504 Flora Ct · Josephine, TX 75173

$329,900

4 bd · 2.0 ba · 1,727 sqft · SingleFamily public records · 37 Days on market

Built 2025 8,276 sqft lot $191/sqft · 6% below area Est $352k · 6% under $13/mo HOA · 1% of rent

---

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 +10.3/15.0
• Appreciation +10.0/10.0
• Cash flow +5.8/30.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.2/10.0

Listing remarks MLS

NEW CONSTRUCTION BY LONG-TIME BUILDER ROBBIE HALE HOMES, COMPLETION MONTH February 2025. Beautiful New Construction Home built by Robbie Hale Homes in the new community of Murray Manor Estates in Josephine. No MUD TAX and No crazy high HOA fees! Enter the home with the secondary hallway to the secondary bedrooms, the utility room and the secondary bathroom to your left. Continue through the Foyer to the spacious Family Room accented with a White Brick Fireplace. The Kitchen and Breakfast Nook will be adjacent to the Family Room. The Kitchen features white painted cabinets, granite countertops, stainless steel appliances, and vinyl flooring. The Master Bedroom is large and the Master Bathroom includes separate vanities, a separate shower, a jetted tub and a large walk-in closet. The interior features Crown Molding in the Formal areas, 5.5 inch Baseboards, vinyl floors throughout with carpet in the bedrooms and the bedroom closets. The exterior features a full sprinkler system, full sod, landscaping, and a stained wood privacy fence with steel posts. Energy efficiency will include R-38 blown in attic insulation, R-15 wall insulation, vinyl windows being dual paned windows, radiant barrier roof decking, and a high efficiency HVAC system. Builder has more info. Builder Pays for Title Policy, Survey and up to $30K towards closing costs.

Key facts

• Functional design
• Ample cabinetry
• Modern finishes

Tags

• OPEN-CONCEPT LAYOUT
• WHITE BRICK FIREPLACE
• SPLIT-BEDROOM FLOORPLAN
• MODERN FINISHES
• AMPLE CABINETRY
• FUNCTIONAL DESIGN

Property features AI

Finance

• Other: Builder-listed special listing conditions
• Financial info: No second mortgage listed; Loan type indicated as Treat As Clear
• HOA & community: Mandatory association with an annual fee of $150; Association covers management fees; HOA managed by Shepherd Place HMS

Exterior

• Parking: Driveway; Covered parking for 2 vehicles; Attached 2-car garage
• Utilities: City Water; City Sewer; Not in a municipal utility district
• Home design: Single family residence; One story; Not attached to other properties
• Construction: Shingle roof; Slab foundation; Built in 2025
• Exterior features: City water; City sewer; Lot under 0.5 acre; Subdivision: Murray Manor Estates

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 4 bedrooms (all on main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Open floorplan; One living area; One dining area; 4 total rooms
• Laundry & utility: Appliance hookups not specifically listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-666 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (35.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (38.7% below list).
• Recommended offer: $202k (38.7% below list) — sets the bar for 1% rule.

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: Mcclendon El (math 29% / reading 35%, grade F, #2,268 of 4,322 statewide, top 55%, 697 students, 66% FRL) — zoned schools average 66% FRL vs 36% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 421 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

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

Recommended offer $202,391 (38.7% 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 37 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.61% ✗
• Cap rate: 3.87%
• Cash-on-cash: -8.65%
• DSCR: 0.62
• GRM: 13.6

CMA / ARV

• ARV (median comp): $351,623
• List price: $329,900
• Delta: -6.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Flora Ct	0.00mi	4/2.0	1,720 (-0%)	2mo	$329,900	$192	98
214 Pennington Rd	0.09mi	3/2.0 (-1)	1,740 (+1%)	0mo	$339,900	$195	89
508 Murray Ct	0.11mi	3/2.0 (-1)	1,925 (+12%)	3mo	$357,900	$186	68
800 Rustic Way	0.54mi	4/2.0	1,796 (+4%)	3mo	$275,000	$153	66
701 Riverbrook Ln	0.61mi	4/2.0	1,791 (+4%)	3mo	$291,260	$163	63
508 Northern Red Dr	0.46mi	4/2.0	1,916 (+11%)	1mo	$279,990	$146	60
740 Meadow Creek Ln	0.58mi	3/2.0 (-1)	1,625 (-6%)	2mo	$249,000	$153	56
520 Willow St	0.64mi	4/2.0	1,583 (-8%)	2mo	$253,145	$160	55
613 Lansdowne Dr	0.69mi	4/2.0	1,875 (+9%)	1mo	$270,490	$144	53
400 Silver Birch Dr	0.46mi	5/2.0 (+1)	1,938 (+12%)	3mo	$281,490	$145	51
620 Lansdowne Dr	0.72mi	3/2.0 (-1)	1,613 (-7%)	2mo	$257,185	$159	49
604 Lansdowne Dr	0.70mi	3/2.0 (-1)	1,478 (-14%)	3mo	$266,490	$180	36

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: 18.2%
• Equity multiple: 2.49×
• Total profit: $137,289
• Equity at exit: $297,200

10-year hold

• IRR: 17.0%
• Equity multiple: 5.74×
• Total profit: $437,683
• Equity at exit: $640,923

Cash invested: $92,372 (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: 13.6×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$384 /mo · $4,610/yr
• Insurance: −$137
• HOA: −$13
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-666

Break-even live

Break-even rent $2,867

Max offer price $212,286

Occupancy floor —

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 E Cook St Josephine, TX	3.0	2.0	1817	$2,100	$1.16	1d	1	0.23mi
315 Pine Hollow Way Josephine, TX	4.0	3.0	2212	$2,300	$1.04	7d	1	0.41mi
717 Cottonwood WAY Josephine, TX	4.0	3.0	2073	$2,125	$1.03	1d	1	0.52mi
722 Windmill St Josephine, TX	4.0	2.0	1568	$2,190	$1.40	2d	1	0.53mi
800 Windmill St Josephine, TX	4.0	2.0	1843	$2,100	$1.14	7d	1	0.55mi
801 Meadow Creek Ln Josephine, TX	4.0	2.0	1757	$2,500	$1.42	5d	1	0.57mi
802 Turnbuckle Ct Royse City, TX	4.0	2.0	1577	$1,849	$1.17	44d	1	0.59mi
304 Red Stream Way Caddo Mills, TX	3.0	2.0	1476	$1,800	$1.22	19d	1	0.73mi
601 Barlow Dr Caddo Mills, TX	4.0	3.0	2090	$2,075	$0.99	44d	1	0.73mi
1004 Cotton Gin Ct Royse City, TX	4.0	2.0	1875	$1,850	$0.99	13d	1	0.77mi
311 Milo Way Royse City, TX	4.0	2.0	2074	$2,200	$1.06	6d	1	0.77mi
1007 Cotton Gin Ct Royse City, TX	3.0	2.0	1611	$2,050	$1.27	44d	1	0.80mi
305 Charmed Way Caddo Mills, TX	3.0	2.0	1481	$2,000	$1.35	1d	1	0.81mi
464 N Greenville St Farmersville, TX	3.0	2.0	2000	$3,000	$1.50	1d	1	0.82mi
305 Silo Cir Royse City, TX	4.0	2.0	2074	$2,100	$1.01	24d	1	0.84mi
1208 Riverbrook Ln Caddo Mills, TX	4.0	3.0	2088	$2,095	$1.00	44d	1	0.86mi
1216 Riverbrook Ln Caddo Mills, TX	3.0	2.0	1617	$2,000	$1.24	1d	1	0.88mi
319 Plum Dr Nevada, TX	4.0	2.0	1587	$1,899	$1.20	10d	1	0.91mi
1413 Brook Ln Caddo Mills, TX	4.0	2.0	1572	$1,925	$1.22	10d	1	0.95mi
1413 Brook Ln Caddo Mills, TX	4.0	2.0	1572	$1,925	$1.22	12d	1	0.95mi
1117 Northfield Dr Caddo Mills, TX	5.0	2.5	1954	$2,095	$1.07	44d	1	0.99mi
1144 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	1d	1	1.01mi
1144 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	10d	1	1.01mi
1141 Northfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,725	$1.35	44d	1	1.02mi
1164 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	1d	1	1.04mi
1164 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	10d	1	1.04mi
1157 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	15d	1	1.04mi
1157 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	12d	1	1.04mi
1157 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	1d	1	1.04mi
1165 Northfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,595	$1.25	10d	1	1.05mi
1210 Honeysuckle Dr Josephine, TX	5.0	2.0	1995	$2,100	$1.05	13d	1	1.06mi
1177 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	44d	1	1.06mi
1208 Fieldstone Ct Royse City, TX	4.0	2.0	1835	$2,000	$1.09	44d	1	1.07mi
711 Cistern Way Royse City, TX	4.0	2.0	2081	$1,975	$0.95	7d	1	1.13mi
1307 Community Way Royse City, TX	4.0	2.0	2104	$2,100	$1.00	44d	1	1.14mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,900	$1.24	44d	1	1.18mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,875	$1.22	24d	1	1.18mi
214 Crooked Field Dr Royse City, TX	3.0	2.0	1398	$1,900	$1.36	24d	1	1.21mi
503 Cistern Way Royse City, TX	3.0	2.0	1294	$1,795	$1.39	2d	1	1.21mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,925	$1.17	6d	1	1.30mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: landscaping

Listing history 21 events

1. 2026-06-18
   days on market $329,900 Active 37 DOM
2. 2026-06-17
   days on market $329,900 Active 36 DOM
3. 2026-06-16
   days on market $329,900 Active 35 DOM
4. 2026-06-15
   days on market $329,900 Active 34 DOM
5. 2026-06-13
   days on market $329,900 Active 32 DOM
6. 2026-06-13
   days on market $329,900 Active 31 DOM
7. 2026-06-09
   days on market $329,900 Active 28 DOM
8. 2026-06-08
   days on market $329,900 Active 27 DOM
9. 2026-06-07
   days on market $329,900 Active 26 DOM
10. 2026-06-04
    days on market $329,900 Active 23 DOM
11. 2026-06-03
    days on market $329,900 Active 22 DOM
12. 2026-06-02
    days on market $329,900 Active 21 DOM
13. 2026-06-01
    days on market $329,900 Active 20 DOM
14. 2026-05-31
    days on market $329,900 Active 19 DOM
15. 2026-05-12
    listed $329,900 Active 703-char remark
16. 2026-05-07
    status Active 1356-char remark

    Show marketing remark (1356 chars)

    NEW CONSTRUCTION BY LONG-TIME BUILDER ROBBIE HALE HOMES, COMPLETION MONTH February 2025. Beautiful New Construction Home built by Robbie Hale Homes in the new community of Murray Manor Estates in Josephine. No MUD TAX and No crazy high HOA fees! Enter the home with the secondary hallway to the secondary bedrooms, the utility room and the secondary bathroom to your left. Continue through the Foyer to the spacious Family Room accented with a White Brick Fireplace. The Kitchen and Breakfast Nook will be adjacent to the Family Room. The Kitchen features white painted cabinets, granite countertops, stainless steel appliances, and vinyl flooring. The Master Bedroom is large and the Master Bathroom includes separate vanities, a separate shower, a jetted tub and a large walk-in closet. The interior features Crown Molding in the Formal areas, 5.5 inch Baseboards, vinyl floors throughout with carpet in the bedrooms and the bedroom closets. The exterior features a full sprinkler system, full sod, landscaping, and a stained wood privacy fence with steel posts. Energy efficiency will include R-38 blown in attic insulation, R-15 wall insulation, vinyl windows being dual paned windows, radiant barrier roof decking, and a high efficiency HVAC system. Builder has more info. Builder Pays for Title Policy, Survey and up to $30K towards closing costs.

17. 2026-05-06
    soldstatus Closed 1356-char remark

    Show marketing remark (1356 chars)

    NEW CONSTRUCTION BY LONG-TIME BUILDER ROBBIE HALE HOMES, COMPLETION MONTH February 2025. Beautiful New Construction Home built by Robbie Hale Homes in the new community of Murray Manor Estates in Josephine. No MUD TAX and No crazy high HOA fees! Enter the home with the secondary hallway to the secondary bedrooms, the utility room and the secondary bathroom to your left. Continue through the Foyer to the spacious Family Room accented with a White Brick Fireplace. The Kitchen and Breakfast Nook will be adjacent to the Family Room. The Kitchen features white painted cabinets, granite countertops, stainless steel appliances, and vinyl flooring. The Master Bedroom is large and the Master Bathroom includes separate vanities, a separate shower, a jetted tub and a large walk-in closet. The interior features Crown Molding in the Formal areas, 5.5 inch Baseboards, vinyl floors throughout with carpet in the bedrooms and the bedroom closets. The exterior features a full sprinkler system, full sod, landscaping, and a stained wood privacy fence with steel posts. Energy efficiency will include R-38 blown in attic insulation, R-15 wall insulation, vinyl windows being dual paned windows, radiant barrier roof decking, and a high efficiency HVAC system. Builder has more info. Builder Pays for Title Policy, Survey and up to $30K towards closing costs.

18. 2026-05-05
    status Active 1356-char remark

    Show marketing remark (1356 chars)

    NEW CONSTRUCTION BY LONG-TIME BUILDER ROBBIE HALE HOMES, COMPLETION MONTH February 2025. Beautiful New Construction Home built by Robbie Hale Homes in the new community of Murray Manor Estates in Josephine. No MUD TAX and No crazy high HOA fees! Enter the home with the secondary hallway to the secondary bedrooms, the utility room and the secondary bathroom to your left. Continue through the Foyer to the spacious Family Room accented with a White Brick Fireplace. The Kitchen and Breakfast Nook will be adjacent to the Family Room. The Kitchen features white painted cabinets, granite countertops, stainless steel appliances, and vinyl flooring. The Master Bedroom is large and the Master Bathroom includes separate vanities, a separate shower, a jetted tub and a large walk-in closet. The interior features Crown Molding in the Formal areas, 5.5 inch Baseboards, vinyl floors throughout with carpet in the bedrooms and the bedroom closets. The exterior features a full sprinkler system, full sod, landscaping, and a stained wood privacy fence with steel posts. Energy efficiency will include R-38 blown in attic insulation, R-15 wall insulation, vinyl windows being dual paned windows, radiant barrier roof decking, and a high efficiency HVAC system. Builder has more info. Builder Pays for Title Policy, Survey and up to $30K towards closing costs.

19. 2026-05-05
    historical 1356-char remark

    Show marketing remark (1356 chars)

    NEW CONSTRUCTION BY LONG-TIME BUILDER ROBBIE HALE HOMES, COMPLETION MONTH February 2025. Beautiful New Construction Home built by Robbie Hale Homes in the new community of Murray Manor Estates in Josephine. No MUD TAX and No crazy high HOA fees! Enter the home with the secondary hallway to the secondary bedrooms, the utility room and the secondary bathroom to your left. Continue through the Foyer to the spacious Family Room accented with a White Brick Fireplace. The Kitchen and Breakfast Nook will be adjacent to the Family Room. The Kitchen features white painted cabinets, granite countertops, stainless steel appliances, and vinyl flooring. The Master Bedroom is large and the Master Bathroom includes separate vanities, a separate shower, a jetted tub and a large walk-in closet. The interior features Crown Molding in the Formal areas, 5.5 inch Baseboards, vinyl floors throughout with carpet in the bedrooms and the bedroom closets. The exterior features a full sprinkler system, full sod, landscaping, and a stained wood privacy fence with steel posts. Energy efficiency will include R-38 blown in attic insulation, R-15 wall insulation, vinyl windows being dual paned windows, radiant barrier roof decking, and a high efficiency HVAC system. Builder has more info. Builder Pays for Title Policy, Survey and up to $30K towards closing costs.

20. 2026-04-06
    status Pending 1356-char remark

    Show marketing remark (1356 chars)

    NEW CONSTRUCTION BY LONG-TIME BUILDER ROBBIE HALE HOMES, COMPLETION MONTH February 2025. Beautiful New Construction Home built by Robbie Hale Homes in the new community of Murray Manor Estates in Josephine. No MUD TAX and No crazy high HOA fees! Enter the home with the secondary hallway to the secondary bedrooms, the utility room and the secondary bathroom to your left. Continue through the Foyer to the spacious Family Room accented with a White Brick Fireplace. The Kitchen and Breakfast Nook will be adjacent to the Family Room. The Kitchen features white painted cabinets, granite countertops, stainless steel appliances, and vinyl flooring. The Master Bedroom is large and the Master Bathroom includes separate vanities, a separate shower, a jetted tub and a large walk-in closet. The interior features Crown Molding in the Formal areas, 5.5 inch Baseboards, vinyl floors throughout with carpet in the bedrooms and the bedroom closets. The exterior features a full sprinkler system, full sod, landscaping, and a stained wood privacy fence with steel posts. Energy efficiency will include R-38 blown in attic insulation, R-15 wall insulation, vinyl windows being dual paned windows, radiant barrier roof decking, and a high efficiency HVAC system. Builder has more info. Builder Pays for Title Policy, Survey and up to $30K towards closing costs.

21. 2025-03-12
    listed $329,900 Active 1356-char remark

    Show marketing remark (1356 chars)

    NEW CONSTRUCTION BY LONG-TIME BUILDER ROBBIE HALE HOMES, COMPLETION MONTH February 2025. Beautiful New Construction Home built by Robbie Hale Homes in the new community of Murray Manor Estates in Josephine. No MUD TAX and No crazy high HOA fees! Enter the home with the secondary hallway to the secondary bedrooms, the utility room and the secondary bathroom to your left. Continue through the Foyer to the spacious Family Room accented with a White Brick Fireplace. The Kitchen and Breakfast Nook will be adjacent to the Family Room. The Kitchen features white painted cabinets, granite countertops, stainless steel appliances, and vinyl flooring. The Master Bedroom is large and the Master Bathroom includes separate vanities, a separate shower, a jetted tub and a large walk-in closet. The interior features Crown Molding in the Formal areas, 5.5 inch Baseboards, vinyl floors throughout with carpet in the bedrooms and the bedroom closets. The exterior features a full sprinkler system, full sod, landscaping, and a stained wood privacy fence with steel posts. Energy efficiency will include R-38 blown in attic insulation, R-15 wall insulation, vinyl windows being dual paned windows, radiant barrier roof decking, and a high efficiency HVAC system. Builder has more info. Builder Pays for Title Policy, Survey and up to $30K towards closing costs.

ⓘ 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: $4,610 · $384/mo
• Projected year-2 tax: $6,037 · $503/mo
• Expected delta: +$1,427/yr (+$119/mo · 31.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 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: $24,287
• − Mortgage interest: −$18,480
• − Property taxes: −$4,610
• − Insurance: −$1,650
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − HOA: −$156
• − Depreciation: −$9,597
• Taxable loss: −$14,091
• Est. tax savings @ 24.0%: +$3,382
• After-tax cash flow: $-4,608/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

• Census place: Josephine, TX
• 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

+0.0% since first listed

7 events — show timeline

• 2026-05-12 Listed $329,900 NTREIS
• 2026-05-07 Relisted — NTREIS
• 2026-05-06 Sold (MLS) — NTREIS
• 2026-05-05 Relisted — NTREIS
• 2026-05-05 Listing Removed — NTREIS
• 2026-04-06 Pending — NTREIS
• 2025-03-12 Listed $329,900 NTREIS

Property tax history

+108.6%/yr

Latest (2025): $4,610 · +328.2% YoY. Source: county tax records.