3432 Glenwood Ln · Plano, TX 75074

$239,000

3 bd · 1.5 ba · 1,197 sqft · SingleFamily public records · 19 Days on market

Built 1970 7,405 sqft lot $200/sqft · 17% below area Est $289k · 17% under

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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 +15.0/15.0
• Cash flow +10.8/30.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• 1% rule +3.5/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

As is where is condition. Please call listing agent 2 Andre Tabacco for all inquiries.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1970

Property features AI

Finance

• Other: Unknown encumbrance(s) reported; Will not subdivide
• Financial info: Listing terms: Cash; Financing contingency noted; Status: Active Contingent / Active Under Contract
• HOA & community: No association

Exterior

• Parking: Driveway; Attached garage facing front; 2-car garage; Carport spaces not provided; Covered spaces not provided
• Utilities: City water; City sewer; Individual gas meter; No municipal utility district
• Home design: Single-family residence; One-story; Residential property; Preowned (built in 1970)
• Construction: Brick exterior; Composition roof; Slab foundation; Year built 1970
• Exterior features: Patio; Few trees; Large backyard with grass; Interior lot; Subdivision setting

Interior

• Kitchen: Kitchen on main level; No appliances included
• Bedrooms: Primary bedroom on main level; Two additional bedrooms on main level (total 3 bedrooms)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Interior features: Open floorplan; Window coverings
• Laundry & utility: Laundry room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (15.1% below list).
• Recommended offer: $203k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.8% in Plano — 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 84/100 on livability (#8 in TX, #728 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Plano ISD (urban): math 52% / reading 55% proficiency, ranked #90 of 826 in TX (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Barron El (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 343 students, 85% FRL); Bowman Middle (math 46% / reading 40%, grade D-, #540 of 1,662 statewide, top 33%, 868 students, 65% FRL); Plano East Sr H S (math 88% / reading 73%, grade A, #36 of 1,632 statewide, top 2%, 3,082 students, 32% FRL) — zoned schools average 61% FRL vs 25% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-3.9%/yr); 185 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 19 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

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 $202,891 (15.1% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 0.85% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 9.8

CMA / ARV

• ARV (median comp): $289,055
• List price: $239,000
• Delta: -17.32%
• 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
3425 Northwood Ln	0.04mi	3/2.0	1,163 (-3%)	18mo	$300,000	$258	76
3413 Chelsea Ln	0.27mi	3/2.0	1,280 (+7%)	3mo	$295,000	$230	72
3425 Tarkio Rd	0.15mi	3/2.0	1,318 (+10%)	4mo	$292,000	$222	71
1425 Lilac Ln	0.43mi	3/2.0	1,239 (+4%)	10mo	$345,000	$278	64
3356 Tarkio Rd	0.24mi	3/2.0	1,292 (+8%)	15mo	$275,500	$213	60
3104 P Ave	0.50mi	3/2.0	1,241 (+4%)	12mo	$370,000	$298	59
1513 Japonica Ln	0.60mi	3/2.0	1,174 (-2%)	11mo	$339,900	$290	58
1417 Francis Ln	0.37mi	3/1.5	1,316 (+10%)	13mo	$245,000	$186	55
1511 Laurel Ln	0.66mi	3/1.5	1,140 (-5%)	8mo	$229,000	$201	54
3345 Sherwood Dr	0.44mi	3/2.0	1,292 (+8%)	12mo	$350,000	$271	54
1717 Lucas Ter	0.49mi	4/2.5 (+1)	1,316 (+10%)	3mo	$329,900	$251	49
1508 Jasmine Ln	0.58mi	3/2.0	1,294 (+8%)	13mo	$320,000	$247	47

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: -23.0%
• Equity multiple: 0.23×
• Total profit: $-51,546
• Equity at exit: $35,636

10-year hold

• IRR: -28.8%
• Equity multiple: -0.14×
• Total profit: $-76,525
• Equity at exit: $20,664

Cash invested: $66,920 (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 75074

• Rents YoY: -3.9%
• Active inventory: 185
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,029 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$359 /mo · $4,306/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-109

Break-even live

Break-even rent $2,167

Max offer price $219,753

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-41	+0% $-109	+5% $-177	+10% $-244
Rent	-10% $-269	-5% $-189	+0% $-109	+5% $-29	+10% $51
Rate	-1.0pp $11	-0.5pp $-48	base $-109	+0.5pp $-171	+1.0pp $-234

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3428 N Ave Plano, TX	3.0	2.0	1424	$2,200	$1.54	45d	1	0.04mi
3124 Lucas Ter Plano, TX	3.0	1.0	995	$1,720	$1.73	20d	1	0.51mi
1201 E Park Blvd Plano, TX	1.0–2.0	1.0–2.0	701	$1,529	$2.18	5d	12	0.58mi
781 Chateau Ln Plano, TX	3.0	2.5	1469	$2,445	$1.66	45d	1	0.68mi
1805 Japonica Ln Plano, TX	3.0	2.0	1320	$1,785	$1.35	45d	1	0.69mi
1904 Jasmine Ln Unit 1056384P Plano, TX	4.0	2.0	1323	$5,364	$4.05	0d	1	0.71mi
1621 E Park Blvd Plano, TX	3.0	1.5	1473	$1,995	$1.35	6d	1	0.80mi
1621 E Park Blvd Plano, TX	3.0	1.5	1473	$2,095	$1.42	12d	1	0.80mi
4045 Cavalry Dr Plano, TX	3.0	2.0	1453	$2,275	$1.57	22d	1	0.95mi
2425 Premier Dr Unit 2482 Plano, TX	2.0	2.0	908	$1,218	$1.34	0d	1	0.97mi
2425 Premier Dr Unit 2462 Plano, TX	2.0	2.0	908	$1,523	$1.68	15d	1	0.97mi
1800 E Spring Creek Pkwy Plano, TX	1.0–3.0	1.0–2.0	1001	$2,015	$2.01	0d	39	1.02mi
802 22nd St Plano, TX	2.0	1.0	824	$1,795	$2.18	9d	1	1.03mi
805 20th St Plano, TX	3.0	1.0	916	$1,895	$2.07	22d	1	1.10mi
3939 Branch Hollow Dr Plano, TX	3.0	2.0	1458	$2,500	$1.71	22d	1	1.11mi
2517 Figtree Ln Plano, TX	3.0	2.0	1430	$2,150	$1.50	45d	1	1.11mi
1811 Mimosa Ln Plano, TX	3.0	2.0	1153	$2,030	$1.76	14d	1	1.19mi
2029 Willow Ln Plano, TX	4.0	2.0	1380	$2,676	$1.94	1d	1	1.25mi
2500 E Park Blvd Unit P8 Plano, TX	2.0	1.5	1221	$1,750	$1.43	26d	1	1.28mi
2301 Pebble Vale Dr Plano, TX	3.0	1.0–2.0	893	$1,890	$2.12	0d	35	1.29mi
6248 Assembly Park Bolevard Plano, TX	1.0–2.0	1.0–2.0	946	$2,313	$2.45	0d	22	1.29mi
2400 Jupiter Rd #2 Plano, TX	2.0	1.5	1000	$1,550	$1.55	45d	1	1.30mi
2001 E Spring Creek Pkwy Plano, TX	1.0–3.0	1.0–2.0	982	$2,432	$2.48	0d	18	1.33mi
1401 Cross Bend Rd Plano, TX	3.0	2.0	1443	$2,200	$1.52	24d	1	1.34mi
913 17th St Plano, TX	2.0	1.0	750	$1,750	$2.33	24d	1	1.35mi
6501 Excellence Way Plano, TX	3.0	1.0–2.0	1084	$2,520	$2.32	1d	39	1.36mi
2904 Chancellor Dr Plano, TX	3.0	2.0	1452	$2,300	$1.58	7d	1	1.39mi
6500 Excellence Way Princeton, TX	2.0	1.0–2.0	871	$1,905	$2.19	0d	29	1.40mi
1413 Yellowstone Dr Plano, TX	3.0	2.0	1440	$2,050	$1.42	45d	1	1.42mi
1001 W Park Blvd Plano, TX	1.0–2.0	1.0–2.0	1195	$1,607	$1.34	0d	5	1.42mi
2305 Oklahoma Ave Plano, TX	3.0	2.5	1423	$2,750	$1.93	45d	1	1.46mi
1727 R Ave Plano, TX	2.0	1.0	900	$1,999	$2.22	9d	1	1.46mi
1725 R Ave Plano, TX	2.0	1.0	900	$1,999	$2.22	9d	1	1.47mi
1045 15th Pl Unit 1102 Plano, TX	2.0	2.0	969	$1,344	$1.39	0d	1	1.47mi
1045 15th Pl Unit 2121 Plano, TX	2.0	2.0	969	$1,385	$1.43	0d	1	1.47mi
1045 15th Pl Unit 159 Plano, TX	2.0	1.0	912	$1,560	$1.71	45d	1	1.47mi
6541 Federal Hall St Plano, TX	2.0	2.5	1353	$2,150	$1.59	45d	1	1.49mi
659 E 16th St Unit 716 Plano, TX	2.0	2.0	867	$1,234	$1.42	0d	1	1.50mi

Listing history 8 events

1. 2026-06-04
   status $239,000 Pending 19 DOM
2. 2026-06-03
   days on market $239,000 Active Contingent 19 DOM
3. 2026-06-02
   days on market $239,000 Active Contingent 18 DOM
4. 2026-06-01
   days on market $239,000 Active Contingent 17 DOM
5. 2026-05-31
   days on market $239,000 Active Contingent 16 DOM
6. 2026-05-18
   historical Active Contingent 86-char remark
7. 2026-05-09
   listed $239,000 Active 86-char remark
8. 1987-02-08
   soldstatus

ⓘ 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: $4,306 · $359/mo
• Projected year-2 tax: $4,374 · $364/mo
• Expected delta: +$67/yr (+$6/mo · 1.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,347
• − Mortgage interest: −$13,388
• − Property taxes: −$4,306
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,948
• − Management: −$1,948
• − Depreciation: −$6,953
• Taxable loss: −$5,390
• Est. tax savings @ 24.0%: +$1,294
• After-tax cash flow: $-14/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: Plano ISD
• NCES district ID: 4835100
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $79,861
• Composite: 48.54/100
• National rank: #2115
• State rank: #90 of 826 in TX

Livability — Plano

• Score: 84/100
• State rank: #8
• US rank: #728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plano, TX
• County: Collin County · 1,159,394 people
• City population: 288,003
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 53,831
• Household income: $88,697
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 1848.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 36% Hispanic / Latino 36% Two or more races 18% Asian 13% Black 11% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 33% · Canada, China, Vietnam
• Languages at home: 52% English-only · Spanish 31% Other Indo-European 7% Arabic 2%

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: ▼ -264.33%
• Current HPI: 263.7885
• Rent YoY: ▼ -3.90%
• 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

4 events — show timeline

• 2026-06-03 Pending — NTREIS
• 2026-05-18 Contingent — NTREIS
• 2026-05-09 Listed $239,000 NTREIS
• 1987-02-08 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,306 · +11.1% YoY. Source: county tax records.