506 Saddle Blanket Dr · Josephine, TX 75173

$290,990

4 bd · 2.0 ba · 1,801 sqft · SingleFamily · 20 Days on market

Built 2026 7,187 sqft lot Est $267k · 9% over $46/mo HOA · 2% of rent ↓ 6% since listing

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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).

• Appreciation +10.0/10.0
• Cash flow +6.9/30.0
• ARV discount +3.4/15.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.1/10.0

Listing remarks

Lovely farmhouse style * BRAND NEW * 4 2 2 single story located in Waverly Estates. Beautiful kitchen with island overlooking the family room and laminate wood flooring throughout main areas of the home. Community amenities include pool, playground and fishing pond. Estimated completion of April! Come see this home, it won't last long

Key facts

• Farmhouse style
• Community amenities
• Fishing pond

Tags

• FARMHOUSE STYLE
• KITCHEN WITH ISLAND
• LAMINATE WOOD FLOORING
• COMMUNITY AMENITIES
• FISHING POND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $291k.

Deal economics

• At list price, monthly cash flow is $-444 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (29.8% below list).
• Recommended offer: $204k (29.8% 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: Leland E Edge Middle (math 25% / reading 35%, grade F, #1,056 of 1,662 statewide, top 65%, 931 students, 53% FRL) — zoned schools average 53% FRL vs 36% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 421 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($287k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,199 (29.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.70% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.54%
• DSCR: 0.71
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $266,548
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Saddle Blanket Dr	0.00mi	4/2.0	1,801 (0%)	1mo	$290,990	$162	99
407 Saddle Blanket Dr	0.08mi	4/2.0	1,801 (0%)	2mo	$273,990	$152	95
512 Saddle Blanket Dr	0.04mi	4/2.0	2,024 (+12%)	2mo	$291,535	$144	76
505 Silver Birch Dr	0.14mi	5/2.0 (+1)	1,938 (+8%)	1mo	$269,990	$139	75
411 Saddle Blanket Dr	0.06mi	4/2.0	2,024 (+12%)	3mo	$288,490	$143	74
1133 Bristlecone Dr	0.14mi	4/2.0	2,024 (+12%)	0mo	$324,990	$161	73
506 American Elm Dr	0.33mi	4/2.0	1,916 (+6%)	3mo	$279,490	$146	72
516 Saddle Blanket Dr	0.06mi	4/3.0	2,034 (+13%)	1mo	$301,490	$148	71
505 Plum Dr	0.41mi	4/2.0	1,891 (+5%)	3mo	$265,000	$140	70
505 Jasmine Cir	0.65mi	3/2.0 (-1)	1,810 (+0%)	4mo	$275,000	$152	61
311 American Elm Dr	0.33mi	4/2.0	2,037 (+13%)	3mo	$281,490	$138	61
205 Weathered Way	0.43mi	4/2.0	2,042 (+13%)	2mo	$342,990	$168	56

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: 19.7%
• Equity multiple: 2.60×
• Total profit: $130,274
• Equity at exit: $262,147

10-year hold

• IRR: 18.1%
• Equity multiple: 5.98×
• Total profit: $405,982
• Equity at exit: $565,330

Cash invested: $81,477 (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: 11.9×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$1,526
• Tax est. 1.5%: −$364 /mo · $4,365/yr
• Insurance: −$121
• HOA: −$46
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-444

Break-even live

Break-even rent $2,604

Max offer price $226,772

Occupancy floor —

Sensitivity live

Price	-10% $-243	-5% $-343	+0% $-444	+5% $-544	+10% $-645
Rent	-10% $-605	-5% $-524	+0% $-444	+5% $-363	+10% $-282
Rate	-1.0pp $-297	-0.5pp $-370	base $-444	+0.5pp $-519	+1.0pp $-596

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: $72,748
• Closing costs: $8,730
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,925	$1.17	7d	1	0.01mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,949	$1.18	16d	1	0.01mi
503 Saddle Blanket Dr Nevada, TX	4.0	3.0	2077	$2,190	$1.05	45d	1	0.03mi
214 Crooked Field Dr Royse City, TX	3.0	2.0	1398	$1,900	$1.36	26d	1	0.23mi
319 Plum Dr Nevada, TX	4.0	2.0	1587	$1,899	$1.20	12d	1	0.44mi
305 Silo Cir Royse City, TX	4.0	2.0	2074	$2,100	$1.01	26d	1	0.70mi
1307 Community Way Royse City, TX	4.0	2.0	2104	$2,100	$1.00	45d	1	0.71mi
311 Milo Way Royse City, TX	4.0	2.0	2074	$2,200	$1.06	7d	1	0.75mi
802 Turnbuckle Ct Royse City, TX	4.0	2.0	1577	$1,849	$1.17	45d	1	0.81mi
801 Meadow Creek Ln Josephine, TX	4.0	2.0	1757	$2,500	$1.42	6d	1	0.92mi
722 Windmill St Josephine, TX	4.0	2.0	1568	$2,190	$1.40	3d	1	0.94mi
1004 Cotton Gin Ct Royse City, TX	4.0	2.0	1875	$1,850	$0.99	14d	1	0.94mi
800 Windmill St Josephine, TX	4.0	2.0	1843	$2,100	$1.14	8d	1	0.94mi
800 Windmill St Josephine, TX	4.0	2.0	1843	$2,100	$1.14	0d	1	0.94mi
1007 Cotton Gin Ct Royse City, TX	3.0	2.0	1611	$2,050	$1.27	45d	1	0.95mi
315 Pine Hollow Way Josephine, TX	4.0	3.0	2212	$2,300	$1.04	8d	1	0.95mi
503 Cistern Way Royse City, TX	3.0	2.0	1294	$1,795	$1.39	3d	1	0.98mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,900	$1.24	45d	1	0.98mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,875	$1.22	26d	1	0.98mi
1503 Cotton Gin Ct Royse City, TX	3.0	2.0	1566	$2,200	$1.40	45d	1	1.02mi
306 E Cook St Josephine, TX	3.0	2.0	1817	$2,100	$1.16	0d	1	1.06mi
1501 Bridle Dr Josephine, TX	4.0	2.0	2081	$1,975	$0.95	45d	1	1.07mi
813 Cottonwood Way Royse City, TX	4.0	3.0	2347	$2,350	$1.00	14d	1	1.07mi
1210 Honeysuckle Dr Josephine, TX	5.0	2.0	1995	$2,100	$1.05	14d	1	1.09mi
717 Cottonwood WAY Josephine, TX	4.0	3.0	2073	$2,125	$1.03	0d	1	1.11mi
1208 Fieldstone Ct Royse City, TX	4.0	2.0	1835	$2,000	$1.09	45d	1	1.18mi
711 Cistern Way Royse City, TX	4.0	2.0	2081	$1,975	$0.95	8d	1	1.18mi
1413 Thunder Canyon Way Josephine, TX	5.0	2.0	2006	$2,500	$1.25	45d	1	1.25mi
1910 Bailer Way Royse City, TX	3.0	2.0	1592	$1,995	$1.25	26d	1	1.48mi
2000 Bailer Way Royse City, TX	3.0	2.5	1947	$2,500	$1.28	4d	1	1.49mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: pool

Listing history 3 events

1. 2026-04-20
   status Pending
2. 2026-04-06
   price $290,990
3. 2026-03-31
   listed $308,990 Active

ⓘ 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: $24,504
• − Mortgage interest: −$16,300
• − Property taxes: −$4,365
• − Insurance: −$1,455
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − HOA: −$552
• − Depreciation: −$8,465
• Taxable loss: −$10,554
• Est. tax savings @ 24.0%: +$2,533
• After-tax cash flow: $-2,793/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

• 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

-5.8% since first listed

3 events — show timeline

• 2026-04-20 Pending — NTREIS
• 2026-04-06 Price Changed $290,990 NTREIS
• 2026-03-31 Listed $308,990 NTREIS