingCable TV availableHigh speed internet availableEat-in kitchenKitchen islandPantryGranite counters
- Laundry & utility
- Washer/dryer connections (laundry & utility appliances not listed explicitly)
HOA detail $46/mo · $552/yr
- Likely covers
- security
Listing history 50 events
-
2026-09-23days on market $298,490 Active 106 DOM
-
2026-09-22days on market $298,490 Active 105 DOM
-
2026-09-21days on market $298,490 Active 104 DOM
-
2026-09-20days on market $298,490 Active 103 DOM
-
2026-09-19days on market $298,490 Active 102 DOM
-
2026-09-18pricedays on market $298,490 Active 101 DOM
-
2026-09-17days on market $296,490 Active 100 DOM
-
2026-09-16days on market $296,490 Active 99 DOM
-
2026-09-14days on market $296,490 Active 97 DOM
-
2026-09-13days on market $296,490 Active 96 DOM
-
2026-09-12days on market $296,490 Active 95 DOM
-
2026-09-11days on market $296,490 Active 94 DOM
-
2026-09-05days on market $296,490 Active 88 DOM
-
2026-09-04days on market $296,490 Active 87 DOM
-
2026-08-31days on market $296,490 Active 83 DOM
-
2026-08-29days on market $296,490 Active 81 DOM
-
2026-08-28days on market $296,490 Active 80 DOM
-
2026-08-27days on market $296,490 Active 79 DOM
-
2026-08-26days on market $296,490 Active 78 DOM
-
2026-08-25days on market $296,490 Active 77 DOM
-
2026-08-24days on market $296,490 Active 76 DOM
-
2026-08-23days on market $296,490 Active 75 DOM
-
2026-08-22days on market $296,490 Active 74 DOM
-
2026-08-21days on market $296,490 Active 73 DOM
-
2026-08-20days on market $296,490 Active 72 DOM
-
2026-08-19days on market $296,490 Active 71 DOM
-
2026-08-18days on market $296,490 Active 70 DOM
-
2026-08-17days on market $296,490 Active 69 DOM
-
2026-08-16days on market $296,490 Active 68 DOM
-
2026-08-15days on market $296,490 Active 67 DOM
-
2026-08-14days on market $296,490 Active 66 DOM
-
2026-08-13days on market $296,490 Active 65 DOM
-
2026-08-12days on market $296,490 Active 64 DOM
-
2026-08-11days on market $296,490 Active 63 DOM
-
2026-08-10days on market $296,490 Active 62 DOM
-
2026-08-09days on market $296,490 Active 61 DOM
-
2026-08-08days on market $296,490 Active 60 DOM
-
2026-08-06days on market $296,490 Active 58 DOM
-
2026-08-05days on market $296,490 Active 57 DOM
-
2026-08-04days on market $296,490 Active 56 DOM
-
2026-08-03days on market $296,490 Active 55 DOM
-
2026-07-31days on market $296,490 Active 52 DOM
-
2026-07-30days on market $296,490 Active 50 DOM
-
2026-07-28days on market $296,490 Active 49 DOM
-
2026-07-26days on market $296,490 Active 47 DOM
-
2026-07-24days on market $296,490 Active 45 DOM
-
2026-07-23days on market $296,490 Active 44 DOM
-
2026-07-22days on market $296,490 Active 43 DOM
-
2026-07-21days on market $296,490 Active 42 DOM
-
2026-07-20days on market $296,490 Active 41 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 7/10 Severe
- Heat 7/10 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 2 unhealthy d/yr today · 2 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
- $27,347
- − Mortgage interest
- −$16,720
- − Property taxes
- −$4,477
- − Insurance
- −$1,492
- − Repairs & maintenance
- −$2,188
- − Management
- −$2,188
- − HOA
- −$552
- − Depreciation
- −$8,683
- Taxable loss
- −$8,954
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,149
- After-tax cash flow
- $-1,553/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
95/100
None rehab
This single-story home in Waverly Estates is in excellent condition with modern finishes and a spacious floor plan. It is move-in ready and offers a great opportunity for both resale and rental.
Value-add opportunities
- Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
- Both Updating the flooring in the bedrooms — Carpet can be replaced with hardwood or tile for a more modern look and easier maintenance. ↑
- Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑
F
Composite school gradezoned avg 33/100
Zoned Schools
Middle
Leland E Edge Middle
F
TX #1,056/1,662
Nat'l #8,861/14,009
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 60/100
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
- County
- Rockwall County · 1,210,074 people
- Metro
- Dallas-Fort Worth-Arlington, TX
- Population (ZIP)
- 48,739
- Household income
- $117,125
- Rent vs Own
- Severe rent burden
- 22% of renters
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 0.57)
- Race & ethnicity
- White 60% Hispanic / Latino 25% Two or more races 12% Black 10% Asian 2%
- Hispanic origin (detail)
- Mexican 20%
- Common ancestry
- Slovak 2% Serbian 1% Lithuanian 1%
- Foreign-born
- 10% · Canada, Philippines, Jamaica
- Languages at home
- 80% English-only · Spanish 15% Other Indo-European 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
- ▼ -71.10%
- Current HPI
- 212.8422
- Rent YoY
- ▼ -1.13%
- 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
-3.9% since first listed5 events — show timeline
- 2026-06-30 Price Changed $296,490 NTREIS
- 2026-06-30 Price Changed $296,490 Zillow
- 2026-06-10 Listed $293,490 Zillow
- 2026-06-09 Price Changed $293,490 NTREIS
- 2026-06-09 Listed $308,490 NTREIS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…