1305 Hobson Ave · McKinney, TX 75069

$234,000

3 bd · 1.0 ba · 1,158 sqft · SingleFamily public records · 163 Days on market

Built 1975 4,661 sqft lot $202/sqft · 22% below area Est $312k · 25% under ↓ 28% since listing

---

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 +15.0/15.0
• Cash flow +9.1/30.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED PRICE! Up to $15,000 grant for down payment and closing costs might be available please contact for more details! Great opportunity and price for a charming and beautifully renovated three spacious bedrooms one full bath and an office home just minutes from historic downtown McKinney! Home has been tastefully updated with custom kitchen cabinets and quartz counter tops, premium laminate floors, new HVAC, new roof, new windows, updated bathroom, tile, light fixtures, plumbing fixtures, and fresh paint inside and outside. Ready for new owners!

Key facts

• New hvac
• Quartz counter tops
• New roof

Tags

• CUSTOM KITCHEN CABINETS
• QUARTZ COUNTER TOPS
• PREMIUM LAMINATE FLOORS
• NEW HVAC
• NEW ROOF
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $234k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (18.3% below list).
• Recommended offer: $191k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.5% in McKinney — 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 76/100 on livability (#115 in TX, #3,716 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• Mckinney ISD (suburban): math 54% / reading 58% proficiency, ranked #72 of 826 in TX (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-2.1%/yr); 298 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,143 (18.3% 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 163 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 10.2

CMA / ARV

• ARV (median comp): $311,773
• List price: $234,000
• Delta: -24.95%
• 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
1205 Cherry Pt	0.26mi	3/2.0	1,118 (-4%)	6mo	$310,000	$277	73
605 E Graham St	0.26mi	3/1.5	1,200 (+4%)	12mo	$290,000	$242	70
207 Colorado St	0.35mi	2/1.0 (-1)	1,201 (+4%)	12mo	$360,000	$300	63
203 W Graham St	0.26mi	3/2.0	1,232 (+6%)	14mo	$356,000	$289	62
600 Gerrish St	0.28mi	3/1.0	1,000 (-14%)	6mo	$149,950	$150	60
400 Titus St	0.63mi	3/2.0	1,196 (+3%)	12mo	$399,000	$334	51
214 Franklin Ave	0.30mi	4/2.0 (+1)	1,330 (+15%)	8mo	$319,500	$240	46
700 Barnes St	0.71mi	3/1.5	1,058 (-9%)	8mo	$325,000	$307	44
1008 Pine St	0.71mi	2/1.0 (-1)	1,068 (-8%)	8mo	$229,000	$214	42
512 Titus St	0.56mi	3/1.0	1,331 (+15%)	8mo	$420,000	$316	42
504 Anthony St	0.68mi	3/2.0	1,263 (+9%)	13mo	$359,990	$285	38
811 1/2 Cedar St	0.66mi	3/2.0	1,294 (+12%)	12mo	$439,900	$340	36

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.4%
• Equity multiple: 0.16×
• Total profit: $-54,948
• Equity at exit: $34,890

10-year hold

• IRR: -35.6%
• Equity multiple: -0.28×
• Total profit: $-84,006
• Equity at exit: $20,232

Cash invested: $65,520 (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 75069

• Rents YoY: -2.1%
• Active inventory: 298
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,911 high
• Mortgage (P&I): −$1,227
• Tax from tax record: −$366 /mo · $4,392/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-181

Break-even live

Break-even rent $2,140

Max offer price $202,098

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-114	+0% $-181	+5% $-247	+10% $-313
Rent	-10% $-332	-5% $-256	+0% $-181	+5% $-105	+10% $-30
Rate	-1.0pp $-63	-0.5pp $-121	base $-181	+0.5pp $-241	+1.0pp $-303

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: $58,500
• Closing costs: $7,020
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 E Graham St McKinney, TX	2.0	1.0	950	$1,700	$1.79	26d	1	0.14mi
1106 Lock Rdg McKinney, TX	3.0	2.0	1451	$2,200	$1.52	45d	1	0.24mi
1102 Hamilton St McKinney, TX	3.0	2.0	1173	$1,800	$1.53	45d	1	0.30mi
900 S Tennessee St McKinney, TX	3.0	2.0	1134	$1,550	$1.37	45d	1	0.32mi
900 S Tennessee St Apt 15 McKinney, TX	3.0	2.0	1134	$1,650	$1.46	26d	1	0.32mi
411 S Benge St McKinney, TX	3.0	2.0	1158	$2,375	$2.05	45d	1	0.62mi
804 Cedar St McKinney, TX	2.0	1.0	1322	$1,900	$1.44	20d	1	0.69mi
260 W Davis St McKinney, TX	2.0	1.0–2.0	827	$2,830	$3.42	0d	23	0.76mi
708 W Largent St McKinney, TX	2.0	1.0	1150	$1,795	$1.56	45d	1	0.90mi
516 Tenison Ln McKinney, TX	3.0	2.0	1364	$1,695	$1.24	14d	1	0.91mi
516 Tenison Ln McKinney, TX	3.0	2.0	1364	$1,750	$1.28	0d	1	0.91mi
1227 Westmoreland Dr McKinney, TX	3.0	1.5	1014	$1,800	$1.78	45d	1	0.91mi
1109 Moore St McKinney, TX	3.0	2.0	1205	$2,100	$1.74	9d	1	0.97mi
300 N McDonald St McKinney, TX	2.0	1.0–2.0	921	$2,365	$2.57	0d	24	0.98mi
901 W Virginia St McKinney, TX	3.0	1.5	1247	$2,000	$1.60	26d	1	1.01mi
301 E Lamar St McKinney, TX	3.0	2.0	1236	$2,295	$1.86	9d	5	1.09mi
307 N Bradley St Unit A McKinney, TX	2.0	1.0	794	$1,795	$2.26	19d	1	1.09mi
600 S Graves St McKinney, TX	1.0–2.0	1.0–2.0	900	$1,668	$1.85	0d	15	1.10mi
304 Oak St McKinney, TX	2.0	1.0	775	$1,495	$1.93	45d	1	1.10mi
301 E Lamar St Unit 10 McKinney, TX	3.0	2.0	1236	$2,295	$1.86	26d	1	1.10mi
500 W Lamar St McKinney, TX	1.0–2.0	1.0	721	$1,500	$2.08	45d	2	1.11mi
512 N Kentucky St Apt B McKinney, TX	3.0	2.0	1304	$2,550	$1.96	45d	1	1.18mi
206 N Graves St McKinney, TX	2.0	1.0	896	$1,595	$1.78	26d	1	1.21mi
303 Watt St McKinney, TX	3.0	2.0	1247	$4,200	$3.37	26d	1	1.21mi
1703 Rockhill Rd McKinney, TX	1.0–3.0	1.0–2.0	1068	$2,241	$2.10	0d	25	1.21mi
901 Wilson Creek Pkwy Unit 934 McKinney, TX	3.0	2.0	1175	$1,543	$1.31	0d	1	1.24mi
901 Wilson Creek Pkwy Unit 2121 McKinney, TX	2.0	2.0	1026	$1,343	$1.31	0d	1	1.24mi
901 Wilson Creek Pkwy Unit 958 McKinney, TX	2.0	2.0	1026	$1,384	$1.35	45d	1	1.24mi
901 Wilson Creek Pkwy Unit 3121 McKinney, TX	3.0	2.0	1175	$1,594	$1.36	0d	1	1.24mi
1701 Park Central Dr Unit 1734 McKinney, TX	3.0	2.0	1370	$2,126	$1.55	45d	1	1.24mi
1701 Park Central Dr Unit 3118 McKinney, TX	3.0	2.0	1370	$2,075	$1.51	0d	1	1.24mi
1701 Park Central Dr Unit 2118 McKinney, TX	2.0	2.0	1090	$1,480	$1.36	0d	1	1.24mi
1701 Park Central Dr Unit 1758 McKinney, TX	2.0	2.0	1090	$1,516	$1.39	45d	1	1.24mi
1701 Park Central Dr Unit 2121 McKinney, TX	2.0	2.0	1090	$1,521	$1.40	0d	1	1.24mi
123 Wilson Creek Blvd McKinney, TX	1.0–2.0	1.0–2.0	821	$1,482	$1.81	3d	10	1.35mi
1300 Eldorado Pkwy McKinney, TX	1.0–3.0	1.0–2.0	895	$2,041	$2.28	0d	18	1.37mi
602 N Morris St Unit B McKinney, TX	2.0	1.0	900	$1,900	$2.11	26d	1	1.38mi
709 Pride Ct McKinney, TX	3.0	2.0	1100	$1,750	$1.59	0d	1	1.42mi
1500 Eldorado Pkwy McKinney, TX	1.0–2.0	1.0–2.0	821	$1,505	$1.83	0d	38	1.42mi
3191 Medical Center Dr McKinney, TX	1.0–2.0	1.0–2.0	855	$1,652	$1.93	0d	28	1.43mi

Listing history 42 events

1. 2026-06-22
   days on market $234,000 Active 163 DOM
2. 2026-06-18
   days on market $234,000 Active 160 DOM
3. 2026-06-17
   days on market $234,000 Active 159 DOM
4. 2026-06-16
   days on market $234,000 Active 158 DOM
5. 2026-06-15
   days on market $234,000 Active 157 DOM
6. 2026-06-13
   days on market $234,000 Active 155 DOM
7. 2026-06-09
   days on market $234,000 Active 151 DOM
8. 2026-06-08
   days on market $234,000 Active 150 DOM
9. 2026-06-07
   days on market $234,000 Active 149 DOM
10. 2026-06-04
    days on market $234,000 Active 146 DOM
11. 2026-06-03
    days on market $234,000 Active 145 DOM
12. 2026-06-02
    days on market $234,000 Active 144 DOM
13. 2026-06-01
    days on market $234,000 Active 143 DOM
14. 2026-05-31
    days on market $234,000 Active 142 DOM
15. 2026-03-03
    price $234,000 555-char remark

    Show marketing remark (555 chars)

    REDUCED PRICE! Up to $15,000 grant for down payment and closing costs might be available please contact for more details! Great opportunity and price for a charming and beautifully renovated three spacious bedrooms one full bath and an office home just minutes from historic downtown McKinney! Home has been tastefully updated with custom kitchen cabinets and quartz counter tops, premium laminate floors, new HVAC, new roof, new windows, updated bathroom, tile, light fixtures, plumbing fixtures, and fresh paint inside and outside. Ready for new owners!

16. 2026-01-22
    price $239,000 555-char remark

    Show marketing remark (555 chars)

    REDUCED PRICE! Up to $15,000 grant for down payment and closing costs might be available please contact for more details! Great opportunity and price for a charming and beautifully renovated three spacious bedrooms one full bath and an office home just minutes from historic downtown McKinney! Home has been tastefully updated with custom kitchen cabinets and quartz counter tops, premium laminate floors, new HVAC, new roof, new windows, updated bathroom, tile, light fixtures, plumbing fixtures, and fresh paint inside and outside. Ready for new owners!

17. 2026-01-09
    listed $249,000 Active 555-char remark

    Show marketing remark (555 chars)

    REDUCED PRICE! Up to $15,000 grant for down payment and closing costs might be available please contact for more details! Great opportunity and price for a charming and beautifully renovated three spacious bedrooms one full bath and an office home just minutes from historic downtown McKinney! Home has been tastefully updated with custom kitchen cabinets and quartz counter tops, premium laminate floors, new HVAC, new roof, new windows, updated bathroom, tile, light fixtures, plumbing fixtures, and fresh paint inside and outside. Ready for new owners!

18. 2025-12-03
    historical
19. 2025-10-08
    price $254,000
20. 2025-09-12
    price $259,000
21. 2025-08-31
    listed $260,000 Active
22. 2025-08-11
    price $265,000
23. 2025-07-29
    historical
24. 2025-07-25
    status Active
25. 2025-05-09
    status Active
26. 2025-04-03
    historical Active Contingent
27. 2025-03-06
    price $269,000
28. 2025-02-22
    price $273,000
29. 2025-01-13
    listed $274,000 Active
30. 2024-12-09
    historical
31. 2024-11-28
    status Active
32. 2024-10-25
    price $274,000
33. 2024-09-19
    price $280,000
34. 2024-07-24
    price $284,000
35. 2024-07-12
    listed $292,500 Active
36. 2024-06-10
    historical
37. 2024-06-04
    price $294,000
38. 2024-04-19
    price $299,900
39. 2024-04-10
    price $304,000
40. 2024-03-24
    price $309,000
41. 2024-03-11
    price $314,000
42. 2024-03-01
    listed $325,000 Active

ⓘ 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: $4,392 · $366/mo
• Projected year-2 tax: $4,392 · $366/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,937
• − Mortgage interest: −$13,108
• − Property taxes: −$4,392
• − Insurance: −$1,170
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$6,807
• Taxable loss: −$6,210
• Est. tax savings @ 24.0%: +$1,490
• After-tax cash flow: $-677/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: Mckinney ISD
• NCES district ID: 4829850
• Math proficiency: 54% ▼ -9.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $78,283
• Composite: 50.46/100
• National rank: #1862
• State rank: #72 of 826 in TX

Livability — McKinney

• Score: 76/100
• State rank: #115
• US rank: #3716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McKinney, TX
• County: Collin County · 1,159,394 people
• City population: 232,161
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 40,032
• Household income: $85,327
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 1898.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 55% Hispanic / Latino 29% Two or more races 11% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 16% · Canada, China
• Languages at home: 72% English-only · Spanish 24% Other Indo-European 1% Chinese 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: ▼ -158.98%
• Current HPI: 280.2534
• Rent YoY: ▼ -2.14%
• Metro: Dallas-Fort Worth-Arlington, TX
• 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

-28.0% since first listed

28 events — show timeline

• 2026-03-03 Price Changed $234,000 NTREIS
• 2026-01-22 Price Changed $239,000 NTREIS
• 2026-01-09 Listed $249,000 NTREIS
• 2025-12-03 Listing Removed — NTREIS
• 2025-10-08 Price Changed $254,000 NTREIS
• 2025-09-12 Price Changed $259,000 NTREIS
• 2025-08-31 Listed $260,000 NTREIS
• 2025-08-11 Price Changed $265,000 NTREIS
• 2025-07-29 Listing Removed — NTREIS
• 2025-07-25 Relisted — NTREIS
• 2025-05-09 Relisted — NTREIS
• 2025-04-03 Contingent — NTREIS
• 2025-03-06 Price Changed $269,000 NTREIS
• 2025-02-22 Price Changed $273,000 NTREIS
• 2025-01-13 Listed $274,000 NTREIS
• 2024-12-09 Listing Removed — NTREIS
• 2024-11-28 Relisted — NTREIS
• 2024-10-25 Price Changed $274,000 NTREIS
• 2024-09-19 Price Changed $280,000 NTREIS
• 2024-07-24 Price Changed $284,000 NTREIS
• 2024-07-12 Listed $292,500 NTREIS
• 2024-06-10 Listing Removed — NTREIS
• 2024-06-04 Price Changed $294,000 NTREIS
• 2024-04-19 Price Changed $299,900 NTREIS
• 2024-04-10 Price Changed $304,000 NTREIS
• 2024-03-24 Price Changed $309,000 NTREIS
• 2024-03-11 Price Changed $314,000 NTREIS
• 2024-03-01 Listed $325,000 NTREIS

Property tax history

+9.5%/yr

Latest (2025): $4,392 · +130.0% YoY. Source: county tax records.