1007 Angel St · Josephine, TX 75173

$287,841

3 bd · 2.0 ba · 1,831 sqft · SingleFamily · 20 Days on market

Built 2026 5,227 sqft lot $157/sqft · at area comps Est $287k · at est. $50/mo HOA · 2% of rent

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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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.3/15.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks MLS

A private study in the Oleander makes a perfect home office or play room. White cabinets with speckled white granite countertops, light tan EVP flooring with dark beige textured carpet.

Key facts

• Private study
• Move in ready
• Home office

Tags

• PRIVATE STUDY
• HOME OFFICE
• LIGHT TAN EVP FLOORING
• DARK BEIGE TEXTURED CARPET
• ENERGY EFFICIENT
• MOVE IN READY

Property features AI

Finance

• Other: Community amenities include a community pool and playground
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: Mandatory HOA with annual fee (approx. $600/year); HOA covers grounds maintenance and management fees; HOA management: Alamo Management

Exterior

• Parking: Attached 2-car garage with single 2-car door; 2 covered parking spaces
• Utilities: City water; City sewer; Low-flow water fixtures for conservation
• Home design: Single Family Residence; Residential property; One story; New construction (incomplete, year built 2026); Smart home features included
• Construction: Brick and rock/stone exterior; Composition roof; Slab foundation
• Exterior features: Wood fencing; Lot under 0.5 acre (approx. 0.12 acre)

Interior

• Kitchen: Dishwasher; Disposal; Gas cooktop; Gas oven; Microwave; Refrigerator
• Bedrooms: Primary bedroom on level 1 (approx. 14 x 13); Two additional bedrooms on level 1 (each approx. 9 x 10)
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; ENERGY STAR qualified equipment
• Interior features: Cable TV available; High-speed internet available; 7 rooms total; One living area; One dining area; Levels: One
• Laundry & utility: Washer; Dryer; Dedicated laundry room (approx. 9 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $-319 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (24.4% below list).
• Recommended offer: $218k (24.4% 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: John & Barbara Roderick El (678 students, 52% FRL); 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 52% FRL vs 36% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 421 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 ~$49k 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 ($284k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (6%) 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,688 (24.4% 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: 0.76% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.76%
• DSCR: 0.79
• GRM: 11.0

CMA / ARV

• ARV (median comp): $286,673
• List price: $287,841
• Delta: 7.38%
• 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
900 Lexington Ln	0.55mi	4/2.0 (+1)	1,827 (-0%)	17mo	$254,990	$140	55
1402 Centerline Dr	0.59mi	3/2.0	1,620 (-12%)	2mo	$309,990	$191	52
835 Lexington	0.53mi	4/2.0 (+1)	1,721 (-6%)	16mo	$305,990	$178	47
610 Savanna Dr	0.74mi	3/2.0	1,755 (-4%)	15mo	$272,500	$155	46
904 Lexington Ln	0.53mi	4/2.0 (+1)	1,721 (-6%)	19mo	$289,990	$169	45
300 Concord Ct	0.51mi	4/2.5 (+1)	2,095 (+14%)	2mo	$297,990	$142	44
817 Lexington	0.61mi	3/2.0	1,636 (-11%)	12mo	$255,990	$156	44
915 Lexington Ln	0.40mi	3/2.0	1,589 (-13%)	23mo	$301,990	$190	40
828 Lexington Ln	0.58mi	3/2.0	1,589 (-13%)	15mo	$270,000	$170	39
806 Lexington	0.64mi	3/2.0	1,589 (-13%)	12mo	$261,990	$165	38
819 Lexington	0.61mi	4/2.5 (+1)	2,095 (+14%)	10mo	$273,990	$131	32
507 Fountain View Ln	0.74mi	4/2.0 (+1)	1,621 (-12%)	12mo	$257,000	$159	31

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: 20.9%
• Equity multiple: 2.69×
• Total profit: $136,482
• Equity at exit: $259,310

10-year hold

• IRR: 19.0%
• Equity multiple: 6.19×
• Total profit: $418,045
• Equity at exit: $559,212

Cash invested: $80,595 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,177 high
• Mortgage (P&I): −$1,509
• Tax est. 1.5%: −$360 /mo · $4,318/yr
• Insurance: −$120
• HOA: −$50
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-319

Break-even live

Break-even rent $2,581

Max offer price $241,613

Occupancy floor —

Sensitivity live

Price	-10% $-121	-5% $-220	+0% $-319	+5% $-419	+10% $-518
Rent	-10% $-491	-5% $-405	+0% $-319	+5% $-233	+10% $-147
Rate	-1.0pp $-175	-0.5pp $-246	base $-319	+0.5pp $-394	+1.0pp $-470

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: $71,960
• Closing costs: $8,635
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6135 FM 547 Farmersville, TX	4.0	2.5	1771	$2,295	$1.30	26d	1	0.87mi
464 N Greenville St Farmersville, TX	3.0	2.0	2000	$3,000	$1.50	0d	1	1.02mi
319 Plum Dr Nevada, TX	4.0	2.0	1587	$1,899	$1.20	12d	1	1.04mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,925	$1.17	8d	1	1.32mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,949	$1.18	17d	1	1.32mi
306 E Cook St Josephine, TX	3.0	2.0	1817	$2,100	$1.16	0d	1	1.32mi
503 Saddle Blanket Dr Nevada, TX	4.0	3.0	2077	$2,190	$1.05	45d	1	1.35mi
315 Pine Hollow Way Josephine, TX	4.0	3.0	2212	$2,300	$1.04	9d	1	1.47mi
214 Crooked Field Dr Royse City, TX	3.0	2.0	1398	$1,900	$1.36	26d	1	1.48mi
802 Turnbuckle Ct Royse City, TX	4.0	2.0	1577	$1,849	$1.17	45d	1	1.49mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 17 events

1. 2026-06-21
   days on market $287,841 Active 20 DOM
2. 2026-06-18
   days on market $287,841 Active 17 DOM
3. 2026-06-17
   days on market $287,841 Active 16 DOM
4. 2026-06-16
   days on market $287,841 Active 15 DOM
5. 2026-06-15
   days on market $287,841 Active 14 DOM
6. 2026-06-13
   days on market $287,841 Active 12 DOM
7. 2026-06-13
   days on market $287,841 Active 11 DOM
8. 2026-06-09
   days on market $287,841 Active 8 DOM
9. 2026-06-08
   days on market $287,841 Active 7 DOM
10. 2026-06-07
    days on market $287,841 Active 6 DOM
11. 2026-06-04
    days on market $287,841 Active 3 DOM
12. 2026-06-03
    days on market $287,841 Active 2 DOM
13. 2026-06-02
    remarks 577-char remark

    Show marketing remark (185 chars)

    A private study in the Oleander makes a perfect home office or play room. White cabinets with speckled white granite countertops, light tan EVP flooring with dark beige textured carpet.

14. 2026-06-02
    pricedays on marketlisting id $287,841 Active 1 DOM

    Show marketing remark (185 chars)

    A private study in the Oleander makes a perfect home office or play room. White cabinets with speckled white granite countertops, light tan EVP flooring with dark beige textured carpet.

15. 2026-06-01
    days on market $307,841 Active 18 DOM
16. 2026-05-31
    days on market $307,841 Active 17 DOM
17. 2026-05-14
    listed $307,841 Active 185-char remark

    Show marketing remark (185 chars)

    A private study in the Oleander makes a perfect home office or play room. White cabinets with speckled white granite countertops, light tan EVP flooring with dark beige textured carpet.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,123
• − Mortgage interest: −$16,124
• − Property taxes: −$4,318
• − Insurance: −$1,439
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − HOA: −$600
• − Depreciation: −$8,374
• Taxable loss: −$8,911
• Est. tax savings @ 24.0%: +$2,139
• After-tax cash flow: $-1,695/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

+0.0% since first listed

3 events — show timeline

• 2026-06-02 Price Changed $287,841 Zillow
• 2026-05-14 Listed $307,841 Zillow
• 2026-05-07 Listed $287,841 NTREIS