113 Caddo St · Josephine, TX 75173

$255,000

3 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 135 Days on market

Built 1960 0.48 ac lot $166/sqft · 25% below area Est $339k · 25% under ↓ 4% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.0/30.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The perfect vintage farmhouse for sitting on the porch and soaking in the surroundings! On almost half of an acre, the back yard can be whatever you want to make it. You can plant a vegetable garden, add a pool, let the kids run...the options are endless. Walk in and you will find original wood floors, updated bathrooms, granite countertops, ample living spaces and a large primary bedroom. Don't wait, schedule your showing today. Just a 6 minute walk to Josephine City Park, enjoy the small town country atmosphere. No HOA, no MUD, no PID! The electrical has been updated, the roof and HVAC was replaced in 2023. Live the way you dream about, simple and peaceful!

Key facts

• Original wood floors
• Updated bathrooms
• Granite countertops

Tags

• VINTAGE FARMHOUSE
• ORIGINAL WOOD FLOORS
• UPDATED BATHROOMS
• GRANITE COUNTERTOPS
• AMPLE LIVING SPACES
• LARGE PRIMARY BEDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-203 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (20.6% below list).
• Recommended offer: $202k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.4% in Josephine — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools F, amenities F, commute 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.
• Market conditions: 421 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $27k of equity ($2k loan paydown + $26k 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 ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $34k (12%) 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; 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 $202,400 (20.6% 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 135 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.79% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.41%
• DSCR: 0.85
• GRM: 10.5

CMA / ARV

• ARV (median comp): $339,374
• List price: $255,000
• Delta: -24.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Milton St	0.13mi	4/2.0 (+1)	1,604 (+4%)	7mo	$247,500	$154	76
511 Magnolia Dr	0.74mi	3/2.0	1,526 (-1%)	2mo	$219,900	$144	62
214 Pennington Rd	0.40mi	3/2.0	1,740 (+13%)	0mo	$339,900	$195	60
305 Pine Hollow Way	0.63mi	4/2.0 (+1)	1,568 (+2%)	6mo	$249,900	$159	58
403 Pine Hollow Way	0.68mi	3/2.0	1,448 (-6%)	1mo	$235,000	$162	57
705 Windmill St	0.73mi	3/2.0	1,608 (+4%)	4mo	$250,000	$155	56
504 Flora Ct	0.47mi	4/2.0 (+1)	1,720 (+12%)	2mo	$329,900	$192	52
315 Pennington Rd	0.47mi	3/2.0	1,740 (+13%)	6mo	$339,900	$195	52
803 Rustic Way	0.72mi	4/2.0 (+1)	1,577 (+2%)	12mo	$265,000	$168	47
507 Fountain View Ln	0.62mi	4/2.0 (+1)	1,621 (+5%)	12mo	$257,000	$159	47
314 Fountain View Ln	0.48mi	3/2.0	1,755 (+14%)	12mo	$278,000	$158	44
706 Meadow Creek Ln	0.66mi	3/2.0	1,310 (-15%)	9mo	$240,000	$183	37

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: 21.9%
• Equity multiple: 2.77×
• Total profit: $126,029
• Equity at exit: $229,724

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $381,392
• Equity at exit: $495,409

Cash invested: $71,400 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$358 /mo · $4,297/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-203

Break-even live

Break-even rent $2,280

Max offer price $219,205

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: $63,750
• Closing costs: $7,650
• 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	0.43mi
464 N Greenville St Farmersville, TX	3.0	2.0	2000	$3,000	$1.50	1d	1	0.49mi
315 Pine Hollow Way Josephine, TX	4.0	3.0	2212	$2,300	$1.04	7d	1	0.66mi
319 Plum Dr Nevada, TX	4.0	2.0	1587	$1,899	$1.20	10d	1	0.78mi
802 Turnbuckle Ct Royse City, TX	4.0	2.0	1577	$1,849	$1.17	44d	1	0.79mi
722 Windmill St Josephine, TX	4.0	2.0	1568	$2,190	$1.40	2d	1	0.81mi
800 Windmill St Josephine, TX	4.0	2.0	1843	$2,100	$1.14	7d	1	0.83mi
801 Meadow Creek Ln Josephine, TX	4.0	2.0	1757	$2,500	$1.42	5d	1	0.84mi
717 Cottonwood WAY Josephine, TX	4.0	3.0	2073	$2,125	$1.03	1d	1	0.89mi
311 Milo Way Royse City, TX	4.0	2.0	2074	$2,200	$1.06	6d	1	0.97mi
305 Silo Cir Royse City, TX	4.0	2.0	2074	$2,100	$1.01	24d	1	1.02mi
1004 Cotton Gin Ct Royse City, TX	4.0	2.0	1875	$1,850	$0.99	13d	1	1.06mi
601 Barlow Dr Caddo Mills, TX	4.0	3.0	2090	$2,075	$0.99	44d	1	1.07mi
1007 Cotton Gin Ct Royse City, TX	3.0	2.0	1611	$2,050	$1.27	44d	1	1.09mi
1413 Brook Ln Caddo Mills, TX	4.0	2.0	1572	$1,925	$1.22	12d	1	1.11mi
1413 Brook Ln Caddo Mills, TX	4.0	2.0	1572	$1,925	$1.22	10d	1	1.11mi
304 Red Stream Way Caddo Mills, TX	3.0	2.0	1476	$1,800	$1.22	19d	1	1.13mi
1144 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	10d	1	1.19mi
1144 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	1d	1	1.19mi
1141 Northfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,725	$1.35	44d	1	1.20mi
6135 FM 547 Farmersville, TX	4.0	2.5	1771	$2,295	$1.30	24d	1	1.20mi
1208 Riverbrook Ln Caddo Mills, TX	4.0	3.0	2088	$2,095	$1.00	44d	1	1.20mi
305 Charmed Way Caddo Mills, TX	3.0	2.0	1481	$2,000	$1.35	1d	1	1.21mi
214 Crooked Field Dr Royse City, TX	3.0	2.0	1398	$1,900	$1.36	24d	1	1.22mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,925	$1.17	6d	1	1.22mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,949	$1.18	15d	1	1.22mi
1157 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	1d	1	1.23mi
1157 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	15d	1	1.23mi
1157 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	12d	1	1.23mi
1216 Riverbrook Ln Caddo Mills, TX	3.0	2.0	1617	$2,000	$1.24	1d	1	1.23mi
1164 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	1d	1	1.23mi
1164 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	10d	1	1.23mi
1165 Northfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,595	$1.25	10d	1	1.24mi
503 Saddle Blanket Dr Nevada, TX	4.0	3.0	2077	$2,190	$1.05	44d	1	1.25mi
1177 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	44d	1	1.26mi
1307 Community Way Royse City, TX	4.0	2.0	2104	$2,100	$1.00	44d	1	1.33mi
1208 Fieldstone Ct Royse City, TX	4.0	2.0	1835	$2,000	$1.09	44d	1	1.40mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,875	$1.22	24d	1	1.45mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,900	$1.24	44d	1	1.45mi
711 Cistern Way Royse City, TX	4.0	2.0	2081	$1,975	$0.95	7d	1	1.46mi

Listing history 17 events

1. 2026-06-04
   status $255,000 Pending 135 DOM
2. 2026-06-03
   days on market $255,000 Active Option Contract 135 DOM
3. 2026-06-02
   days on market $255,000 Active Option Contract 134 DOM
4. 2026-06-01
   days on market $255,000 Active Option Contract 133 DOM
5. 2026-05-31
   days on market $255,000 Active Option Contract 132 DOM
6. 2026-04-07
   price $260,000 673-char remark

   Show marketing remark (673 chars)

   The perfect vintage farmhouse for sitting on the porch and soaking in the surroundings! On almost half of an acre, the back yard can be whatever you want to make it. You can plant a vegetable garden, add a pool, let the kids run...the options are endless. Walk in and you will find original wood floors, updated bathrooms, granite countertops, ample living spaces and a large primary bedroom. Don't wait, schedule your showing today. Just a 6 minute walk to Josephine City Park, enjoy the small town country atmosphere. No HOA, no MUD, no PID! The electrical has been updated, the roof and HVAC was replaced in 2023. Live the way you dream about, simple and peaceful!

7. 2026-02-26
   price $270,000 673-char remark

   Show marketing remark (673 chars)

   The perfect vintage farmhouse for sitting on the porch and soaking in the surroundings! On almost half of an acre, the back yard can be whatever you want to make it. You can plant a vegetable garden, add a pool, let the kids run...the options are endless. Walk in and you will find original wood floors, updated bathrooms, granite countertops, ample living spaces and a large primary bedroom. Don't wait, schedule your showing today. Just a 6 minute walk to Josephine City Park, enjoy the small town country atmosphere. No HOA, no MUD, no PID! The electrical has been updated, the roof and HVAC was replaced in 2023. Live the way you dream about, simple and peaceful!

8. 2026-01-19
   listed $289,000 Active 673-char remark

   Show marketing remark (673 chars)

   The perfect vintage farmhouse for sitting on the porch and soaking in the surroundings! On almost half of an acre, the back yard can be whatever you want to make it. You can plant a vegetable garden, add a pool, let the kids run...the options are endless. Walk in and you will find original wood floors, updated bathrooms, granite countertops, ample living spaces and a large primary bedroom. Don't wait, schedule your showing today. Just a 6 minute walk to Josephine City Park, enjoy the small town country atmosphere. No HOA, no MUD, no PID! The electrical has been updated, the roof and HVAC was replaced in 2023. Live the way you dream about, simple and peaceful!

9. 2025-12-18
   historical
10. 2025-07-04
    listed $290,000 Active
11. 2022-04-22
    soldstatus Closed
12. 2022-04-22
    soldstatus
13. 2022-04-07
    status Pending
14. 2022-04-01
    historical Active Option Contract
15. 2022-03-29
    listed $269,999 Active
16. 2018-02-20
    soldstatus
17. 2013-05-02
    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: $4,297 · $358/mo
• Projected year-2 tax: $4,666 · $389/mo
• Expected delta: +$369/yr (+$31/mo · 8.6%)

ⓘ 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: $24,288
• − Mortgage interest: −$14,284
• − Property taxes: −$4,297
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$7,418
• Taxable loss: −$6,872
• Est. tax savings @ 24.0%: +$1,649
• After-tax cash flow: $-782/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

-3.7% since first listed

12 events — show timeline

• 2026-04-07 Price Changed $260,000 NTREIS
• 2026-02-26 Price Changed $270,000 NTREIS
• 2026-01-19 Listed $289,000 NTREIS
• 2025-12-18 Listing Removed — NTREIS
• 2025-07-04 Listed $290,000 NTREIS
• 2022-04-22 Sold (Public Records) — Public Records
• 2022-04-22 Sold (MLS) — NTREIS
• 2022-04-07 Pending — NTREIS
• 2022-04-01 Contingent — NTREIS
• 2022-03-29 Listed $269,999 NTREIS
• 2018-02-20 Sold (Public Records) — Public Records
• 2013-05-02 Sold (Public Records) — Public Records

Property tax history

+11.0%/yr

Latest (2025): $4,297 · -9.0% YoY. Source: county tax records.