Queensland Plan · Allen, TX 75013

$263,680

2 bd · 2.0 ba · 1,536 sqft · Townhouse · 330 Days on market

55+ age-restricted Good condition

---

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).

• Cash flow +10.1/30.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• 1% rule +3.0/10.0
• DSCR +2.5/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Regarded as one of the most desirable suburbs in the United States, Allen is absolutely one of the best places to live in Texas. With its dense suburban feel and numerous amenities, it's simply a great place to call home. And it is now open and home to our newest Village Cooperative and we are thrilled to bring this hassle-free home ownership option to active adults (62+) in the area! That's because the Village Cooperative of Allen offers a worry-free lifestyle to its member-owners. This housing option is built specifically for those who want to own their home but also want to work or retire without the headaches of maintenance, repairs and surprise bills that are associated with owning a house. Plus, you'll find the amenities, social opportunities and financial benefits just a few advantages of cooperative living.

Key facts

• 2 garage spots
• Listed 329 days

🏢 Co-op / cooperative unit. The $263,680 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $264k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-915 ($-11k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (7.4% below list).
• Recommended offer: $232k (12.0% below list) — sets the bar for market timing.
• Cap rate 3.6% vs local median 2.6% in Allen — 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 80/100 on livability (#34 in TX, #1,678 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, commute F.
• Allen ISD (suburban): math 64% / reading 63% proficiency, ranked #22 of 826 in TX (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Dr E T Boon El (math 73% / reading 66%, grade A-, #146 of 4,322 statewide, top 4%, 855 students, 12% FRL); Allen H S (math 87% / reading 22%, grade C-, #379 of 1,632 statewide, top 26%, 5,317 students, 0% FRL).
• Market conditions: Rents soft (-3.0%/yr); 492 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $12k 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 330 days — a 12% lower offer ($232k) is reasonable based on typical stale-listing flexibility.

Recommended offer $232,038 (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 330 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.59% ✗
• Cap rate: 3.62%
• Cash-on-cash: -9.53%
• DSCR: 0.58
• GRM: 14.0

CMA / ARV

• ARV (median comp): $411,453
• List price: $263,680
• Delta: -35.91%
• 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
1018 Stockton Dr	0.13mi	2/2.5	1,586 (+3%)	4mo	$399,990	$252	84
1024 Bristleleaf Way	0.17mi	2/2.5	1,586 (+3%)	10mo	$417,410	$263	76
1028 Bristleleaf Way	0.18mi	2/2.5	1,586 (+3%)	10mo	$417,410	$263	76
1027 Stockton Dr	0.16mi	2/2.5	1,586 (+3%)	12mo	$403,990	$255	75
1250 Junction Dr	0.20mi	2/2.5	1,581 (+3%)	12mo	$390,000	$247	74
1037 Stockton Dr	0.18mi	2/2.5	1,586 (+3%)	13mo	$398,900	$252	73
930 Stockton Dr #206	0.00mi	2/2.0	1,729 (+13%)	8mo	$265,000	$153	73
970 Emil Pl	0.45mi	3/2.5 (+1)	1,660 (+8%)	1mo	$398,000	$240	58
982 Mikaela Dr	0.51mi	3/2.5 (+1)	1,660 (+8%)	2mo	$385,000	$232	54
1010 Switchgrass Ln	0.49mi	3/2.5 (+1)	1,660 (+8%)	3mo	$399,000	$240	54
988 Emil Pl	0.48mi	3/2.5 (+1)	1,660 (+8%)	4mo	$399,000	$240	53
964 Emil Pl	0.44mi	3/2.5 (+1)	1,660 (+8%)	10mo	$410,000	$247	50

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: -36.6%
• Equity multiple: -0.15×
• Total profit: $-132,074
• Equity at exit: $61,349

10-year hold

• IRR: -74.5%
• Equity multiple: -0.89×
• Total profit: $-217,554
• Equity at exit: $35,575

Cash invested: $115,207 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 30 active · 8 under contract
• Months of supply: 10.6 mo (9%/mo absorbed)
• Median asking: $406,250 ($239/sqft)
• Median days on market: 107 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: +12.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75013

• Home prices YoY: -23.4%
• Rents YoY: -3.0%
• Active inventory: 492
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,441 high
• Mortgage (P&I): −$2,158
• Tax est. 1.5%: −$514 /mo · $6,172/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-915

Break-even live

Break-even rent $3,599

Max offer price $279,033

Occupancy floor —

Sensitivity live

Price	-10% $-631	-5% $-773	+0% $-915	+5% $-1,057	+10% $-1,199
Rent	-10% $-1,108	-5% $-1,012	+0% $-915	+5% $-819	+10% $-722
Rate	-1.0pp $-708	-0.5pp $-810	base $-915	+0.5pp $-1,022	+1.0pp $-1,130

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: $102,863
• Closing costs: $12,344
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Rockrose Dr Allen, TX	3.0	2.5	2224	$2,925	$1.32	0d	1	0.12mi
1006 Stockton Dr Allen, TX	3.0	2.5	1859	$2,800	$1.51	73d	1	0.12mi
1014 Stockton Dr Allen, TX	3.0	2.5	2075	$2,900	$1.40	31d	1	0.14mi
1014 Stockton Dr Allen, TX	3.0	2.5	2075	$2,900	$1.40	19d	1	0.14mi
1020 Splitrock Dr Allen, TX	3.0	2.5	2224	$2,950	$1.33	21d	1	0.15mi
1226 Junction Dr Allen, TX	3.0	3.0	1840	$2,799	$1.52	73d	1	0.23mi
1226 Junction Dr Allen, TX	3.0	3.0	1859	$2,799	$1.51	93d	1	0.23mi
633 Ansley Way Allen, TX	3.0	2.5	2019	$2,850	$1.41	34d	1	0.45mi
612 Club Dr Allen, TX	3.0	2.5	1913	$2,650	$1.39	93d	1	0.48mi
979 Emil Pl Allen, TX	2.0	2.5	1467	$2,350	$1.60	73d	1	0.50mi
1708 Estacado Dr Allen, TX	3.0	2.5	2088	$2,650	$1.27	4d	1	0.51mi
982 Mikaela Dr Allen, TX	3.0	2.5	1660	$3,200	$1.93	29d	1	0.52mi
1028 Emil Pl Allen, TX	3.0	2.5	1660	$2,800	$1.69	16d	1	0.58mi
1090 W Exchange Pkwy Allen, TX	1.0–2.0	1.0–2.0	971	$1,935	$1.99	0d	50	0.69mi
860 Junction Dr Allen, TX	1.0–2.0	1.0–2.0	1007	$3,023	$3.00	7d	22	0.71mi
875 Merino Dr Allen, TX	3.0	2.5	1839	$2,650	$1.44	93d	1	0.72mi
880 Merino Dr Allen, TX	3.0	3.5	2211	$2,850	$1.29	69d	1	0.73mi
1924 McClane Dr Allen, TX	3.0	2.5	1886	$2,750	$1.46	10d	1	0.74mi
1949 McClane Dr Allen, TX	3.0	2.5	1886	$2,695	$1.43	7d	1	0.74mi
1946 Sweetwater Ln Allen, TX	3.0	2.5	1810	$2,595	$1.43	12d	1	0.77mi
1845 Chelsea Blvd Allen, TX	1.0–2.0	1.0–2.0	875	$1,835	$2.10	0d	20	0.78mi
1963 Sweetwater Ln Allen, TX	3.0	2.5	1986	$2,895	$1.46	73d	1	0.79mi
1962 Sweetwater Ln Allen, TX	3.0	2.5	1890	$2,850	$1.51	73d	1	0.80mi
1089 W Exchange Pkwy Allen, TX	1.0–3.0	1.0–2.0	1011	$1,734	$1.72	0d	19	0.80mi
1970 Newman Ave Allen, TX	3.0	2.5	1822	$2,600	$1.43	4d	1	0.84mi
729 Junction Dr Allen, TX	1.0–3.0	1.0–2.0	1100	$1,974	$1.79	1d	21	0.88mi
406 N Bonham Dr Allen, TX	3.0	2.0	2074	$2,300	$1.11	14d	1	0.89mi
705 Bray Central Dr Allen, TX	1.0–3.0	1.0–2.0	1050	$1,476	$1.41	3d	1	0.89mi
1096 W Exchange Pkwy Allen, TX	2.0	2.0	1104	$1,745	$1.58	93d	1	0.92mi
1095 W Exchange Pkwy Allen, TX	2.0	2.0	1125	$1,720	$1.53	93d	1	0.95mi
403 Daisy Dr Allen, TX	3.0	2.0	1647	$2,200	$1.34	93d	1	0.97mi
403 Daisy Dr Allen, TX	3.0	2.0	1647	$2,090	$1.27	68d	1	0.97mi
505 Benton Dr Unit 309 Allen, TX	3.0	2.0	1262	$2,102	$1.67	0d	1	1.00mi
505 Benton Dr Unit 3121 Allen, TX	3.0	2.0	1262	$2,193	$1.74	23d	1	1.00mi
505 Benton Dr Unit 3121 Allen, TX	3.0	2.0	1262	$2,175	$1.72	36d	1	1.00mi
505 Benton Dr Unit 212 Allen, TX	2.0	2.0	1137	$1,808	$1.59	0d	1	1.00mi
505 Benton Dr Unit 612 Allen, TX	3.0	2.0	1262	$2,218	$1.76	40d	1	1.00mi
505 Benton Dr Unit 538 Allen, TX	3.0	2.0	1262	$2,142	$1.70	24d	1	1.00mi
651 N Watters Rd #2307 Allen, TX	3.0	2.0	1884	$2,200	$1.17	24d	1	1.01mi
651 N Watters Rd #7101 Allen, TX	2.0	2.0	1884	$2,350	$1.25	42d	1	1.01mi

Listing history 50 events

1. 2026-08-08
   days on market $263,680 Active 330 DOM
2. 2026-08-06
   days on market $263,680 Active 328 DOM
3. 2026-08-05
   days on market $263,680 Active 327 DOM
4. 2026-08-04
   days on market $263,680 Active 326 DOM
5. 2026-08-03
   days on market $263,680 Active 325 DOM
6. 2026-07-31
   days on market $263,680 Active 322 DOM
7. 2026-07-30
   days on market $263,680 Active 320 DOM
8. 2026-07-28
   days on market $263,680 Active 319 DOM
9. 2026-07-26
   days on market $263,680 Active 317 DOM
10. 2026-07-24
    days on market $263,680 Active 315 DOM
11. 2026-07-23
    days on market $263,680 Active 314 DOM
12. 2026-07-22
    days on market $263,680 Active 313 DOM
13. 2026-07-21
    days on market $263,680 Active 312 DOM
14. 2026-07-20
    days on market $263,680 Active 311 DOM
15. 2026-07-18
    days on market $263,680 Active 309 DOM
16. 2026-07-18
    days on market $263,680 Active 308 DOM
17. 2026-07-16
    days on market $263,680 Active 307 DOM
18. 2026-07-15
    days on market $263,680 Active 306 DOM
19. 2026-07-14
    days on market $263,680 Active 305 DOM
20. 2026-07-13
    days on market $263,680 Active 304 DOM
21. 2026-07-13
    days on market $263,680 Active 303 DOM
22. 2026-07-11
    days on market $263,680 Active 302 DOM
23. 2026-07-10
    days on market $263,680 Active 301 DOM
24. 2026-07-09
    days on market $263,680 Active 300 DOM
25. 2026-07-07
    days on market $263,680 Active 298 DOM
26. 2026-07-06
    days on market $263,680 Active 297 DOM
27. 2026-07-06
    days on market $263,680 Active 296 DOM
28. 2026-07-05
    days on market $263,680 Active 295 DOM
29. 2026-07-03
    days on market $263,680 Active 294 DOM
30. 2026-07-02
    days on market $263,680 Active 293 DOM
31. 2026-07-01
    days on market $263,680 Active 292 DOM
32. 2026-06-30
    days on market $263,680 Active 291 DOM
33. 2026-06-29
    days on market $263,680 Active 290 DOM
34. 2026-06-28
    days on market $263,680 Active 289 DOM
35. 2026-06-27
    days on market $263,680 Active 288 DOM
36. 2026-06-26
    days on market $263,680 Active 287 DOM
37. 2026-06-24
    days on market $263,680 Active 285 DOM
38. 2026-06-22
    days on market $263,680 Active 283 DOM
39. 2026-06-21
    days on market $263,680 Active 282 DOM
40. 2026-06-18
    days on market $263,680 Active 279 DOM
41. 2026-06-17
    days on market $263,680 Active 278 DOM
42. 2026-06-16
    days on market $263,680 Active 277 DOM
43. 2026-06-15
    days on market $263,680 Active 276 DOM
44. 2026-06-13
    days on market $263,680 Active 274 DOM
45. 2026-06-13
    days on market $263,680 Active 273 DOM
46. 2026-06-09
    days on market $263,680 Active 270 DOM
47. 2026-06-08
    days on market $263,680 Active 269 DOM
48. 2026-06-07
    days on market $263,680 Active 268 DOM
49. 2026-06-04
    days on market $263,680 Active 265 DOM
50. 2026-06-03
    days on market $263,680 Active 264 DOM

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

Taxation est. · year 1

• Rental income: $29,291
• − Mortgage interest: −$23,048
• − Property taxes: −$6,172
• − Insurance: −$2,057
• − Repairs & maintenance: −$2,343
• − Management: −$2,343
• − Depreciation: −$11,970
• Taxable loss: −$18,642
• Est. tax savings @ 24.0%: +$4,474
• After-tax cash flow: $-6,507/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 Est. rehab $7,680–$23,040 screening

This well-maintained and updated condo is move-in ready with a good condition score and minimal repairs needed. It offers a great value for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Updating window treatments — Fresh window treatments improve natural light and aesthetics. ↑
• Both Adding smart home features — Enhances convenience and adds value to the property. ↑
• Resale Upgrading the kitchen appliances — Modern appliances improve functionality and appeal to potential buyers. ↑
• Resale Upgrading the bathroom fixtures — Modern fixtures improve functionality and appeal to potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 66/100

Zoned Schools

Elementary Dr E T Boon El A- TX #146/4,322 Nat'l #3,487/41,679 Middle Ereckson Middle A TX #48/1,662 Nat'l #632/14,009 High Allen H S C- TX #379/1,632 Nat'l #4,461/17,239

Schools (NCES district)

• District: Allen ISD
• NCES district ID: 4807890
• Math proficiency: 64% ▼ -12.00%
• Reading proficiency: 63% ▼ -9.00%
• Median HH income: $96,635
• Composite: 58.45/100
• National rank: #1004
• State rank: #22 of 826 in TX

A Composite livability gradescore 80/100

Livability — Allen

• Score: 80/100
• State rank: #34
• US rank: #1678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Allen, TX
• County: Collin County · 1,210,074 people
• City population: 124,853
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 49,796
• Household income: $146,891
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 15% of renters

---

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 0.65)
• Race & ethnicity: White 50% Asian 30% Hispanic / Latino 10% Two or more races 8% Black 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 26% · China, Canada, South Korea
• Languages at home: 65% English-only · Other Indo-European 8% Chinese 7% Spanish 6%

---

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: ▼ -68.74%
• Current HPI: 225.417
• Rent YoY: ▼ -2.97%
• 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 event — show timeline

• 2025-09-13 Listed $263,680 Zillow