709 N Collins Fwy #113 · Howe, TX 75459

$40,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 49 Days on market

Built 2026 Fair condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautiful home is located in Pradera in Howe TX. This 3 bedroom 2 bath home offers peaceful country style living with convenient access to Highway 75. Home features include an open layout with great natural light, a full appliance package, comfortable living and dining space, a desirable corner lot, and off street parking. Community amenities include a swimming pool, two playgrounds, a sport court, a pet friendly environment, and monthly resident activities. This home offers a great blend of space, comfort, and community living in a convenient location. Send a message for availability, details, and to schedule a tour.

Key facts

• Sport court
• Swimming pool
• Two playgrounds

Tags

• CORNER LOT
• SWIMMING POOL
• TWO PLAYGROUNDS
• SPORT COURT
• PET-FRIENDLY ENVIRONMENT

Property features AI

Finance

• Other: Living area approximately 1,056
• Financial info: List price $40,900

Exterior

• Home design: Single-section home (3 bed, 2 bath); Spec inventory

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Dishwasher; Disposal; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $41k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $41k).
• Recommended offer: $40k (3.0% below list) — sets the bar for market timing.
• Cap rate 37.4% vs local median 4.5% in Howe — 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 70/100 on livability (#368 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Howe ISD (rural): math 47% / reading 51% proficiency, ranked #180 of 826 in TX (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 142 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $283 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Recommended offer $39,673 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 4.15% ✓
• Cap rate: 37.38%
• Cash-on-cash: 111.01%
• DSCR: 5.94
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.32×
• Total profit: $60,873
• Equity at exit: $6,098

10-year hold

• IRR: —
• Equity multiple: 13.22×
• Total profit: $139,997
• Equity at exit: $3,536

Cash invested: $11,452 (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 75459

• Home prices YoY: -18.5%
• Active inventory: 142
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$214
• Tax est. 1.5%: −$51 /mo · $614/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $1,059

Break-even live

Break-even rent $358

Max offer price $40,900

Occupancy floor 33%

Sensitivity live

Price	-10% $1,088	-5% $1,074	+0% $1,059	+5% $1,045	+10% $1,031
Rent	-10% $925	-5% $992	+0% $1,059	+5% $1,127	+10% $1,194
Rate	-1.0pp $1,080	-0.5pp $1,070	base $1,059	+0.5pp $1,049	+1.0pp $1,038

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: $10,225
• Closing costs: $1,227
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 N Western Hills Dr Howe, TX	1.0–3.0	1.0–2.0	852	$1,570	$1.84	0d	19	0.45mi
1632 Elliott Rd Howe, TX	3.0	2.0	1461	$1,800	$1.23	22d	1	0.64mi
1629 Elliott Rd Howe, TX	3.0	2.0	1451	$1,800	$1.24	45d	1	0.64mi

Listing history 18 events

1. 2026-06-19
   days on market $40,900 Active 49 DOM
2. 2026-06-18
   days on market $40,900 Active 48 DOM
3. 2026-06-17
   days on market $40,900 Active 47 DOM
4. 2026-06-16
   days on market $40,900 Active 46 DOM
5. 2026-06-15
   days on market $40,900 Active 45 DOM
6. 2026-06-14
   days on market $40,900 Active 43 DOM
7. 2026-06-13
   days on market $40,900 Active 42 DOM
8. 2026-06-10
   days on market $40,900 Active 40 DOM
9. 2026-06-09
   days on market $40,900 Active 39 DOM
10. 2026-06-08
    days on market $40,900 Active 38 DOM
11. 2026-06-07
    days on market $40,900 Active 37 DOM
12. 2026-06-05
    days on market $40,900 Active 34 DOM
13. 2026-06-02
    days on market $40,900 Active 32 DOM
14. 2026-06-01
    days on market $40,900 Active 31 DOM
15. 2026-05-31
    days on market $40,900 Active 30 DOM
16. 2026-05-30
    days on market $40,900 Active 29 DOM
17. 2026-05-02
    listed $1,419
18. 2026-05-02
    listed $40,900 Active 631-char remark

ⓘ 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: $20,386
• − Mortgage interest: −$2,291
• − Property taxes: −$614
• − Insurance: −$204
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$1,190
• Taxable income: $12,825
• Est. tax owed @ 24.0%: −$3,078
• After-tax cash flow: $9,635/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 · 1 photo

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Painting the exterior and landscaping improvements would significantly enhance its appeal.

Repairs flagged

• Minor Exterior siding — Some discoloration
• Minor Landscaping — Needs trimming and mulching

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Rental Landscaping improvements — Attracts more tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Some discoloration	Minor	$500–3,000
Landscaping · Needs trimming and mulching	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Rental Landscaping improvements — Attracts more tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Howe ISD
• NCES district ID: 4823670
• Math proficiency: 47% ▼ -2.00%
• Reading proficiency: 51% ▲ 1.00%
• Median HH income: $60,164
• Composite: 42.92/100
• National rank: #3119
• State rank: #180 of 826 in TX

Livability — Howe

• Score: 70/100
• State rank: #368
• US rank: #7804

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Howe, TX
• Population (ZIP): 6,620

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 134,540 people
• By 2030: 138,653 · +3.1%
• By 2040: 145,958 · +8.5%
• By 2050: 151,218 · +12.4%
• By 2075: 161,802 · +20.3%
• By 2100: 159,036 · +18.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 28% Two or more races 9% Black 5%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Spanish 17%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+54.3) · D 22.5% · R 76.7%
• 2008→2024 swing: -16.4pp toward R · 2008: -37.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+49.9 2016: R+53.1 2012: R+48.0 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.75%
• Current HPI: 249.7211
• 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