The Holly F Plan · Josephine, TX 75173

$348,990

3 bd · 2.5 ba · 2,036 sqft · SingleFamily · 182 Days on market

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +3.5/30.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

The Holly is a functional and inviting floor plan, encompassing 2,036 square feet with four bedrooms and three bathrooms. Its open-concept family room and kitchen are filled with natural light, creating a cozy space for family gatherings and casual entertaining. The design is practical, ensuring comfortable living and efficient use of space. The primary suite includes a sizable bedroom and a walk-in closet with direct access to the laundry room, adding convenience to the layout. The additional three bedrooms offer flexibility for family, work, or guests. A key feature is the rear patio, providing a serene outdoor space for relaxation. Overall, The Holly is an ideal choice for those seeking a straightforward, comfortable home. * Attached photos may include upgrades and non-standard features.

Key facts

• Walk-in closet
• Rear patio
• 2 garage spots

Tags

• OPEN-CONCEPT FAMILY ROOM
• WALK-IN CLOSET
• REAR PATIO

🏗️ New construction. The $348,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $418,919.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (32.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (41.0% below list).
• Recommended offer: $206k (41.0% below list) — sets the bar for 1% rule.
• Cap rate 2.7% vs local median 4.4% in Josephine — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $45k of equity ($3k loan paydown + $42k 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 ~$72k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($307k) 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.

Recommended offer $206,048 (41.0% 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 182 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.49% ✗
• Cap rate: 2.66%
• Cash-on-cash: -12.96%
• DSCR: 0.42
• GRM: 16.9

CMA / ARV

• ARV (median comp): $418,919
• List price: $348,990
• Delta: -16.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 Rolling Meadow Ln	0.24mi	4/2.0 (+1)	2,105 (+3%)	4mo	$364,995	$173	73
306 Timber Ridge Dr	0.19mi	4/2.0 (+1)	2,160 (+6%)	3mo	$419,900	$194	72
300 Concord Ct	0.56mi	4/2.5 (+1)	2,095 (+3%)	2mo	$297,990	$142	63
1476 Meadowbrook Ln	0.43mi	4/2.0 (+1)	2,007 (-1%)	13mo	$425,000	$212	60
819 Lexington	0.59mi	4/2.5 (+1)	2,095 (+3%)	10mo	$273,990	$131	55
2010 Creekview Ln	0.66mi	4/2.0 (+1)	2,054 (+1%)	11mo	$425,000	$207	51
1785 Meadowbrook Ln	0.49mi	4/2.0 (+1)	2,000 (-2%)	24mo	$439,900	$220	48
2093 Creekview Ln	0.74mi	4/1.5 (+1)	2,054 (+1%)	11mo	$435,000	$212	46
2008 Meadowbrook Ln	0.60mi	3/2.0	2,279 (+12%)	10mo	$474,990	$208	41
1527 Meadowbrook Ln	0.47mi	4/3.0 (+1)	2,272 (+12%)	13mo	$619,000	$272	41

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: 15.2%
• Equity multiple: 2.26×
• Total profit: $147,472
• Equity at exit: $377,395

10-year hold

• IRR: 14.9%
• Equity multiple: 5.24×
• Total profit: $497,815
• Equity at exit: $813,867

Cash invested: $117,297 (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: 14.1×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$2,197
• Tax est. 1.5%: −$524 /mo · $6,284/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-1,267

Break-even live

Break-even rent $3,665

Max offer price $235,542

Occupancy floor —

Sensitivity live

Price	-10% $-978	-5% $-1,123	+0% $-1,267	+5% $-1,412	+10% $-1,557
Rent	-10% $-1,430	-5% $-1,349	+0% $-1,267	+5% $-1,186	+10% $-1,104
Rate	-1.0pp $-1,056	-0.5pp $-1,161	base $-1,267	+0.5pp $-1,376	+1.0pp $-1,486

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: $104,730
• Closing costs: $12,568
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	1.22mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,925	$1.17	8d	1	1.28mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,949	$1.18	17d	1	1.28mi
503 Saddle Blanket Dr Nevada, TX	4.0	3.0	2077	$2,190	$1.05	45d	1	1.31mi
831 Lexington Ln Nevada, TX	4.0	2.5	2089	$2,095	$1.00	14d	1	1.44mi
6135 FM 547 Farmersville, TX	4.0	2.5	1771	$2,295	$1.30	26d	1	1.47mi

Listing history 21 events

1. 2026-06-21
   days on market $348,990 Active 182 DOM
2. 2026-06-18
   days on market $348,990 Active 179 DOM
3. 2026-06-17
   days on market $348,990 Active 178 DOM
4. 2026-06-16
   days on market $348,990 Active 177 DOM
5. 2026-06-15
   days on market $348,990 Active 176 DOM
6. 2026-06-13
   days on market $348,990 Active 174 DOM
7. 2026-06-13
   days on market $348,990 Active 173 DOM
8. 2026-06-09
   days on market $348,990 Active 170 DOM
9. 2026-06-08
   days on market $348,990 Active 169 DOM
10. 2026-06-07
    days on market $348,990 Active 168 DOM
11. 2026-06-04
    days on market $348,990 Active 165 DOM
12. 2026-06-03
    days on market $348,990 Active 164 DOM
13. 2026-06-02
    days on market $348,990 Active 163 DOM
14. 2026-06-01
    days on market $348,990 Active 162 DOM
15. 2026-05-31
    days on market $348,990 Active 161 DOM
16. 2026-03-28
    price $348,990 801-char remark

    Show marketing remark (801 chars)

    The Holly is a functional and inviting floor plan, encompassing 2,036 square feet with four bedrooms and three bathrooms. Its open-concept family room and kitchen are filled with natural light, creating a cozy space for family gatherings and casual entertaining. The design is practical, ensuring comfortable living and efficient use of space. The primary suite includes a sizable bedroom and a walk-in closet with direct access to the laundry room, adding convenience to the layout. The additional three bedrooms offer flexibility for family, work, or guests. A key feature is the rear patio, providing a serene outdoor space for relaxation. Overall, The Holly is an ideal choice for those seeking a straightforward, comfortable home. * Attached photos may include upgrades and non-standard features.

17. 2026-02-03
    price $343,990 801-char remark

    Show marketing remark (801 chars)

    The Holly is a functional and inviting floor plan, encompassing 2,036 square feet with four bedrooms and three bathrooms. Its open-concept family room and kitchen are filled with natural light, creating a cozy space for family gatherings and casual entertaining. The design is practical, ensuring comfortable living and efficient use of space. The primary suite includes a sizable bedroom and a walk-in closet with direct access to the laundry room, adding convenience to the layout. The additional three bedrooms offer flexibility for family, work, or guests. A key feature is the rear patio, providing a serene outdoor space for relaxation. Overall, The Holly is an ideal choice for those seeking a straightforward, comfortable home. * Attached photos may include upgrades and non-standard features.

18. 2026-01-26
    status Active 801-char remark

    Show marketing remark (801 chars)

    The Holly is a functional and inviting floor plan, encompassing 2,036 square feet with four bedrooms and three bathrooms. Its open-concept family room and kitchen are filled with natural light, creating a cozy space for family gatherings and casual entertaining. The design is practical, ensuring comfortable living and efficient use of space. The primary suite includes a sizable bedroom and a walk-in closet with direct access to the laundry room, adding convenience to the layout. The additional three bedrooms offer flexibility for family, work, or guests. A key feature is the rear patio, providing a serene outdoor space for relaxation. Overall, The Holly is an ideal choice for those seeking a straightforward, comfortable home. * Attached photos may include upgrades and non-standard features.

19. 2026-01-26
    price $346,990 801-char remark

    Show marketing remark (801 chars)

    The Holly is a functional and inviting floor plan, encompassing 2,036 square feet with four bedrooms and three bathrooms. Its open-concept family room and kitchen are filled with natural light, creating a cozy space for family gatherings and casual entertaining. The design is practical, ensuring comfortable living and efficient use of space. The primary suite includes a sizable bedroom and a walk-in closet with direct access to the laundry room, adding convenience to the layout. The additional three bedrooms offer flexibility for family, work, or guests. A key feature is the rear patio, providing a serene outdoor space for relaxation. Overall, The Holly is an ideal choice for those seeking a straightforward, comfortable home. * Attached photos may include upgrades and non-standard features.

20. 2025-12-09
    historical 801-char remark

    Show marketing remark (801 chars)

    The Holly is a functional and inviting floor plan, encompassing 2,036 square feet with four bedrooms and three bathrooms. Its open-concept family room and kitchen are filled with natural light, creating a cozy space for family gatherings and casual entertaining. The design is practical, ensuring comfortable living and efficient use of space. The primary suite includes a sizable bedroom and a walk-in closet with direct access to the laundry room, adding convenience to the layout. The additional three bedrooms offer flexibility for family, work, or guests. A key feature is the rear patio, providing a serene outdoor space for relaxation. Overall, The Holly is an ideal choice for those seeking a straightforward, comfortable home. * Attached photos may include upgrades and non-standard features.

21. 2025-11-05
    listed $344,990 Active 801-char remark

    Show marketing remark (801 chars)

    The Holly is a functional and inviting floor plan, encompassing 2,036 square feet with four bedrooms and three bathrooms. Its open-concept family room and kitchen are filled with natural light, creating a cozy space for family gatherings and casual entertaining. The design is practical, ensuring comfortable living and efficient use of space. The primary suite includes a sizable bedroom and a walk-in closet with direct access to the laundry room, adding convenience to the layout. The additional three bedrooms offer flexibility for family, work, or guests. A key feature is the rear patio, providing a serene outdoor space for relaxation. Overall, The Holly is an ideal choice for those seeking a straightforward, comfortable home. * Attached photos may include upgrades and non-standard features.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,726
• − Mortgage interest: −$23,466
• − Property taxes: −$6,284
• − Insurance: −$2,095
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$12,187
• Taxable loss: −$23,261
• Est. tax savings @ 24.0%: +$5,583
• After-tax cash flow: $-9,625/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

• 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

+1.2% since first listed

6 events — show timeline

• 2026-03-28 Price Changed $348,990 Zillow
• 2026-02-03 Price Changed $343,990 Zillow
• 2026-01-26 Price Changed $346,990 Zillow
• 2026-01-26 Relisted — Zillow
• 2025-12-09 Delisted — Zillow
• 2025-11-05 Listed $344,990 Zillow