310 S 2nd St · Wylie, TX 75098

$250,000

2 bd · 1.0 ba · 995 sqft · SingleFamily public records · 38 Days on market

Built 1964 8,712 sqft lot Est $227k · 10% over

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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).

• Cash flow +7.4/30.0
• Schools +5.7/10.0
• Livability +3.5/5.0
• ARV discount +2.9/15.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +1.9/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

So Cute in the Heart of Wylie! Welcome to 310 S 2nd St, where 1950s charm meets a complete, top-to-bottom modern transformation. This isn't just a 'refresh'—this 3-bedroom, 2-bathroom home has been meticulously reconstructed offering the peace of mind of new warrantied systems. Every major system has been replaced for years of worry-free living. Complete new electrical system, new HVAC system with clean new ducting, new water heater and plumbing, plus lots more. On the exterior you'll find lasting concrete siding, energy-efficient double-pane vinyl windows, and an architectural shingle roof with a lifetime warranty. Step inside to a light floor plan featuring fresh designer paint and

Key facts

• New plumbing
• Concrete siding
• New water heater

Tags

• NEW ELECTRICAL SYSTEM
• NEW HVAC SYSTEM
• NEW WATER HEATER
• NEW PLUMBING
• CONCRETE SIDING
• DOUBLE-PANE VINYL WINDOWS

Property features AI

Finance

• Other: Lot less than 0.5 acre (approx. 0.2 acre); Subdivision: Fairview Add; Directions: From 78, S on Ballard, E on Butler, S on 2nd.
• Financial info: Accepts Cash, Conventional, FHA, and VA financing; Treat as clear loan type; No second mortgage reported
• HOA & community: No association

Exterior

• Parking: On-site parking with concrete surface
• Security: Smoke detectors
• Utilities: City water; City sewer; Power available (electric)
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1964; Fiber cement siding; Composition roof; Pillar/Post/Pier foundation
• Exterior features: Alley access; City water; City sewer

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: Primary bedroom (Level 1) — approx. 13 x 11; Bedroom (Level 1) — approx. 11 x 10; Bedroom (Level 1) — approx. 14 x 11
• Flooring: Ceramic tile; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: High-speed internet available; Pantry; Vented exhaust fan
• Laundry & utility: Washer hookup; Electric dryer hookup; Stacked washer/dryer area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-321 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (31.3% below list).
• Recommended offer: $172k (31.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#419 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Wylie ISD (suburban): math 64% / reading 63% proficiency, ranked #28 of 826 in TX (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: R F Hartman El (math 62% / reading 62%, grade B, #321 of 4,322 statewide, top 8%, 541 students, 53% FRL) — zoned schools average 53% FRL vs 26% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.4%/yr); 704 active listings in the ZIP; high-income renter base; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).
• This rent is only 17% of the median local income ($122k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 38 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,648 (31.3% 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 38 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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: 0.69% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.51%
• DSCR: 0.76
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $226,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
328 S 1st St	0.12mi	3/1.5 (+1)	1,015 (+2%)	3mo	$215,000	$212	82
320 S 3rd St	0.08mi	3/1.0 (+1)	1,002 (+1%)	18mo	$229,990	$230	75
335 S 1st St	0.14mi	3/1.5 (+1)	1,035 (+4%)	8mo	$217,000	$210	73
331 S First St	0.12mi	3/1.5 (+1)	1,051 (+6%)	15mo	$239,950	$228	66
500 E Oak St	0.32mi	2/1.0	1,036 (+4%)	15mo	$220,000	$212	65
307 W Brown St	0.59mi	2/2.0	952 (-4%)	2mo	$225,500	$237	60
209 S Cottonbelt Ave	0.55mi	2/1.0	896 (-10%)	9mo	$235,900	$263	50
603 Valentine Ln	0.66mi	3/1.5 (+1)	1,084 (+9%)	3mo	$245,900	$227	45
1003 Mardi Gras Ln	0.59mi	3/1.0 (+1)	900 (-10%)	9mo	$235,000	$261	44
1002 Mardi Gras Ln	0.61mi	3/2.0 (+1)	1,120 (+13%)	9mo	$130,000	$116	34
911 Memorial Dr	0.53mi	3/2.0 (+1)	1,124 (+13%)	14mo	$274,000	$244	33
406 Willow Way	0.64mi	3/2.0 (+1)	1,138 (+14%)	5mo	$255,000	$224	32

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: -29.0%
• Equity multiple: 0.06×
• Total profit: $-66,004
• Equity at exit: $37,276

10-year hold

• IRR: -46.0%
• Equity multiple: -0.48×
• Total profit: $-103,278
• Equity at exit: $21,615

Cash invested: $70,000 (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 75098

• Home prices YoY: -24.5%
• Rents YoY: -1.4%
• Active inventory: 704
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,716 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$262 /mo · $3,144/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-321

Break-even live

Break-even rent $2,123

Max offer price $193,259

Occupancy floor —

Sensitivity live

Price	-10% $-180	-5% $-250	+0% $-321	+5% $-392	+10% $-463
Rent	-10% $-457	-5% $-389	+0% $-321	+5% $-253	+10% $-186
Rate	-1.0pp $-195	-0.5pp $-258	base $-321	+0.5pp $-386	+1.0pp $-452

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-15
   status $250,000 Pending 38 DOM
2. 2026-06-15
   days on market $250,000 Active Option Contract 38 DOM
3. 2026-06-13
   days on market $250,000 Active Option Contract 36 DOM
4. 2026-06-13
   days on market $250,000 Active Option Contract 35 DOM
5. 2026-06-09
   days on market $250,000 Active Option Contract 32 DOM
6. 2026-06-08
   days on market $250,000 Active Option Contract 31 DOM
7. 2026-06-07
   statusdays on market $250,000 Active Option Contract 30 DOM
8. 2026-06-04
   days on market $250,000 Active 27 DOM
9. 2026-06-03
   days on market $250,000 Active 26 DOM
10. 2026-06-02
    days on market $250,000 Active 25 DOM
11. 2026-06-01
    days on market $250,000 Active 24 DOM
12. 2026-05-31
    days on market $250,000 Active 23 DOM
13. 2026-05-18
    historical Active Option Contract
14. 2026-05-08
    listed $250,000 Active
15. 2025-09-29
    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: $3,144 · $262/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$1,431/yr (+$119/mo · 45.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 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: $20,598
• − Mortgage interest: −$14,004
• − Property taxes: −$3,144
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$7,273
• Taxable loss: −$8,369
• Est. tax savings @ 24.0%: +$2,009
• After-tax cash flow: $-1,846/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: Wylie ISD
• NCES district ID: 4846530
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $84,145
• Composite: 57.25/100
• National rank: #1091
• State rank: #28 of 826 in TX

Livability — Wylie

• Score: 69/100
• State rank: #419
• US rank: #8623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wylie, TX
• County: Collin County · 1,159,394 people
• City population: 69,325
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 69,325
• Household income: $122,089
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 996.0

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 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 19% Two or more races 15% Black 13% Asian 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 14% Other Indo-European 4% Vietnamese 2%

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: ▼ -84.91%
• Current HPI: 261.9973
• Rent YoY: ▼ -1.39%
• 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

3 events — show timeline

• 2026-05-18 Contingent — NTREIS
• 2026-05-08 Listed $250,000 NTREIS
• 2025-09-29 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,144 · -7.6% YoY. Source: county tax records.