703 Mockingbird Dr · Murphy, TX 75094

$925,000

6 bd · 5.0 ba · 4,470 sqft · SingleFamily public records · 56 Days on market

Built 2003 0.72 ac lot $207/sqft · 18% above area Est $786k · 18% over $38/mo HOA

---

Why this score? — see what drove the C 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 +26.0/30.0
• DSCR +8.7/10.0
• 1% rule +6.8/10.0
• Schools +4.9/10.0
• Livability +4.1/5.0
• 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

From the moment you see this beautiful home sitting on hard to find oversized lot, you will know your search is over. Recently updated scrapped wood & ceramic flooring * Granite countertops * silent Bosch Dishwasher * Entertain in the afternoon shade of large Custom Patio * Open Kitchen overlooks Family Room & backyard * Huge multi-functional Game Room + Built-ins + separate Media Room * Nursery next to Master * Oversized 3 car+hobby-workbench

Key facts

• Expansive lot
• Two-story entry
• Dual staircases

Tags

• CUSTOM HOME
• EXPANSIVE LOT
• QUIET CUL-DE-SAC
• TWO-STORY ENTRY
• HARDWOOD FLOORS
• DUAL STAIRCASES

Property features AI

Finance

• Other: Property type: Single Family Residence; Accessory unit not present; No horse permitted; Lot approximately 0.72 acre
• Financial info: Listing terms include Cash, Conventional, FHA, VA
• HOA & community: Mandatory HOA with annual fee; management fees included; HOA management company: The Aviary HOA; Community features include a community pool

Exterior

• Parking: Attached garage with 3 covered spaces; Driveway; Garage door opener; Garage faces side (garage approx. 20' wide by 28' deep)
• Security: Carbon monoxide detectors; Smoke detectors; Security lights
• Utilities: City water; City sewer; Curbs and sidewalk; Underground utilities; Not in a municipal utility district
• Home design: Single-family residence; Two-story home; Residential property; Year built 2003; Preowned
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Covered porches and front porch; Deck; Patio; Gutters; Private yard; Wood fencing; Sprinkler system; Landscaped grounds; Large backyard with grass; Corner and interior irregular lot in a subdivision

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Gas cooktop; Microwave; Convection oven; Granite countertops; Kitchen island; Breakfast bar; Pantry
• Bedrooms: 5 bedrooms total; Primary bedroom on main level with dual sinks, garden tub, separate shower, separate vanities and walk-in closet; Additional bedrooms include split-bedroom layout and several with ensuite baths and walk-in closets
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fans
• Interior features: Cable TV available; Dry bar; Granite counters; High-speed internet available; Kitchen island; Multiple staircases; Pantry; Sound system wiring; Walk-in closets; Window coverings
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Separate utility room with sink and built-in cabinets

What this means for you Summary

Snapshot

• This is a 6-bed/5.0-bath single-family listed at $925k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $925k).
• Recommended offer: $897k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.9% in Murphy — 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 82/100 on livability (#17 in TX, #1,218 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: commute F, cost of living F.
• Plano ISD (urban): math 52% / reading 55% proficiency, ranked #90 of 826 in TX (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Boggess El (math 54% / reading 66%, grade B-, #398 of 4,322 statewide, top 9%, 518 students, 23% FRL) — zoned schools at 23% FRL track the district average.
• Market conditions: 98 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k of loan paydown is wiped out by about $28k 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 56 days — a 3% lower offer ($897k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $897,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.65%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $786,312
• List price: $925,000
• Delta: 17.64%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
526 Mockingbird Dr	0.16mi	5/4.0 (-1)	4,474 (+0%)	3mo	$895,000	$200	81
535 Cedarbird Trl	0.13mi	5/4.0 (-1)	4,117 (-8%)	7mo	$725,000	$176	66
609 Pheasant Run Dr	0.20mi	5/4.0 (-1)	4,819 (+8%)	7mo	$889,000	$184	63
432 Huntington Dr	0.52mi	5/4.0 (-1)	4,475 (+0%)	8mo	$759,000	$170	60
820 Owl Creek Dr	0.39mi	5/4.0 (-1)	4,811 (+8%)	1mo	$879,000	$183	59
448 Huntington Dr	0.50mi	5/4.0 (-1)	4,475 (+0%)	11mo	$825,000	$184	58
830 Mustang Ridge Dr	0.49mi	5/4.0 (-1)	4,528 (+1%)	10mo	$775,000	$171	58
833 Mallard Trl	0.47mi	5/4.0 (-1)	4,423 (-1%)	14mo	$775,000	$175	55
527 Buffalo Bend Ct	0.41mi	5/3.5 (-1)	4,087 (-9%)	2mo	$799,000	$195	54
219 Amanda Ct	0.47mi	5/4.0 (-1)	4,192 (-6%)	14mo	$795,000	$190	47
227 Justin Rd	0.45mi	5/4.0 (-1)	3,960 (-11%)	5mo	$700,000	$177	46
926 Falcon Trl	0.66mi	5/3.5 (-1)	4,073 (-9%)	5mo	$675,000	$166	40

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-3,284
• Equity at exit: $137,921

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $186,305
• Equity at exit: $79,977

Cash invested: $259,000 (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 75094

• Home prices YoY: -18.1%
• Active inventory: 98
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $10,950 medium
• Mortgage (P&I): −$4,851
• Tax from tax record: −$1,077 /mo · $12,920/yr
• Insurance: −$385
• HOA: −$38
• Vacancy / Maint / Mgmt: −$2,300
• Net cashflow: $2,300

Break-even live

Break-even rent $8,039

Max offer price $925,000

Occupancy floor 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: $231,250
• Closing costs: $27,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 Lochwood Dr Murphy, TX	5.0	3.0	3761	$3,750	$1.00	43d	1	0.55mi
139 Wentwood Dr Murphy, TX	5.0	3.5	3103	$3,250	$1.05	43d	1	0.86mi
4325 Angelina Dr Unit 1019521P Plano, TX	6.0	3.5	3379	$22,166	$6.56	43d	1	1.14mi
4325 Angelina Dr Plano, TX	6.0	3.5	3381	$10,950	$3.24	43d	1	1.14mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 45 events

1. 2026-06-18
   days on market $925,000 Active 56 DOM
2. 2026-06-17
   days on market $925,000 Active 55 DOM
3. 2026-06-16
   days on market $925,000 Active 54 DOM
4. 2026-06-15
   days on market $925,000 Active 53 DOM
5. 2026-06-13
   days on market $925,000 Active 51 DOM
6. 2026-06-09
   days on market $925,000 Active 47 DOM
7. 2026-06-08
   days on market $925,000 Active 46 DOM
8. 2026-06-07
   days on market $925,000 Active 45 DOM
9. 2026-06-04
   days on market $925,000 Active 42 DOM
10. 2026-06-03
    days on market $925,000 Active 41 DOM
11. 2026-06-02
    days on market $925,000 Active 40 DOM
12. 2026-06-01
    days on market $925,000 Active 39 DOM
13. 2026-05-31
    days on market $925,000 Active 38 DOM
14. 2026-05-08
    price $949,000 1399-char remark
15. 2026-04-23
    listed $969,000 Active 1399-char remark
16. 2018-09-14
    soldstatus
17. 2013-06-25
    soldstatus
18. 2013-06-20
    soldstatus Closed 473-char remark

    Show marketing remark (473 chars)

    From the moment you see this beautiful home sitting on hard to find oversized lot, you will know your search is over. Recently updated scrapped wood & ceramic flooring * Granite countertops * silent Bosch Dishwasher * Entertain in the afternoon shade of large Custom Patio * Open Kitchen overlooks Family Room & backyard * Huge multi-functional Game Room + Built-ins + separate Media Room * Nursery next to Master * Oversized 3 car+hobby-workbench

19. 2013-05-13
    historical Active Contingent 473-char remark

    Show marketing remark (473 chars)

    From the moment you see this beautiful home sitting on hard to find oversized lot, you will know your search is over. Recently updated scrapped wood & ceramic flooring * Granite countertops * silent Bosch Dishwasher * Entertain in the afternoon shade of large Custom Patio * Open Kitchen overlooks Family Room & backyard * Huge multi-functional Game Room + Built-ins + separate Media Room * Nursery next to Master * Oversized 3 car+hobby-workbench

20. 2013-04-01
    status Pending 473-char remark

    Show marketing remark (473 chars)

    From the moment you see this beautiful home sitting on hard to find oversized lot, you will know your search is over. Recently updated scrapped wood & ceramic flooring * Granite countertops * silent Bosch Dishwasher * Entertain in the afternoon shade of large Custom Patio * Open Kitchen overlooks Family Room & backyard * Huge multi-functional Game Room + Built-ins + separate Media Room * Nursery next to Master * Oversized 3 car+hobby-workbench

21. 2013-03-09
    price $439,900 473-char remark

    Show marketing remark (473 chars)

    From the moment you see this beautiful home sitting on hard to find oversized lot, you will know your search is over. Recently updated scrapped wood & ceramic flooring * Granite countertops * silent Bosch Dishwasher * Entertain in the afternoon shade of large Custom Patio * Open Kitchen overlooks Family Room & backyard * Huge multi-functional Game Room + Built-ins + separate Media Room * Nursery next to Master * Oversized 3 car+hobby-workbench

22. 2013-02-09
    status Active 473-char remark

    Show marketing remark (473 chars)

    From the moment you see this beautiful home sitting on hard to find oversized lot, you will know your search is over. Recently updated scrapped wood & ceramic flooring * Granite countertops * silent Bosch Dishwasher * Entertain in the afternoon shade of large Custom Patio * Open Kitchen overlooks Family Room & backyard * Huge multi-functional Game Room + Built-ins + separate Media Room * Nursery next to Master * Oversized 3 car+hobby-workbench

23. 2013-02-09
    historical 473-char remark

    Show marketing remark (473 chars)

    From the moment you see this beautiful home sitting on hard to find oversized lot, you will know your search is over. Recently updated scrapped wood & ceramic flooring * Granite countertops * silent Bosch Dishwasher * Entertain in the afternoon shade of large Custom Patio * Open Kitchen overlooks Family Room & backyard * Huge multi-functional Game Room + Built-ins + separate Media Room * Nursery next to Master * Oversized 3 car+hobby-workbench

24. 2013-02-06
    status Active 473-char remark

    Show marketing remark (473 chars)

    From the moment you see this beautiful home sitting on hard to find oversized lot, you will know your search is over. Recently updated scrapped wood & ceramic flooring * Granite countertops * silent Bosch Dishwasher * Entertain in the afternoon shade of large Custom Patio * Open Kitchen overlooks Family Room & backyard * Huge multi-functional Game Room + Built-ins + separate Media Room * Nursery next to Master * Oversized 3 car+hobby-workbench

25. 2013-02-04
    historical 473-char remark

    Show marketing remark (473 chars)

    From the moment you see this beautiful home sitting on hard to find oversized lot, you will know your search is over. Recently updated scrapped wood & ceramic flooring * Granite countertops * silent Bosch Dishwasher * Entertain in the afternoon shade of large Custom Patio * Open Kitchen overlooks Family Room & backyard * Huge multi-functional Game Room + Built-ins + separate Media Room * Nursery next to Master * Oversized 3 car+hobby-workbench

26. 2013-02-03
    listed $449,900 Active 473-char remark

    Show marketing remark (473 chars)

    From the moment you see this beautiful home sitting on hard to find oversized lot, you will know your search is over. Recently updated scrapped wood & ceramic flooring * Granite countertops * silent Bosch Dishwasher * Entertain in the afternoon shade of large Custom Patio * Open Kitchen overlooks Family Room & backyard * Huge multi-functional Game Room + Built-ins + separate Media Room * Nursery next to Master * Oversized 3 car+hobby-workbench

27. 2013-01-02
    historical
28. 2012-11-01
    status Active
29. 2012-11-01
    historical
30. 2012-10-20
    price $449,900
31. 2012-09-01
    status Active
32. 2012-09-01
    historical
33. 2012-08-03
    price $459,900
34. 2012-08-02
    status Active
35. 2012-08-01
    historical
36. 2012-04-07
    listed $479,900 Active
37. 2012-03-31
    historical
38. 2012-01-01
    status Active
39. 2012-01-01
    historical
40. 2011-08-20
    listed $479,900 Active
41. 2006-02-03
    soldstatus
42. 2006-01-30
    soldstatus
43. 2006-01-02
    historical
44. 2005-11-14
    listed $429,900
45. 2003-03-14
    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: $12,920 · $1,077/mo
• Projected year-2 tax: $16,928 · $1,411/mo
• Expected delta: +$4,008/yr (+$334/mo · 31.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 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: $131,400
• − Mortgage interest: −$51,814
• − Property taxes: −$12,920
• − Insurance: −$4,625
• − Repairs & maintenance: −$10,512
• − Management: −$10,512
• − HOA: −$456
• − Depreciation: −$26,909
• Taxable income: $13,652
• Est. tax owed @ 24.0%: −$3,276
• After-tax cash flow: $24,319/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: Plano ISD
• NCES district ID: 4835100
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $79,861
• Composite: 48.54/100
• National rank: #2115
• State rank: #90 of 826 in TX

Livability — Murphy

• Score: 82/100
• State rank: #17
• US rank: #1218

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murphy, TX
• City population: 23,669
• Population (ZIP): 23,669

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 47% Asian 38% Black 10% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Romanian 2% Italian 2%
• Foreign-born: 28% · Vietnam, China, Canada
• Languages at home: 61% English-only · Other Indo-European 16% Vietnamese 7% Other Asian/Pacific 5%

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: ▼ -53.09%
• Current HPI: 240.1094
• 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

+115.2% since first listed

33 events — show timeline

• 2026-05-28 Price Changed $925,000 NTREIS
• 2026-05-08 Price Changed $949,000 NTREIS
• 2026-04-23 Listed $969,000 NTREIS
• 2018-09-14 Sold (Public Records) — Public Records
• 2013-06-25 Sold (Public Records) — Public Records
• 2013-06-20 Sold (MLS) — NTREIS
• 2013-05-13 Contingent — NTREIS
• 2013-04-01 Pending — NTREIS
• 2013-03-09 Price Changed $439,900 NTREIS
• 2013-02-09 Relisted — NTREIS
• 2013-02-09 Listing Removed — NTREIS
• 2013-02-06 Relisted — NTREIS
• 2013-02-04 Listing Removed — NTREIS
• 2013-02-03 Listed $449,900 NTREIS
• 2013-01-02 Listing Removed — NTREIS
• 2012-11-01 Relisted — NTREIS
• 2012-11-01 Listing Removed — NTREIS
• 2012-10-20 Price Changed $449,900 NTREIS
• 2012-09-01 Relisted — NTREIS
• 2012-09-01 Listing Removed — NTREIS
• 2012-08-03 Price Changed $459,900 NTREIS
• 2012-08-02 Relisted — NTREIS
• 2012-08-01 Listing Removed — NTREIS
• 2012-04-07 Listed $479,900 NTREIS
• 2012-03-31 Listing Removed — NTREIS
• 2012-01-01 Relisted — NTREIS
• 2012-01-01 Listing Removed — NTREIS
• 2011-08-20 Listed $479,900 NTREIS
• 2006-02-03 Sold (Public Records) — Public Records
• 2006-01-30 Sold (MLS) — NTREIS
• 2006-01-02 Listing Removed — NTREIS
• 2005-11-14 Listed $429,900 NTREIS
• 2003-03-14 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $12,920 · +7.3% YoY. Source: county tax records.