2013 Ports O Call Dr · Plano, TX 75075

$349,000

4 bd · 2.5 ba · 2,154 sqft · SingleFamily public records · 5 Days on market

Built 1974 10,019 sqft lot Est $480k · 27% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +11.4/30.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• 1% rule +3.8/10.0
• DSCR +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great property recently updated and ready for move in. Fresh paint, carpet and more. Great location close to schools and parks. Large living room with fireplace, formal dining room. A great family home ready for a new family.

Key facts

• Formal dining room
• Wet bar
• Eat-in kitchen

Tags

• WALKABLE NEIGHBORHOOD
• OVERSIZED LIVING AREA
• COZY FIREPLACE
• FORMAL DINING ROOM
• EAT-IN KITCHEN
• WET BAR

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached garage; 2-car garage (20 ft wide x 20 ft deep) with garage facing rear; 2 covered parking spaces; Alley access; 2-car single door
• Utilities: City water (individual water meter); City sewer; Electricity connected; Cable available; Individual gas meter
• Home design: Single family residence; One story; Residential property
• Construction: Brick construction; Built in 1974; Preowned
• Exterior features: Wood fencing; Lot less than 0.5 acre (approximately 0.23 acre)

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Eat-in kitchen with built-in cabinets
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom with separate vanities and walk-in closet; Three additional bedrooms with walk-in closets
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Individual gas meter
• Interior features: Cable TV available; High-speed internet available; Wet bar; One living area; Two dining areas; 8 total rooms; Living room (27 x 17)
• Laundry & utility: Utility room (5 x 6)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $327k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (12.2% below list).
• Recommended offer: $306k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.8% in Plano — 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 84/100 on livability (#8 in TX, #728 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: 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: Harrington El (math 57% / reading 57%, grade C+, #505 of 4,322 statewide, top 13%, 384 students, 29% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: Rents rising (+2.1%/yr); 214 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).
• This rent runs 37% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 22y 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 $306,276 (12.2% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.51%
• DSCR: 0.93
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $480,342
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2200 Parkhaven Dr	0.25mi	4/2.5	2,199 (+2%)	2mo	$500,000	$227	84
2212 Heather Hill Ln	0.30mi	3/2.5 (-1)	2,201 (+2%)	1mo	$399,900	$182	77
1724 Scottsdale Dr	0.35mi	3/2.5 (-1)	2,075 (-4%)	2mo	$434,900	$210	71
2404 Heather Hill Ln	0.48mi	4/2.5	2,242 (+4%)	2mo	$500,000	$223	70
1605 Copper Creek Dr	0.38mi	4/3.0	1,981 (-8%)	1mo	$450,000	$227	66
2112 Treehouse Ln	0.50mi	3/2.5 (-1)	2,273 (+6%)	1mo	$520,000	$229	62
2612 Stonemoss Dr	0.70mi	3/2.0 (-1)	2,036 (-6%)	2mo	$399,000	$196	49
1704 Throwbridge Ln	0.52mi	3/2.5 (-1)	2,453 (+14%)	1mo	$459,990	$188	47
2520 Flagstone Dr	0.62mi	3/2.0 (-1)	1,935 (-10%)	1mo	$495,000	$256	47
2613 Flagstone Dr	0.68mi	3/2.0 (-1)	1,971 (-8%)	1mo	$410,000	$208	46
1700 Throwbridge Ln	0.52mi	3/2.0 (-1)	1,887 (-12%)	2mo	$515,000	$273	46
2525 Winterstone Dr	0.66mi	3/2.0 (-1)	1,933 (-10%)	1mo	$400,000	$207	45

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 · 2.09% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-67,051
• Equity at exit: $52,037

10-year hold

• IRR: -14.8%
• Equity multiple: 0.19×
• Total profit: $-79,171
• Equity at exit: $30,175

Cash invested: $97,720 (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 75075

• Rents YoY: 2.1%
• Active inventory: 214
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,063 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$567 /mo · $6,806/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $-123

Break-even live

Break-even rent $3,219

Max offer price $327,241

Occupancy floor 99%

Sensitivity live

Price	-10% $74	-5% $-24	+0% $-123	+5% $-222	+10% $-321
Rent	-10% $-365	-5% $-244	+0% $-123	+5% $-2	+10% $119
Rate	-1.0pp $53	-0.5pp $-34	base $-123	+0.5pp $-214	+1.0pp $-306

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2005 Papeete Dr Plano, TX	4.0	3.0	1948	$3,750	$1.93	25d	1	0.11mi
1904 Tampico Dr Plano, TX	4.0	3.0	2196	$4,500	$2.05	44d	1	0.13mi
2126 Teakwood Ln Plano, TX	3.0	2.0	1549	$2,450	$1.58	44d	1	0.21mi
1617 Idyllwild Ct Plano, TX	4.0	2.0	2738	$2,950	$1.08	11d	1	0.30mi
3105 Copper Creek Dr Plano, TX	3.0	2.5	2270	$2,800	$1.23	19d	1	0.53mi
2013 Treehouse Ln Plano, TX	4.0	3.0	2390	$3,499	$1.46	25d	1	0.54mi
2304 Canyon Valley Trl Plano, TX	3.0	2.5	2282	$2,800	$1.23	44d	1	0.59mi
1412 Wind Cave Cir Plano, TX	4.0	2.0	1757	$2,300	$1.31	44d	1	0.66mi
2605 Plateau Dr Unit 1019536P Plano, TX	4.0	2.0	1926	$8,063	$4.19	44d	1	0.67mi
2608 Plateau Dr Plano, TX	4.0	2.0	1937	$8,750	$4.52	44d	1	0.68mi
1409 Glacier Dr Plano, TX	4.0	2.0	1526	$2,350	$1.54	21d	1	0.76mi
2203 Glen Forest Ln Plano, TX	3.0	2.0	1840	$2,300	$1.25	4d	1	0.78mi
2200 W Park Blvd Plano, TX	3.0	3.0	1444	$1,999	$1.38	44d	1	0.78mi
3805 Covinton Ln Plano, TX	4.0	2.5	2943	$2,995	$1.02	6d	1	0.80mi
1109 Wimbledon Ln Plano, TX	3.0	2.0	1618	$1,950	$1.21	44d	1	0.83mi
1728 Tawakoni Ln Plano, TX	4.0	2.5	2491	$3,195	$1.28	8d	1	0.83mi
1813 Cross Bend Rd Plano, TX	5.0	2.0	1978	$5,200	$2.63	44d	1	0.84mi
1104 Wimbledon Ln Plano, TX	3.0	2.0	1714	$2,200	$1.28	0d	1	0.84mi
2309 Lawndale Dr Plano, TX	4.0	2.0	2355	$3,000	$1.27	13d	1	0.85mi
2933 Deep Valley Trl Plano, TX	4.0	2.5	2572	$2,995	$1.16	25d	1	0.87mi
1800 Sacramento Ter Plano, TX	4.0	2.5	2506	$3,200	$1.28	11d	1	0.88mi
2728 Parkhaven Dr Plano, TX	3.0	2.0	1832	$2,450	$1.34	44d	1	0.90mi
1821 Geneva Ln Plano, TX	3.0	2.0	2110	$3,100	$1.47	45d	1	0.94mi
2709 Oak Cir Plano, TX	4.0	2.5	2228	$4,200	$1.89	19d	1	0.95mi
1021 Mellville Dr Plano, TX	4.0	2.0	2210	$7,750	$3.51	44d	1	0.95mi
1021 Mellville Dr Unit 1019512P Plano, TX	4.0	2.0	2206	$12,028	$5.45	25d	1	0.95mi
1413 Yellowstone Dr Plano, TX	3.0	2.0	1440	$2,050	$1.42	44d	1	0.96mi
3008 Townbluff Dr Plano, TX	3.0	2.0	1431	$2,000	$1.40	25d	1	0.96mi
2724 Russwood Ln Plano, TX	4.0	2.0	2050	$2,445	$1.19	21d	1	0.97mi
1425 Natchez Dr Plano, TX	3.0	2.0	1861	$2,145	$1.15	20d	1	0.99mi
2732 S Cypress Cir Plano, TX	3.0	2.0	1700	$2,349	$1.38	44d	1	1.03mi
2337 Chace Ct Plano, TX	4.0	2.5	2692	$3,100	$1.15	25d	1	1.05mi
941 Lombardy Dr Plano, TX	3.0	2.0	1930	$2,200	$1.14	44d	1	1.06mi
2709 Deep Valley Trl Plano, TX	3.0	2.0	1854	$2,500	$1.35	8d	1	1.08mi
2709 Deep Valley Trl Plano, TX	3.0	2.0	1854	$2,500	$1.35	3d	1	1.08mi
841 Snapdragon Ln Plano, TX	4.0	3.0	2276	$4,400	$1.93	44d	1	1.14mi
1401 Cross Bend Rd Plano, TX	3.0	2.0	1443	$2,200	$1.52	22d	1	1.15mi
2421 Regal Rd Unit 1019483P Plano, TX	5.0	3.0	2217	$13,187	$5.95	22d	1	1.17mi
2421 Regal Rd Plano, TX	5.0	3.0	2221	$9,750	$4.39	44d	1	1.17mi
817 Edmonton Dr Plano, TX	4.0	2.5	2736	$3,500	$1.28	21d	1	1.20mi

Listing history 26 events

1. 2026-06-02
   status $349,000 Pending 5 DOM
2. 2026-06-01
   days on market $349,000 Active Option Contract 5 DOM
3. 2026-05-31
   days on market $349,000 Active Option Contract 4 DOM
4. 2026-05-27
   listed $349,000 Active
5. 2013-04-04
   soldstatus Closed 225-char remark

   Show marketing remark (225 chars)

   Great property recently updated and ready for move in. Fresh paint, carpet and more. Great location close to schools and parks. Large living room with fireplace, formal dining room. A great family home ready for a new family.

6. 2013-02-28
   status Pending 225-char remark

   Show marketing remark (225 chars)

   Great property recently updated and ready for move in. Fresh paint, carpet and more. Great location close to schools and parks. Large living room with fireplace, formal dining room. A great family home ready for a new family.

7. 2013-02-18
   price $179,900 225-char remark

   Show marketing remark (225 chars)

   Great property recently updated and ready for move in. Fresh paint, carpet and more. Great location close to schools and parks. Large living room with fireplace, formal dining room. A great family home ready for a new family.

8. 2013-01-25
   historical
9. 2013-01-07
   listed $189,900 Active 225-char remark

   Show marketing remark (225 chars)

   Great property recently updated and ready for move in. Fresh paint, carpet and more. Great location close to schools and parks. Large living room with fireplace, formal dining room. A great family home ready for a new family.

10. 2012-10-30
    soldstatus
11. 2012-07-26
    status Pending
12. 2012-04-02
    status Active Contingent
13. 2012-04-01
    historical
14. 2012-02-01
    status Active Contingent
15. 2012-02-01
    historical
16. 2011-10-28
    historical Active Contingent
17. 2011-10-20
    price $110,000
18. 2011-10-10
    listed $130,000 Active
19. 2011-02-24
    historical
20. 2010-08-25
    listed $149,900 Active
21. 2010-08-24
    historical
22. 2010-08-21
    listed $149,900
23. 2004-07-14
    soldstatus
24. 2004-07-08
    soldstatus
25. 2004-06-05
    historical
26. 2004-04-06
    listed $159,800

ⓘ 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: $6,806 · $567/mo
• Projected year-2 tax: $6,806 · $567/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,753
• − Mortgage interest: −$19,549
• − Property taxes: −$6,806
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,940
• − Management: −$2,940
• − Depreciation: −$10,153
• Taxable loss: −$7,380
• Est. tax savings @ 24.0%: +$1,771
• After-tax cash flow: $293/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 — Plano

• Score: 84/100
• State rank: #8
• US rank: #728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plano, TX
• County: Collin County · 1,159,394 people
• City population: 288,003
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 38,135
• Household income: $98,365
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 1108.0

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 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 16% Asian 12% Two or more races 10% Black 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 3% Slovak 2% American 1%
• Foreign-born: 20% · Canada, China, Philippines
• Languages at home: 73% English-only · Spanish 11% Other Indo-European 4% Other Asian/Pacific 3%

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: ▼ -308.79%
• Current HPI: 272.4482
• Rent YoY: ▲ 2.09%
• 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

+118.4% since first listed

23 events — show timeline

• 2026-05-27 Listed $349,000 NTREIS
• 2013-04-04 Sold (MLS) — NTREIS
• 2013-02-28 Pending — NTREIS
• 2013-02-18 Price Changed $179,900 NTREIS
• 2013-01-25 Listing Removed — NTREIS
• 2013-01-07 Listed $189,900 NTREIS
• 2012-10-30 Sold (Public Records) — Public Records
• 2012-07-26 Pending — NTREIS
• 2012-04-02 Relisted — NTREIS
• 2012-04-01 Listing Removed — NTREIS
• 2012-02-01 Relisted — NTREIS
• 2012-02-01 Listing Removed — NTREIS
• 2011-10-28 Contingent — NTREIS
• 2011-10-20 Price Changed $110,000 NTREIS
• 2011-10-10 Listed $130,000 NTREIS
• 2011-02-24 Listing Removed — NTREIS
• 2010-08-25 Listed $149,900 NTREIS
• 2010-08-24 Listing Removed — NTREIS
• 2010-08-21 Listed $149,900 NTREIS
• 2004-07-14 Sold (Public Records) — Public Records
• 2004-07-08 Sold (MLS) — NTREIS
• 2004-06-05 Listing Removed — NTREIS
• 2004-04-06 Listed $159,800 NTREIS

Property tax history

+4.2%/yr

Latest (2025): $6,806 · +0.1% YoY. Source: county tax records.