605 Cozy Grns · Lavon, TX 75166

$249,900

3 bd · 2.0 ba · 1,405 sqft · SingleFamily public records · 33 Days on market

Built 2023 Good condition 5,837 sqft lot $178/sqft · 16% below area Est $297k · 16% under $155/mo HOA · 7% of rent ↓ 19% since listing

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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 +14.6/15.0
• Cash flow +6.9/30.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN NOW! Don't wait to build! Nestled in the tranquil Elevon community just minutes from Lake Lavon, this gem boasts a large open concept flooded w bright natural light. The spacious living area features LVP flooring & dbbl pane windows, creating an inviting atmosphere perfect for entertaining guests. The heart of the home is the expansive kitchen & living area, ideal for hosting gatherings, while the primary bedroom is a true retreat, complete w a walk-in closet & expansive ensuite bathroom. Find 2 additional bedrooms on the other side of the home- perfect spaces for a guest room, nursery, or home office. State-of-the-art smart home features & a thoughtfully designed floor plan make this home both functional & stylish. Situated on a quiet street, the home is adjacent to a greenbelt & within walking distance to the community pond & walking trail. Residents will love the proximity to the sparkling pool w a splash pad for kids, & playground area

Key facts

• Breakfast nook
• Newer carpet
• Functional layout

Tags

• OPEN-CONCEPT FLOOR PLAN
• FUNCTIONAL LAYOUT
• BREAKFAST NOOK
• LVP FLOORING
• TANKLESS WATER HEATER
• NEWER CARPET

Property features AI

Finance

• Other: Community amenities include pool(s), fitness center, playground, park, lake, greenbelt, jogging/bike paths, sidewalks and fishing
• HOA & community: Mandatory HOA with monthly fee ($155); HOA includes internet, management fees, and full use of facilities; HOA managed by SBB Management

Exterior

• Parking: Attached 2-car garage (garage faces front); 2 covered parking spaces
• Utilities: City water; City sewer; Served by a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 2023; Brick construction; Composition roof; Slab foundation
• Exterior features: Covered patio/porch; Wood fencing; Interior lot

Interior

• Kitchen: Granite countertops; Dishwasher; Disposal; Electric cooktop; Electric oven; Electric range; Microwave; Water line to refrigerator; Tankless water heater
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Open floor plan; Cable TV available; Window coverings
• Laundry & utility: Separate utility room; Full-size washer/dryer area; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-378 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (26.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (9.6% below list).
• Recommended offer: $183k (26.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#588 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B; 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.
• Market conditions: 634 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 33 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago 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

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,101 (26.7% 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 33 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.90% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.48%
• DSCR: 0.71
• GRM: 9.2

CMA / ARV

• ARV (median comp): $296,514
• List price: $249,900
• Delta: -15.72%
• 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
605 Cozy Grns	0.00mi	3/2.0	1,405 (0%)	1mo	$249,900	$178	99
703 Walkabout Pl	0.12mi	3/2.0	1,429 (+2%)	3mo	$304,490	$213	89
753 Sunglow Way	0.15mi	3/2.0	1,451 (+3%)	2mo	$295,990	$204	86
635 Dove Haven Way	0.19mi	3/2.0	1,448 (+3%)	0mo	$295,990	$204	86
706 Walkabout Pl	0.15mi	3/2.0	1,406 (+0%)	9mo	$275,990	$196	86
701 Chipper Trl	0.20mi	3/2.0	1,429 (+2%)	4mo	$278,990	$195	84
769 Sunglow Way	0.24mi	3/2.0	1,451 (+3%)	1mo	$294,995	$203	82
626 Divine Gardens Dr	0.25mi	3/2.0	1,429 (+2%)	6mo	$325,990	$228	81
656 Chipper Trl	0.23mi	3/2.0	1,451 (+3%)	4mo	$274,990	$190	81
587 Cherish Day Dr	0.14mi	3/2.0	1,537 (+9%)	3mo	$283,990	$185	75
651 Walkabout Pl	0.12mi	3/2.0	1,537 (+9%)	4mo	$289,990	$189	75
560 Clear Rain St	0.36mi	3/2.0	1,451 (+3%)	5mo	$324,990	$224	74

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -27.3%
• Equity multiple: 0.08×
• Total profit: $-64,277
• Equity at exit: $37,261

10-year hold

• IRR: -24.8%
• Equity multiple: -0.23×
• Total profit: $-85,758
• Equity at exit: $21,607

Cash invested: $69,972 (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 75166

• Home prices YoY: -9.9%
• Active inventory: 634
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$592 /mo · $7,108/yr
• Insurance: −$104
• HOA: −$155
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-378

Break-even live

Break-even rent $2,737

Max offer price $183,101

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Blooming Glade Lavon, TX	3.0	2.0	1405	$1,900	$1.35	6d	1	0.11mi
544 Oak Creek Dr Lavon, TX	4.0	2.0	1800	$2,150	$1.19	18d	1	0.16mi
455 Elevon Pkwy Lavon, TX	1.0–3.0	1.0–2.0	1011	$2,033	$2.01	1d	80	0.17mi
849 Good Cheer Ln Lavon, TX	3.0	2.0	1458	$2,200	$1.51	12d	1	0.44mi
906 Ramble Rd Lavon, TX	3.0	2.0	1458	$2,675	$1.83	2d	1	0.49mi
918 Ramble Rd Lavon, TX	3.0	2.0	1604	$1,900	$1.18	43d	1	0.50mi
445 Elevon Pkwy Lavon, TX	1.0–3.0	1.0–2.0	1143	$2,029	$1.77	3d	26	0.72mi
445 Elevon Pkwy Unit 819 Nevada, TX	2.0	2.0	1205	$1,372	$1.14	43d	1	0.86mi
151 Villas Dr Lavon, TX	3.0	1.0–3.0	871	$2,345	$2.69	1d	108	1.21mi
200 Villas Dr Lavon, TX	1.0–2.0	1.0–2.0	873	$1,918	$2.20	1d	5	1.27mi

HOA detail

• Monthly dues: $155 · $1,860/yr
• Likely covers: pool

Listing history 19 events

1. 2026-05-05
   historical Active Option Contract 912-char remark
2. 2026-04-23
   listed $249,900 Active 912-char remark
3. 2026-04-14
   historical
4. 2026-01-26
   price $254,900
5. 2026-01-10
   price $267,000
6. 2025-11-26
   listed $269,750 Active
7. 2024-10-05
   historical $1,875
8. 2024-09-19
   price $1,875
9. 2024-09-15
   listed $2,000
10. 2024-09-15
    historical $2,000
11. 2024-09-13
    listed $2,000
12. 2024-08-12
    soldstatus
13. 2024-08-09
    soldstatus Closed

    Show marketing remark (993 chars)

    MOVE IN NOW! Don't wait to build! Nestled in the tranquil Elevon community just minutes from Lake Lavon, this gem boasts a large open concept flooded w bright natural light. The spacious living area features LVP flooring & dbbl pane windows, creating an inviting atmosphere perfect for entertaining guests. The heart of the home is the expansive kitchen & living area, ideal for hosting gatherings, while the primary bedroom is a true retreat, complete w a walk-in closet & expansive ensuite bathroom. Find 2 additional bedrooms on the other side of the home- perfect spaces for a guest room, nursery, or home office. State-of-the-art smart home features & a thoughtfully designed floor plan make this home both functional & stylish. Situated on a quiet street, the home is adjacent to a greenbelt & within walking distance to the community pond & walking trail. Residents will love the proximity to the sparkling pool w a splash pad for kids, & playground area

14. 2024-08-03
    status Pending

    Show marketing remark (993 chars)

    MOVE IN NOW! Don't wait to build! Nestled in the tranquil Elevon community just minutes from Lake Lavon, this gem boasts a large open concept flooded w bright natural light. The spacious living area features LVP flooring & dbbl pane windows, creating an inviting atmosphere perfect for entertaining guests. The heart of the home is the expansive kitchen & living area, ideal for hosting gatherings, while the primary bedroom is a true retreat, complete w a walk-in closet & expansive ensuite bathroom. Find 2 additional bedrooms on the other side of the home- perfect spaces for a guest room, nursery, or home office. State-of-the-art smart home features & a thoughtfully designed floor plan make this home both functional & stylish. Situated on a quiet street, the home is adjacent to a greenbelt & within walking distance to the community pond & walking trail. Residents will love the proximity to the sparkling pool w a splash pad for kids, & playground area

15. 2024-07-26
    historical Active Option Contract

    Show marketing remark (993 chars)

    MOVE IN NOW! Don't wait to build! Nestled in the tranquil Elevon community just minutes from Lake Lavon, this gem boasts a large open concept flooded w bright natural light. The spacious living area features LVP flooring & dbbl pane windows, creating an inviting atmosphere perfect for entertaining guests. The heart of the home is the expansive kitchen & living area, ideal for hosting gatherings, while the primary bedroom is a true retreat, complete w a walk-in closet & expansive ensuite bathroom. Find 2 additional bedrooms on the other side of the home- perfect spaces for a guest room, nursery, or home office. State-of-the-art smart home features & a thoughtfully designed floor plan make this home both functional & stylish. Situated on a quiet street, the home is adjacent to a greenbelt & within walking distance to the community pond & walking trail. Residents will love the proximity to the sparkling pool w a splash pad for kids, & playground area

16. 2024-07-13
    price $289,900

    Show marketing remark (993 chars)

    MOVE IN NOW! Don't wait to build! Nestled in the tranquil Elevon community just minutes from Lake Lavon, this gem boasts a large open concept flooded w bright natural light. The spacious living area features LVP flooring & dbbl pane windows, creating an inviting atmosphere perfect for entertaining guests. The heart of the home is the expansive kitchen & living area, ideal for hosting gatherings, while the primary bedroom is a true retreat, complete w a walk-in closet & expansive ensuite bathroom. Find 2 additional bedrooms on the other side of the home- perfect spaces for a guest room, nursery, or home office. State-of-the-art smart home features & a thoughtfully designed floor plan make this home both functional & stylish. Situated on a quiet street, the home is adjacent to a greenbelt & within walking distance to the community pond & walking trail. Residents will love the proximity to the sparkling pool w a splash pad for kids, & playground area

17. 2024-06-26
    price $294,900

    Show marketing remark (993 chars)

    MOVE IN NOW! Don't wait to build! Nestled in the tranquil Elevon community just minutes from Lake Lavon, this gem boasts a large open concept flooded w bright natural light. The spacious living area features LVP flooring & dbbl pane windows, creating an inviting atmosphere perfect for entertaining guests. The heart of the home is the expansive kitchen & living area, ideal for hosting gatherings, while the primary bedroom is a true retreat, complete w a walk-in closet & expansive ensuite bathroom. Find 2 additional bedrooms on the other side of the home- perfect spaces for a guest room, nursery, or home office. State-of-the-art smart home features & a thoughtfully designed floor plan make this home both functional & stylish. Situated on a quiet street, the home is adjacent to a greenbelt & within walking distance to the community pond & walking trail. Residents will love the proximity to the sparkling pool w a splash pad for kids, & playground area

18. 2024-06-08
    price $299,900

    Show marketing remark (993 chars)

    MOVE IN NOW! Don't wait to build! Nestled in the tranquil Elevon community just minutes from Lake Lavon, this gem boasts a large open concept flooded w bright natural light. The spacious living area features LVP flooring & dbbl pane windows, creating an inviting atmosphere perfect for entertaining guests. The heart of the home is the expansive kitchen & living area, ideal for hosting gatherings, while the primary bedroom is a true retreat, complete w a walk-in closet & expansive ensuite bathroom. Find 2 additional bedrooms on the other side of the home- perfect spaces for a guest room, nursery, or home office. State-of-the-art smart home features & a thoughtfully designed floor plan make this home both functional & stylish. Situated on a quiet street, the home is adjacent to a greenbelt & within walking distance to the community pond & walking trail. Residents will love the proximity to the sparkling pool w a splash pad for kids, & playground area

19. 2024-05-30
    listed $309,900 Active

    Show marketing remark (993 chars)

    MOVE IN NOW! Don't wait to build! Nestled in the tranquil Elevon community just minutes from Lake Lavon, this gem boasts a large open concept flooded w bright natural light. The spacious living area features LVP flooring & dbbl pane windows, creating an inviting atmosphere perfect for entertaining guests. The heart of the home is the expansive kitchen & living area, ideal for hosting gatherings, while the primary bedroom is a true retreat, complete w a walk-in closet & expansive ensuite bathroom. Find 2 additional bedrooms on the other side of the home- perfect spaces for a guest room, nursery, or home office. State-of-the-art smart home features & a thoughtfully designed floor plan make this home both functional & stylish. Situated on a quiet street, the home is adjacent to a greenbelt & within walking distance to the community pond & walking trail. Residents will love the proximity to the sparkling pool w a splash pad for kids, & playground area

ⓘ 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: $7,108 · $592/mo
• Projected year-2 tax: $7,108 · $592/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,097
• − Mortgage interest: −$13,998
• − Property taxes: −$7,108
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − HOA: −$1,860
• − Depreciation: −$7,270
• Taxable loss: −$8,725
• Est. tax savings @ 24.0%: +$2,094
• After-tax cash flow: $-2,444/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

Good 80/100 None rehab

This move-in ready home in the Elevon community offers a good condition with modern updates and a great location.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Clean gutters — Keeps property in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps property in good condition ↑

ⓘ 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: 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 — Lavon

• Score: 66/100
• State rank: #588
• US rank: #11230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collin County · 1,159,394 people
• City population: 6,989
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 6,989
• Household income: $132,101
• Rent vs Own: 9.1% rent · 90.9% own
• Severe rent burden: 41.0

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 0.63)
• Race & ethnicity: White 55% Hispanic / Latino 24% Two or more races 15% Black 7% Asian 4% Native American 2% Pacific Islander 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 3%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 3% 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: ▼ -24.22%
• Current HPI: 221.0
• Rent YoY: —
• 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

-19.4% since first listed

21 events — show timeline

• 2026-05-29 Sold (MLS) — NTREIS
• 2026-05-26 Pending — NTREIS
• 2026-05-05 Contingent — NTREIS
• 2026-04-23 Listed $249,900 NTREIS
• 2026-04-14 Listing Removed — NTREIS
• 2026-01-26 Price Changed $254,900 NTREIS
• 2026-01-10 Price Changed $267,000 NTREIS
• 2025-11-26 Listed $269,750 NTREIS
• 2024-10-05 Rental Removed $1,875 NTREIS
• 2024-09-19 Price Changed $1,875 NTREIS
• 2024-09-15 Listed for Rent $2,000 NTREIS
• 2024-09-15 Rental Removed $2,000 Avail
• 2024-09-13 Listed for Rent $2,000 Avail
• 2024-08-12 Sold (Public Records) — Public Records
• 2024-08-09 Sold (MLS) — NTREIS
• 2024-08-03 Pending — NTREIS
• 2024-07-26 Contingent — NTREIS
• 2024-07-13 Price Changed $289,900 NTREIS
• 2024-06-26 Price Changed $294,900 NTREIS
• 2024-06-08 Price Changed $299,900 NTREIS
• 2024-05-30 Listed $309,900 NTREIS

Property tax history

+223.7%/yr

Latest (2025): $7,108 · -5.7% YoY. Source: county tax records.