918 Country Rd · Josephine, TX 75189

$229,000

3 bd · 2.0 ba · 1,509 sqft · SingleFamily public records · 129 Days on market

Built 2024 Good condition 4,182 sqft lot $152/sqft · 10% below area Est $253k · 10% under $48/mo HOA · 2% of rent ↓ 8% 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 +11.8/15.0
• Cash flow +10.7/30.0
• 1% rule +4.7/10.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• DSCR +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully maintained, lightly lived-in home is truly better than new. Featuring three bedrooms and two full baths, the open-concept floor plan is perfect for modern living. The home offers an eat-in kitchen with quartz countertops, LED lighting, and a full sprinkler system. Additional highlights include a security system with interior and exterior cameras, gutters, garage door opener, refrigerator, washer and dryer, and window coverings. Located in the peaceful town of Josephine within the desirable Magnolia community, residents enjoy walking trails, a beautiful pool, fishing ponds, and picnic areas.

Key facts

• Quartz countertops
• Led lighting
• Security system

Tags

• EAT-IN KITCHEN
• QUARTZ COUNTERTOPS
• LED LIGHTING
• FULL SPRINKLER SYSTEM
• SECURITY SYSTEM
• INTERIOR AND EXTERIOR CAMERAS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (2.7% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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: 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: Davis El (math 52% / reading 41%, grade D-, #1,080 of 4,322 statewide, top 25%, 500 students, 52% FRL); Ouida Baley Middle (math 32% / reading 35%, grade F, #911 of 1,662 statewide, top 56%, 934 students, 43% FRL); Royse City H S (math 38% / reading 55%, grade D-, #621 of 1,632 statewide, top 38%, 2,526 students, 37% FRL).
• Market conditions: Rents soft (-1.1%/yr); 1301 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,289 units permitted in Hunt County in 2024 (527 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.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $201,520 (12.0% 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 129 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.97% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.08%
• DSCR: 0.91
• GRM: 8.6

CMA / ARV

• ARV (median comp): $253,272
• List price: $229,000
• Delta: -9.58%
• 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
2110 Bailer Way	0.23mi	3/2.0	1,509 (0%)	1mo	$239,990	$159	88
911 Hay Loft Ln	0.12mi	3/2.0	1,509 (0%)	8mo	$249,900	$166	88
803 Hay Loft Ln	0.19mi	3/2.0	1,327 (-12%)	5mo	$240,000	$181	67
611 Chuck Wagon Dr	0.49mi	3/2.0	1,450 (-4%)	5mo	$220,000	$152	67
1417 Ella Rose Ln	0.49mi	3/2.0	1,450 (-4%)	7mo	$249,900	$172	64
1508 Bridle Dr	0.58mi	3/2.0	1,533 (+2%)	9mo	$259,000	$169	63
412 Wrangler Dr	0.63mi	3/2.0	1,450 (-4%)	2mo	$237,000	$163	62
1416 Old Trail Rd	0.42mi	4/2.0 (+1)	1,537 (+2%)	12mo	$262,000	$170	62
516 Wrangler Dr	0.53mi	3/2.0	1,625 (+8%)	6mo	$250,000	$154	58
1315 Blessed Ln	0.67mi	3/2.0	1,611 (+7%)	8mo	$269,000	$167	51
505 Cistern Way	0.67mi	3/2.0	1,625 (+8%)	6mo	$250,000	$154	51
417 Wagon Wheel Dr	0.65mi	3/2.0	1,635 (+8%)	9mo	$249,000	$152	48

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: -23.7%
• Equity multiple: 0.21×
• Total profit: $-50,498
• Equity at exit: $34,145

10-year hold

• IRR: -33.4%
• Equity multiple: -0.21×
• Total profit: $-77,461
• Equity at exit: $19,800

Cash invested: $64,120 (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 75189

• Home prices YoY: -25.0%
• Rents YoY: -1.1%
• Active inventory: 1301
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,229 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$527 /mo · $6,329/yr
• Insurance: −$95
• HOA: −$48
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-111

Break-even live

Break-even rent $2,369

Max offer price $209,390

Occupancy floor 100%

Sensitivity live

Price	-10% $19	-5% $-46	+0% $-111	+5% $-176	+10% $-241
Rent	-10% $-287	-5% $-199	+0% $-111	+5% $-23	+10% $65
Rate	-1.0pp $4	-0.5pp $-53	base $-111	+0.5pp $-170	+1.0pp $-231

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
903 Shear Dr Royse City, TX	3.0	2.5	1898	$2,000	$1.05	4d	1	0.10mi
816 Country Rd Royse City, TX	4.0	2.5	2080	$2,550	$1.23	0d	1	0.11mi
1910 Bailer Way Royse City, TX	3.0	2.0	1592	$1,995	$1.25	26d	1	0.20mi
2000 Bailer Way Royse City, TX	3.0	2.5	1947	$2,500	$1.28	4d	1	0.20mi
916 Sunrise Ln Royse City, TX	3.0	2.0	1586	$1,900	$1.20	20d	1	0.21mi
2008 Bailer Way Royse City, TX	3.0	2.0	1509	$1,975	$1.31	20d	1	0.21mi
1501 Bridle Dr Josephine, TX	4.0	2.0	2081	$1,975	$0.95	45d	1	0.58mi
1503 Cotton Gin Ct Royse City, TX	3.0	2.0	1566	$2,200	$1.40	45d	1	0.62mi
711 Cistern Way Royse City, TX	4.0	2.0	2081	$1,975	$0.95	9d	1	0.62mi
1208 Fieldstone Ct Royse City, TX	4.0	2.0	1835	$2,000	$1.09	45d	1	0.68mi
503 Cistern Way Royse City, TX	3.0	2.0	1294	$1,795	$1.39	3d	1	0.69mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,900	$1.24	45d	1	0.69mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,875	$1.22	26d	1	0.69mi
1307 Community Way Royse City, TX	4.0	2.0	2104	$2,100	$1.00	45d	1	0.94mi
1007 Cotton Gin Ct Royse City, TX	3.0	2.0	1611	$2,050	$1.27	45d	1	1.00mi
1004 Cotton Gin Ct Royse City, TX	4.0	2.0	1875	$1,850	$0.99	14d	1	1.03mi
305 Silo Cir Royse City, TX	4.0	2.0	2074	$2,100	$1.01	26d	1	1.14mi
311 Milo Way Royse City, TX	4.0	2.0	2074	$2,200	$1.06	8d	1	1.16mi
717 Cottonwood WAY Josephine, TX	4.0	3.0	2073	$2,125	$1.03	0d	1	1.21mi
801 Meadow Creek Ln Josephine, TX	4.0	2.0	1757	$2,500	$1.42	6d	1	1.24mi
800 Windmill St Josephine, TX	4.0	2.0	1843	$2,100	$1.14	1d	1	1.25mi
800 Windmill St Josephine, TX	4.0	2.0	1843	$2,100	$1.14	9d	1	1.25mi
722 Windmill St Josephine, TX	4.0	2.0	1568	$2,190	$1.40	3d	1	1.27mi
802 Turnbuckle Ct Royse City, TX	4.0	2.0	1577	$1,849	$1.17	45d	1	1.31mi
214 Crooked Field Dr Royse City, TX	3.0	2.0	1398	$1,900	$1.36	26d	1	1.41mi
315 Pine Hollow Way Josephine, TX	4.0	3.0	2212	$2,300	$1.04	9d	1	1.42mi

HOA detail

• Monthly dues: $48 · $576/yr
• Likely covers: poolsecurity

Listing history 21 events

1. 2026-06-21
   days on market $229,000 Active 129 DOM
2. 2026-06-18
   price $229,000 Active 126 DOM
3. 2026-06-18
   days on market $234,000 Active 126 DOM
4. 2026-06-17
   days on market $234,000 Active 125 DOM
5. 2026-06-16
   days on market $234,000 Active 124 DOM
6. 2026-06-15
   days on market $234,000 Active 123 DOM
7. 2026-06-13
   days on market $234,000 Active 121 DOM
8. 2026-06-09
   days on market $234,000 Active 117 DOM
9. 2026-06-08
   days on market $234,000 Active 116 DOM
10. 2026-06-07
    days on market $234,000 Active 115 DOM
11. 2026-06-04
    days on market $234,000 Active 112 DOM
12. 2026-06-03
    days on market $234,000 Active 111 DOM
13. 2026-06-02
    days on market $234,000 Active 110 DOM
14. 2026-06-01
    days on market $234,000 Active 109 DOM
15. 2026-05-31
    days on market $234,000 Active 108 DOM
16. 2026-04-13
    price $239,000 617-char remark

    Show marketing remark (617 chars)

    This beautifully maintained, lightly lived-in home is truly better than new. Featuring three bedrooms and two full baths, the open-concept floor plan is perfect for modern living. The home offers an eat-in kitchen with quartz countertops, LED lighting, and a full sprinkler system. Additional highlights include a security system with interior and exterior cameras, gutters, garage door opener, refrigerator, washer and dryer, and window coverings. Located in the peaceful town of Josephine within the desirable Magnolia community, residents enjoy walking trails, a beautiful pool, fishing ponds, and picnic areas.

17. 2026-02-12
    listed $249,000 Active 617-char remark

    Show marketing remark (617 chars)

    This beautifully maintained, lightly lived-in home is truly better than new. Featuring three bedrooms and two full baths, the open-concept floor plan is perfect for modern living. The home offers an eat-in kitchen with quartz countertops, LED lighting, and a full sprinkler system. Additional highlights include a security system with interior and exterior cameras, gutters, garage door opener, refrigerator, washer and dryer, and window coverings. Located in the peaceful town of Josephine within the desirable Magnolia community, residents enjoy walking trails, a beautiful pool, fishing ponds, and picnic areas.

18. 2024-06-21
    soldstatus Closed 670-char remark

    Show marketing remark (670 chars)

    New! Super Cute floor plan! Three bedrooms, two full baths. Home includes, eat-in kitchen, Quartz counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and much more! Welcome to Magnolia in Josephine, the perfect blend of country living and easy access to the big city. Located within the quiet town of Josephine, Magnolia is a family-friendly community with something for everyone. We offer a variety of beautifully designed new homes with spacious, open-concept floor plans, a community pool, fishing ponds, and walking trails through the beautiful nature of this region. Bring your family and come see us today!

19. 2024-05-30
    status Pending 670-char remark

    Show marketing remark (670 chars)

    New! Super Cute floor plan! Three bedrooms, two full baths. Home includes, eat-in kitchen, Quartz counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and much more! Welcome to Magnolia in Josephine, the perfect blend of country living and easy access to the big city. Located within the quiet town of Josephine, Magnolia is a family-friendly community with something for everyone. We offer a variety of beautifully designed new homes with spacious, open-concept floor plans, a community pool, fishing ponds, and walking trails through the beautiful nature of this region. Bring your family and come see us today!

20. 2024-05-01
    price $261,490 670-char remark

    Show marketing remark (670 chars)

    New! Super Cute floor plan! Three bedrooms, two full baths. Home includes, eat-in kitchen, Quartz counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and much more! Welcome to Magnolia in Josephine, the perfect blend of country living and easy access to the big city. Located within the quiet town of Josephine, Magnolia is a family-friendly community with something for everyone. We offer a variety of beautifully designed new homes with spacious, open-concept floor plans, a community pool, fishing ponds, and walking trails through the beautiful nature of this region. Bring your family and come see us today!

21. 2024-04-15
    listed $258,490 Active 670-char remark

    Show marketing remark (670 chars)

    New! Super Cute floor plan! Three bedrooms, two full baths. Home includes, eat-in kitchen, Quartz counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and much more! Welcome to Magnolia in Josephine, the perfect blend of country living and easy access to the big city. Located within the quiet town of Josephine, Magnolia is a family-friendly community with something for everyone. We offer a variety of beautifully designed new homes with spacious, open-concept floor plans, a community pool, fishing ponds, and walking trails through the beautiful nature of this region. Bring your family and come see us today!

ⓘ 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: $6,329 · $527/mo
• Projected year-2 tax: $6,329 · $527/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,745
• − Mortgage interest: −$12,828
• − Property taxes: −$6,329
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − HOA: −$576
• − Depreciation: −$6,662
• Taxable loss: −$5,073
• Est. tax savings @ 24.0%: +$1,218
• After-tax cash flow: $-114/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 · 6 photos

Good 75/100 Cosmetic rehab

This well-maintained home in Josephine, TX, offers a good condition with a good condition score of 75. It features an eat-in kitchen with quartz countertops and LED lighting, and is located in the desirable Magnolia community with walking trails, a pool, and fishing ponds.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace window coverings — Improves aesthetics and energy efficiency
• Both Install smart home security system — Enhances safety and adds modern amenities

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace window coverings — Improves aesthetics and energy efficiency ↑
• Both Install smart home security system — Enhances safety and adds modern amenities ↑

ⓘ 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 — 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

• County: Rockwall County · 132,930 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 48,739
• Household income: $117,125
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 569.0

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 25% Two or more races 12% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Philippines, Jamaica
• Languages at home: 80% English-only · Spanish 15% Other Indo-European 1%

Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.10%
• Current HPI: 212.8422
• Rent YoY: ▼ -1.13%
• 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

-7.5% since first listed

6 events — show timeline

• 2026-04-13 Price Changed $239,000 NTREIS
• 2026-02-12 Listed $249,000 NTREIS
• 2024-06-21 Sold (MLS) — NTREIS
• 2024-05-30 Pending — NTREIS
• 2024-05-01 Price Changed $261,490 NTREIS
• 2024-04-15 Listed $258,490 NTREIS

Property tax history

+159.8%/yr

Latest (2025): $6,329 · +577.9% YoY. Source: county tax records.