331 Maxine Ct · Milford, TX 76670

$210,990

4 bd · 2.0 ba · 1,510 sqft · SingleFamily · 163 Days on market

Built 2025 Excellent condition 8,015 sqft lot $140/sqft · at area comps Est $218k · at est. ↓ 12% since listing

---

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 +14.2/30.0
• ARV discount +8.9/15.0
• Appreciation +8.7/10.0
• Condition / age +4.8/5.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

MLS# 21120802 - Built by NHC - Ready Now! ~ The Lincoln Plan from our Liberty Series offers the perfect combination of efficiency, comfort, and value. This single-story home features 4 bedrooms, 2 bathrooms, a 2-car garage, and 1,510 square feet of thoughtfully designed living space. Upon entering, you’ll find three secondary bedrooms, a full-size bathroom, and a conveniently located laundry room. The heart of the home is the open-concept kitchen, which overlooks the dining area and spacious family room, making it perfect for hosting or everyday living. Toward the back of the home, the primary suite provides a private retreat, complete with an en suite bathroom. Access to the primary suite is conveniently located just off the living room, ensuring privacy and easy access.

Key facts

• 8,015 sq ft lot
• 2 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $211k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $34 ($408/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (10.5% below list).
• Recommended offer: $186k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#1,343 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Milford ISD (rural): math 15% / reading 30% proficiency, ranked #1,086 of 1,141 in TX (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 51 active listings in the ZIP; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (7.5% local appreciation)).
• Ellis County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $42k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,671 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $217,678
• List price: $210,990
• Delta: -3.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Maxine Ct	0.02mi	4/2.0	1,510 (0%)	1mo	$212,990	$141	98
161 E Water St	0.09mi	3/2.0 (-1)	1,401 (-7%)	14mo	$270,000	$193	67
504 E Water	0.35mi	3/2.0 (-1)	1,420 (-6%)	5mo	$260,000	$183	65
610 West Ave	0.57mi	3/2.0 (-1)	1,290 (-15%)	18mo	$230,000	$178	29
620 S Elm	0.56mi	3/2.0 (-1)	1,295 (-14%)	19mo	$219,900	$170	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.39×
• Total profit: $82,372
• Equity at exit: $153,129

10-year hold

• IRR: 18.3%
• Equity multiple: 5.02×
• Total profit: $237,418
• Equity at exit: $297,369

Cash invested: $59,077 (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 76670

• Home prices YoY: 2.5%
• Active inventory: 51
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,889 medium
• Mortgage (P&I): −$1,106
• Tax est. 1.5%: −$264 /mo · $3,165/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $34

Break-even live

Break-even rent $1,846

Max offer price $210,990

Occupancy floor 93%

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: $52,748
• Closing costs: $6,330
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-02
   statusdays on market $210,990 Pending 163 DOM
2. 2026-06-01
   days on market $210,990 Active 162 DOM
3. 2026-05-31
   days on market $210,990 Active 161 DOM
4. 2026-04-14
   status Active 793-char remark

   Show marketing remark (793 chars)

   MLS# 21120802 - Built by NHC - Ready Now! ~ The Lincoln Plan from our Liberty Series offers the perfect combination of efficiency, comfort, and value. This single-story home features 4 bedrooms, 2 bathrooms, a 2-car garage, and 1,510 square feet of thoughtfully designed living space. Upon entering, you’ll find three secondary bedrooms, a full-size bathroom, and a conveniently located laundry room. The heart of the home is the open-concept kitchen, which overlooks the dining area and spacious family room, making it perfect for hosting or everyday living. Toward the back of the home, the primary suite provides a private retreat, complete with an en suite bathroom. Access to the primary suite is conveniently located just off the living room, ensuring privacy and easy access.

5. 2026-03-26
   status Pending 793-char remark

   Show marketing remark (793 chars)

   MLS# 21120802 - Built by NHC - Ready Now! ~ The Lincoln Plan from our Liberty Series offers the perfect combination of efficiency, comfort, and value. This single-story home features 4 bedrooms, 2 bathrooms, a 2-car garage, and 1,510 square feet of thoughtfully designed living space. Upon entering, you’ll find three secondary bedrooms, a full-size bathroom, and a conveniently located laundry room. The heart of the home is the open-concept kitchen, which overlooks the dining area and spacious family room, making it perfect for hosting or everyday living. Toward the back of the home, the primary suite provides a private retreat, complete with an en suite bathroom. Access to the primary suite is conveniently located just off the living room, ensuring privacy and easy access.

6. 2026-03-11
   price $223,990 793-char remark

   Show marketing remark (793 chars)

   MLS# 21120802 - Built by NHC - Ready Now! ~ The Lincoln Plan from our Liberty Series offers the perfect combination of efficiency, comfort, and value. This single-story home features 4 bedrooms, 2 bathrooms, a 2-car garage, and 1,510 square feet of thoughtfully designed living space. Upon entering, you’ll find three secondary bedrooms, a full-size bathroom, and a conveniently located laundry room. The heart of the home is the open-concept kitchen, which overlooks the dining area and spacious family room, making it perfect for hosting or everyday living. Toward the back of the home, the primary suite provides a private retreat, complete with an en suite bathroom. Access to the primary suite is conveniently located just off the living room, ensuring privacy and easy access.

7. 2026-03-06
   price $232,990 793-char remark

   Show marketing remark (793 chars)

   MLS# 21120802 - Built by NHC - Ready Now! ~ The Lincoln Plan from our Liberty Series offers the perfect combination of efficiency, comfort, and value. This single-story home features 4 bedrooms, 2 bathrooms, a 2-car garage, and 1,510 square feet of thoughtfully designed living space. Upon entering, you’ll find three secondary bedrooms, a full-size bathroom, and a conveniently located laundry room. The heart of the home is the open-concept kitchen, which overlooks the dining area and spacious family room, making it perfect for hosting or everyday living. Toward the back of the home, the primary suite provides a private retreat, complete with an en suite bathroom. Access to the primary suite is conveniently located just off the living room, ensuring privacy and easy access.

8. 2026-03-04
   price $239,990 793-char remark

   Show marketing remark (793 chars)

   MLS# 21120802 - Built by NHC - Ready Now! ~ The Lincoln Plan from our Liberty Series offers the perfect combination of efficiency, comfort, and value. This single-story home features 4 bedrooms, 2 bathrooms, a 2-car garage, and 1,510 square feet of thoughtfully designed living space. Upon entering, you’ll find three secondary bedrooms, a full-size bathroom, and a conveniently located laundry room. The heart of the home is the open-concept kitchen, which overlooks the dining area and spacious family room, making it perfect for hosting or everyday living. Toward the back of the home, the primary suite provides a private retreat, complete with an en suite bathroom. Access to the primary suite is conveniently located just off the living room, ensuring privacy and easy access.

9. 2026-02-27
   price $236,990 793-char remark

   Show marketing remark (793 chars)

   MLS# 21120802 - Built by NHC - Ready Now! ~ The Lincoln Plan from our Liberty Series offers the perfect combination of efficiency, comfort, and value. This single-story home features 4 bedrooms, 2 bathrooms, a 2-car garage, and 1,510 square feet of thoughtfully designed living space. Upon entering, you’ll find three secondary bedrooms, a full-size bathroom, and a conveniently located laundry room. The heart of the home is the open-concept kitchen, which overlooks the dining area and spacious family room, making it perfect for hosting or everyday living. Toward the back of the home, the primary suite provides a private retreat, complete with an en suite bathroom. Access to the primary suite is conveniently located just off the living room, ensuring privacy and easy access.

10. 2026-02-11
    price $239,990 793-char remark

    Show marketing remark (793 chars)

    MLS# 21120802 - Built by NHC - Ready Now! ~ The Lincoln Plan from our Liberty Series offers the perfect combination of efficiency, comfort, and value. This single-story home features 4 bedrooms, 2 bathrooms, a 2-car garage, and 1,510 square feet of thoughtfully designed living space. Upon entering, you’ll find three secondary bedrooms, a full-size bathroom, and a conveniently located laundry room. The heart of the home is the open-concept kitchen, which overlooks the dining area and spacious family room, making it perfect for hosting or everyday living. Toward the back of the home, the primary suite provides a private retreat, complete with an en suite bathroom. Access to the primary suite is conveniently located just off the living room, ensuring privacy and easy access.

11. 2026-02-06
    price $247,990 793-char remark

    Show marketing remark (793 chars)

    MLS# 21120802 - Built by NHC - Ready Now! ~ The Lincoln Plan from our Liberty Series offers the perfect combination of efficiency, comfort, and value. This single-story home features 4 bedrooms, 2 bathrooms, a 2-car garage, and 1,510 square feet of thoughtfully designed living space. Upon entering, you’ll find three secondary bedrooms, a full-size bathroom, and a conveniently located laundry room. The heart of the home is the open-concept kitchen, which overlooks the dining area and spacious family room, making it perfect for hosting or everyday living. Toward the back of the home, the primary suite provides a private retreat, complete with an en suite bathroom. Access to the primary suite is conveniently located just off the living room, ensuring privacy and easy access.

12. 2026-01-26
    price $249,990 793-char remark

    Show marketing remark (793 chars)

    MLS# 21120802 - Built by NHC - Ready Now! ~ The Lincoln Plan from our Liberty Series offers the perfect combination of efficiency, comfort, and value. This single-story home features 4 bedrooms, 2 bathrooms, a 2-car garage, and 1,510 square feet of thoughtfully designed living space. Upon entering, you’ll find three secondary bedrooms, a full-size bathroom, and a conveniently located laundry room. The heart of the home is the open-concept kitchen, which overlooks the dining area and spacious family room, making it perfect for hosting or everyday living. Toward the back of the home, the primary suite provides a private retreat, complete with an en suite bathroom. Access to the primary suite is conveniently located just off the living room, ensuring privacy and easy access.

13. 2026-01-15
    price $252,990 793-char remark

    Show marketing remark (793 chars)

    MLS# 21120802 - Built by NHC - Ready Now! ~ The Lincoln Plan from our Liberty Series offers the perfect combination of efficiency, comfort, and value. This single-story home features 4 bedrooms, 2 bathrooms, a 2-car garage, and 1,510 square feet of thoughtfully designed living space. Upon entering, you’ll find three secondary bedrooms, a full-size bathroom, and a conveniently located laundry room. The heart of the home is the open-concept kitchen, which overlooks the dining area and spacious family room, making it perfect for hosting or everyday living. Toward the back of the home, the primary suite provides a private retreat, complete with an en suite bathroom. Access to the primary suite is conveniently located just off the living room, ensuring privacy and easy access.

14. 2025-11-25
    listed $253,322 Active 793-char remark

    Show marketing remark (793 chars)

    MLS# 21120802 - Built by NHC - Ready Now! ~ The Lincoln Plan from our Liberty Series offers the perfect combination of efficiency, comfort, and value. This single-story home features 4 bedrooms, 2 bathrooms, a 2-car garage, and 1,510 square feet of thoughtfully designed living space. Upon entering, you’ll find three secondary bedrooms, a full-size bathroom, and a conveniently located laundry room. The heart of the home is the open-concept kitchen, which overlooks the dining area and spacious family room, making it perfect for hosting or everyday living. Toward the back of the home, the primary suite provides a private retreat, complete with an en suite bathroom. Access to the primary suite is conveniently located just off the living room, ensuring privacy and easy access.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,664
• − Mortgage interest: −$11,819
• − Property taxes: −$3,165
• − Insurance: −$1,055
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$6,138
• Taxable loss: −$3,138
• Est. tax savings @ 24.0%: +$753
• After-tax cash flow: $1,161/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 · 12 photos

Excellent 95/100 None rehab

This single-story home is in excellent condition with modern finishes and a well-maintained exterior. It offers a good balance of comfort and value, making it an attractive option for both buyers and renters.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Resale Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Both Adding smart home features — Smart home features can improve convenience and attract both buyers and renters.
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers.
• Rental Adding a smart thermostat — Smart thermostats can help manage energy costs and attract renters looking for energy-efficient homes.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Resale Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can improve convenience and attract both buyers and renters. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers. ↑
• Rental Adding a smart thermostat — Smart thermostats can help manage energy costs and attract renters looking for energy-efficient homes. ↑

ⓘ 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: Milford ISD
• NCES district ID: 4830780
• Math proficiency: 15% ▼ -15.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $47,400
• Composite: 22.85/100
• National rank: #13398
• State rank: #1086 of 1141 in TX

Livability — Milford

• Score: 55/100
• State rank: #1343
• US rank: #23142

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milford, TX
• Population (ZIP): 1,921

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 194,556 people
• By 2030: 209,679 · +7.8%
• By 2040: 238,837 · +22.8%
• By 2050: 265,451 · +36.4%
• By 2075: 326,571 · +67.9%
• By 2100: 362,156 · +86.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 29% Black 16% Two or more races 14% Native American 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 80% English-only · Spanish 19%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+31.1) · D 34.0% · R 65.1%
• 2008→2024 swing: +11.2pp toward D · 2008: -42.2pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+34.1 2016: R+45.4 2012: R+47.5 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.50%
• Current HPI: 311.8126
• 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

-11.6% since first listed

11 events — show timeline

• 2026-04-14 Relisted — NTREIS
• 2026-03-26 Pending — NTREIS
• 2026-03-11 Price Changed $223,990 NTREIS
• 2026-03-06 Price Changed $232,990 NTREIS
• 2026-03-04 Price Changed $239,990 NTREIS
• 2026-02-27 Price Changed $236,990 NTREIS
• 2026-02-11 Price Changed $239,990 NTREIS
• 2026-02-06 Price Changed $247,990 NTREIS
• 2026-01-26 Price Changed $249,990 NTREIS
• 2026-01-15 Price Changed $252,990 NTREIS
• 2025-11-25 Listed $253,322 NTREIS