732 Meadow Creek Ln · Josephine, TX 75189

$237,500

3 bd · 2.0 ba · 1,310 sqft · SingleFamily public records · 45 Days on market

Built 2020 Good condition 7,275 sqft lot $181/sqft · 15% below area Est $278k · 15% under $48/mo HOA · 2% of rent ↓ 1% 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 +14.1/15.0
• Cash flow +10.0/30.0
• 1% rule +4.2/10.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• DSCR +2.8/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Gorgeous single story!!! Featuring 3 bedroom, 2 bath, 2 car garage home in the small-town neighborhood of Magnolia Point in Josephine. The kitchen features granite counter tops, a large center island with seating, electric range, stainless appliances, and abundant cabinet space, all overlooking the main living and dining areas. Luxury vinyl planks throughout the living, dining, kitchen and hallway. The spacious primary suite offers a private retreat, while two additional bedrooms provide flexibility for family, guests, or a home office.  Step outside to enjoy a large backyard - ideal for gatherings, play, or quiet evenings under the stars. Extra perk of solar panels that are already pa

Key facts

• 7,275 sq ft lot
• 2 garage spots
• Built 2020

Property features AI

Finance

• Other: Directions: From Hwy 78 in Lavon, take FM 6 east toward Josephine. Turn right on FM 1777 and continue to the Magnolia subdivision. Turn right on Magnolia Drive, then left on Meadow Creek Lane.
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Mandatory HOA; HOA fee $576 annually (includes management fees); HOA managed by Magnolia HOA

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Garage faces front
• Utilities: City water; City sewer; Property in a municipal utility district
• Home design: Single-family residence; Residential property; One story
• Construction: Brick exterior; Built in 2020
• Exterior features: Lot under 0.5 acre (approximately 0.167 acre); All-weather road access

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning (electric); Electric heating
• Interior features: Decorative lighting; One living area; One dining area; Total rooms: 9; One-level home
• Laundry & utility: Dedicated laundry room on the main level (6 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $238k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-144 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (7.7% below list).
• Recommended offer: $212k (10.7% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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: Mcclendon El (math 29% / reading 35%, grade F, #2,268 of 4,322 statewide, top 55%, 697 students, 66% 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 60% FRL vs 36% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 15d on market — plan ~3-4 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 45 days — a 3% lower offer ($230k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,146 (10.7% 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 45 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.92% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 9.0

CMA / ARV

• ARV (median comp): $277,969
• List price: $237,500
• Delta: -14.56%
• 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
706 Meadow Creek Ln	0.15mi	3/2.0	1,310 (0%)	9mo	$240,000	$183	85
403 Pine Hollow Way	0.16mi	3/2.0	1,448 (+10%)	1mo	$235,000	$162	74
315 Rusted Rail Dr	0.46mi	3/2.0	1,297 (-1%)	7mo	$245,000	$189	71
1310 Emi Kate Ln	0.62mi	3/2.0	1,297 (-1%)	1mo	$245,000	$189	69
210 E Cook St	0.39mi	4/2.0 (+1)	1,232 (-6%)	1mo	$214,897	$174	66
1007 Stockyard St	0.36mi	3/2.0	1,448 (+10%)	2mo	$240,000	$166	64
1204 Sugar Pine Dr	0.50mi	3/2.0	1,253 (-4%)	13mo	$233,990	$187	59
311 Honey Locust Dr	0.50mi	3/2.0	1,253 (-4%)	13mo	$238,990	$191	59
1202 Sugar Pine Dr	0.50mi	3/2.0	1,404 (+7%)	12mo	$266,990	$190	54
1214 Sugar Pine Dr	0.50mi	3/2.0	1,404 (+7%)	13mo	$280,990	$200	54
1302 Lowhill Dr	0.55mi	3/2.0	1,457 (+11%)	10mo	$255,000	$175	47
1319 Lowhill Dr	0.65mi	3/2.0	1,457 (+11%)	7mo	$238,000	$163	45

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: -24.5%
• Equity multiple: 0.19×
• Total profit: $-53,873
• Equity at exit: $35,412

10-year hold

• IRR: -34.8%
• Equity multiple: -0.24×
• Total profit: $-82,789
• Equity at exit: $20,535

Cash invested: $66,500 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,192 high
• Mortgage (P&I): −$1,245
• Tax from tax record: −$483 /mo · $5,792/yr
• Insurance: −$99
• HOA: −$48
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-144

Break-even live

Break-even rent $2,374

Max offer price $212,146

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-76	+0% $-144	+5% $-211	+10% $-278
Rent	-10% $-317	-5% $-230	+0% $-144	+5% $-57	+10% $30
Rate	-1.0pp $-24	-0.5pp $-83	base $-144	+0.5pp $-205	+1.0pp $-268

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: $59,375
• Closing costs: $7,125
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 Meadow Creek Ln Josephine, TX	4.0	2.0	1757	$2,500	$1.42	7d	1	0.05mi
722 Windmill St Josephine, TX	4.0	2.0	1568	$2,190	$1.40	4d	1	0.05mi
800 Windmill St Josephine, TX	4.0	2.0	1843	$2,100	$1.14	1d	1	0.07mi
800 Windmill St Josephine, TX	4.0	2.0	1843	$2,100	$1.14	9d	1	0.07mi
802 Turnbuckle Ct Royse City, TX	4.0	2.0	1577	$1,849	$1.17	45d	1	0.08mi
1004 Cotton Gin Ct Royse City, TX	4.0	2.0	1875	$1,850	$0.99	14d	1	0.25mi
1007 Cotton Gin Ct Royse City, TX	3.0	2.0	1611	$2,050	$1.27	45d	1	0.28mi
306 E Cook St Josephine, TX	3.0	2.0	1817	$2,100	$1.16	0d	1	0.40mi
1208 Fieldstone Ct Royse City, TX	4.0	2.0	1835	$2,000	$1.09	45d	1	0.60mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,900	$1.24	45d	1	0.64mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,875	$1.22	26d	1	0.64mi
319 Plum Dr Nevada, TX	4.0	2.0	1587	$1,899	$1.20	12d	1	0.65mi
503 Cistern Way Royse City, TX	3.0	2.0	1294	$1,795	$1.39	4d	1	0.67mi
214 Crooked Field Dr Royse City, TX	3.0	2.0	1398	$1,900	$1.36	26d	1	0.73mi
1503 Cotton Gin Ct Royse City, TX	3.0	2.0	1566	$2,200	$1.40	45d	1	0.81mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,949	$1.18	17d	1	0.89mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,925	$1.17	8d	1	0.89mi
304 Red Stream Way Caddo Mills, TX	3.0	2.0	1476	$1,800	$1.22	20d	1	1.08mi
305 Charmed Way Caddo Mills, TX	3.0	2.0	1481	$2,000	$1.35	0d	1	1.14mi
1910 Bailer Way Royse City, TX	3.0	2.0	1592	$1,995	$1.25	26d	1	1.21mi
408 N Greenville St Josephine, TX	3.0	1.0	936	$1,400	$1.50	0d	1	1.23mi
2008 Bailer Way Royse City, TX	3.0	2.0	1509	$1,975	$1.31	20d	1	1.26mi
1216 Riverbrook Ln Caddo Mills, TX	3.0	2.0	1617	$2,000	$1.24	0d	1	1.29mi
916 Sunrise Ln Royse City, TX	3.0	2.0	1586	$1,900	$1.20	20d	1	1.45mi
1413 Brook Ln Caddo Mills, TX	4.0	2.0	1572	$1,925	$1.22	12d	1	1.49mi
1413 Brook Ln Caddo Mills, TX	4.0	2.0	1572	$1,925	$1.22	14d	1	1.49mi

HOA detail

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

Listing history 17 events

1. 2026-06-21
   days on market $237,500 Active 45 DOM
2. 2026-06-18
   days on market $237,500 Active 42 DOM
3. 2026-06-17
   days on market $237,500 Active 41 DOM
4. 2026-06-16
   days on market $237,500 Active 40 DOM
5. 2026-06-15
   days on market $237,500 Active 39 DOM
6. 2026-06-13
   days on market $237,500 Active 37 DOM
7. 2026-06-13
   days on market $237,500 Active 36 DOM
8. 2026-06-10
   price $237,500 Active 33 DOM
9. 2026-06-09
   days on market $240,000 Active 33 DOM
10. 2026-06-08
    days on market $240,000 Active 32 DOM
11. 2026-06-07
    days on market $240,000 Active 31 DOM
12. 2026-06-04
    days on market $240,000 Active 28 DOM
13. 2026-06-03
    days on market $240,000 Active 27 DOM
14. 2026-06-02
    days on market $240,000 Active 26 DOM
15. 2026-06-01
    days on market $240,000 Active 25 DOM
16. 2026-05-31
    days on market $240,000 Active 24 DOM
17. 2026-05-07
    listed $240,000 Active 954-char remark

ⓘ 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: $5,792 · $483/mo
• Projected year-2 tax: $5,792 · $483/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 8/10 Severe 7 d/yr ≥110°F today · 25 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: $26,303
• − Mortgage interest: −$13,304
• − Property taxes: −$5,792
• − Insurance: −$1,188
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − HOA: −$576
• − Depreciation: −$6,909
• Taxable loss: −$5,674
• Est. tax savings @ 24.0%: +$1,362
• After-tax cash flow: $-360/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 75/100 Cosmetic rehab

This single-story home in Magnolia Point, Josephine, is in good condition with a good condition score of 75. It features a spacious kitchen, two bathrooms, and a large backyard. The home is move-in ready with minor cosmetic updates that could further enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Resale Replace countertops — Granite countertops are durable and add value
• Resale Install new flooring — New flooring can improve the home's overall appearance and value
• Both Upgrade lighting fixtures — Modern lighting can enhance the home's curb appeal and interior aesthetics
• Both Add outdoor lighting — Outdoor lighting can improve safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Resale Replace countertops — Granite countertops are durable and add value ↑
• Resale Install new flooring — New flooring can improve the home's overall appearance and value ↑
• Both Upgrade lighting fixtures — Modern lighting can enhance the home's curb appeal and interior aesthetics ↑
• Both Add outdoor lighting — Outdoor lighting can improve safety and curb appeal ↑

ⓘ 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 (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 0.57)
• 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 · 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: ▼ -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

-1.0% since first listed

2 events — show timeline

• 2026-06-09 Price Changed $237,500 NTREIS
• 2026-05-07 Listed $240,000 NTREIS

Property tax history

+59.3%/yr

Latest (2025): $5,792 · +1.8% YoY. Source: county tax records.