930 Stockton Dr #414 · Allen, TX 75013

$270,530

2 bd · 2.0 ba · 1 sqft · Townhouse public records · 192 Days on market

55+ age-restricted Built 2025 Excellent condition

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Why this score? — see what drove the C 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 +14.4/30.0
• Schools +6.6/10.0
• Condition / age +4.8/5.0
• DSCR +4.6/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand-new 2025 cooperative residence, never lived in, located in Allen’s premier 62+ co-op community (one resident must be age 62+). This fourth-floor unit offers 1,587 sq. ft. with 2 bedrooms, 2 full baths, and a flexible den ideal for an office or hobby room. Open-concept living and dining areas connect to a spacious kitchen. Luxury vinyl plank flooring extends through the main living areas, kitchen, baths, and laundry room, with carpeted bedrooms for comfort. The primary suite features a large walk-in closet, and the oversized laundry room plus additional closets provide excellent storage. Enjoy a private balcony for outdoor relaxation. The $262,650 cash purchase price includes $6,356 in builder upgrades already paid. Washer, dryer, and refrigerator convey with the unit. One assigned parking space is included in the secure basement garage. Monthly co-op fees of $2,640 provide predictable housing expenses and cover property taxes, insurance, water, sewer, trash, interior and exterior maintenance, lawn care, building security, reserve funds, operating expenses, and the cooperative’s underlying mortgage principal and interest. The cooperative also replaces AC filters regularly at no additional cost. Ideal for seniors seeking low-stress, maintenance-free, lock-and-leave living with predictable monthly budgeting. Community amenities include resident activities, controlled-access garage entry, visitor parking, and bike storage. Village Cooperative of Allen is popular among active-adult buyers seeking maintenance-free ownership instead of traditional assisted living. For community information and resident stories, search Village Cooperative of Allen.

Key facts

• Builder upgrades
• Open concept living
• Flexible den

Tags

• BRAND NEW CONSTRUCTION
• FLEXIBLE DEN
• OPEN CONCEPT LIVING
• BUILDER UPGRADES
• LUXURY VINYL PLANK FLOORING
• LARGE WALK IN CLOSET

🏢 Co-op / cooperative unit. The $270,530 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 $271k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $23 ($278/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (14.6% below list).
• Recommended offer: $231k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 lingering (median 31d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2k of loan paydown is wiped out by about $8k 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 192 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $230,917 (14.6% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

• ARV (median comp): $411,453
• List price: $270,530
• Delta: -34.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.35×
• Total profit: $-49,137
• Equity at exit: $40,337

10-year hold

• IRR: -19.0%
• Equity multiple: 0.11×
• Total profit: $-67,071
• Equity at exit: $23,390

Cash invested: $75,748 (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 75013

• Home prices YoY: -23.4%
• Rents YoY: -3.0%
• Active inventory: 492
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,309 high
• Mortgage (P&I): −$1,419
• Tax from tax record: −$270 /mo · $3,236/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $23

Break-even live

Break-even rent $2,280

Max offer price $270,530

Occupancy floor 94%

Sensitivity live

Price	-10% $176	-5% $100	+0% $23	+5% $-53	+10% $-130
Rent	-10% $-159	-5% $-68	+0% $23	+5% $114	+10% $206
Rate	-1.0pp $159	-0.5pp $92	base $23	+0.5pp $-47	+1.0pp $-118

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: $67,632
• Closing costs: $8,116
• 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	19d	1	0.14mi
1014 Stockton Dr Allen, TX	3.0	2.5	2075	$2,900	$1.40	31d	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	1859	$2,799	$1.51	93d	1	0.23mi
1226 Junction Dr Allen, TX	3.0	3.0	1840	$2,799	$1.52	73d	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
600 Ansley Way Allen, TX	3.0	2.5	2286	$3,000	$1.31	4d	1	0.54mi
946 Switchgrass Ln Allen, TX	3.0	2.5	2559	$3,300	$1.29	68d	1	0.56mi
1028 Emil Pl Allen, TX	3.0	2.5	1660	$2,800	$1.69	16d	1	0.58mi
918 Charles River Ct Allen, TX	3.0	2.0	2345	$1,694	$0.72	33d	1	0.60mi
1301 Bray Central Allen, TX	2.0	2.0	1038	$1,380	$1.33	42d	1	0.62mi
1090 W Exchange Pkwy Allen, TX	1.0–2.0	1.0–2.0	971	$1,935	$1.99	0d	50	0.69mi
1058 Atherton Way Allen, TX	3.0	2.5	2367	$2,950	$1.25	31d	1	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
1015 Zachary Way Allen, TX	3.0	2.5	2390	$3,300	$1.38	64d	1	0.75mi
1946 Sweetwater Ln Allen, TX	3.0	2.5	1810	$2,595	$1.43	12d	1	0.77mi
1066 Fullerton Dr Allen, TX	3.0	2.5	2555	$3,250	$1.27	67d	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
806 Davids Way Allen, TX	3.0	3.5	2338	$3,200	$1.37	68d	1	0.82mi
1970 Newman Ave Allen, TX	3.0	2.5	1822	$2,600	$1.43	4d	1	0.84mi
735 Junction Dr Allen, TX	1.0	1.0	828	$1,365	$1.65	93d	1	0.88mi
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
1108 W Exchange Pkwy Allen, TX	1.0	1.0	675	$890	$1.32	16d	1	0.92mi
1122 W Exchange Pkwy Unit 119 Allen, TX	1.0	1.0	683	$910	$1.33	23d	1	0.93mi

Listing history 49 events

1. 2026-07-31
   days on market $270,530 Active 192 DOM
2. 2026-07-30
   days on market $270,530 Active 190 DOM
3. 2026-07-28
   days on market $270,530 Active 189 DOM
4. 2026-07-26
   days on market $270,530 Active 187 DOM
5. 2026-07-24
   days on market $270,530 Active 185 DOM
6. 2026-07-23
   days on market $270,530 Active 184 DOM
7. 2026-07-22
   days on market $270,530 Active 183 DOM
8. 2026-07-21
   days on market $270,530 Active 182 DOM
9. 2026-07-20
   days on market $270,530 Active 181 DOM
10. 2026-07-18
    days on market $270,530 Active 179 DOM
11. 2026-07-18
    pricedays on market $270,530 Active 178 DOM
12. 2026-07-16
    days on market $262,650 Active 177 DOM
13. 2026-07-15
    days on market $262,650 Active 176 DOM
14. 2026-07-14
    days on market $262,650 Active 175 DOM
15. 2026-07-13
    days on market $262,650 Active 174 DOM
16. 2026-07-13
    days on market $262,650 Active 173 DOM
17. 2026-07-11
    days on market $262,650 Active 172 DOM
18. 2026-07-10
    days on market $262,650 Active 171 DOM
19. 2026-07-09
    days on market $262,650 Active 170 DOM
20. 2026-07-07
    days on market $262,650 Active 168 DOM
21. 2026-07-06
    days on market $262,650 Active 167 DOM
22. 2026-07-06
    days on market $262,650 Active 166 DOM
23. 2026-07-05
    days on market $262,650 Active 165 DOM
24. 2026-07-03
    days on market $262,650 Active 164 DOM
25. 2026-07-02
    days on market $262,650 Active 163 DOM
26. 2026-07-01
    days on market $262,650 Active 162 DOM
27. 2026-06-30
    days on market $262,650 Active 161 DOM
28. 2026-06-29
    days on market $262,650 Active 160 DOM
29. 2026-06-28
    days on market $262,650 Active 159 DOM
30. 2026-06-27
    days on market $262,650 Active 158 DOM
31. 2026-06-26
    days on market $262,650 Active 157 DOM
32. 2026-06-24
    days on market $262,650 Active 155 DOM
33. 2026-06-22
    days on market $262,650 Active 153 DOM
34. 2026-06-21
    days on market $262,650 Active 152 DOM
35. 2026-06-18
    days on market $262,650 Active 149 DOM
36. 2026-06-17
    days on market $262,650 Active 148 DOM
37. 2026-06-16
    days on market $262,650 Active 147 DOM
38. 2026-06-15
    days on market $262,650 Active 146 DOM
39. 2026-06-13
    days on market $262,650 Active 144 DOM
40. 2026-06-13
    days on market $262,650 Active 143 DOM
41. 2026-06-09
    days on market $262,650 Active 140 DOM
42. 2026-06-08
    days on market $262,650 Active 139 DOM
43. 2026-06-07
    days on market $262,650 Active 138 DOM
44. 2026-06-04
    days on market $262,650 Active 135 DOM
45. 2026-06-03
    days on market $262,650 Active 134 DOM
46. 2026-06-02
    days on market $262,650 Active 133 DOM
47. 2026-06-01
    days on market $262,650 Active 132 DOM
48. 2026-05-31
    days on market $262,650 Active 131 DOM
49. 2026-01-20
    listed $262,650 Active 1698-char remark

    Show marketing remark (1698 chars)

    Brand-new 2025 cooperative residence, never lived in, located in Allen’s premier 62+ co-op community (one resident must be age 62+). This fourth-floor unit offers 1,587 sq. ft. with 2 bedrooms, 2 full baths, and a flexible den ideal for an office or hobby room. Open-concept living and dining areas connect to a spacious kitchen. Luxury vinyl plank flooring extends through the main living areas, kitchen, baths, and laundry room, with carpeted bedrooms for comfort. The primary suite features a large walk-in closet, and the oversized laundry room plus additional closets provide excellent storage. Enjoy a private balcony for outdoor relaxation. The $262,650 cash purchase price includes $6,356 in builder upgrades already paid. Washer, dryer, and refrigerator convey with the unit. One assigned parking space is included in the secure basement garage. Monthly co-op fees of $2,640 provide predictable housing expenses and cover property taxes, insurance, water, sewer, trash, interior and exterior maintenance, lawn care, building security, reserve funds, operating expenses, and the cooperative’s underlying mortgage principal and interest. The cooperative also replaces AC filters regularly at no additional cost. Ideal for seniors seeking low-stress, maintenance-free, lock-and-leave living with predictable monthly budgeting. Community amenities include resident activities, controlled-access garage entry, visitor parking, and bike storage. Village Cooperative of Allen is popular among active-adult buyers seeking maintenance-free ownership instead of traditional assisted living. For community information and resident stories, search Village Cooperative of Allen.

ⓘ 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: $3,236 · $270/mo
• Projected year-2 tax: $4,951 · $413/mo
• Expected delta: +$1,715/yr (+$143/mo · 53.0%)

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

Taxation est. · year 1

• Rental income: $27,710
• − Mortgage interest: −$15,154
• − Property taxes: −$3,236
• − Insurance: −$1,353
• − Repairs & maintenance: −$2,217
• − Management: −$2,217
• − Depreciation: −$7,870
• Taxable loss: −$4,336
• Est. tax savings @ 24.0%: +$1,041
• After-tax cash flow: $1,319/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

Excellent 95/100 None rehab

This brand-new cooperative residence in Allen's premier 62+ co-op community is in excellent condition with no visible repairs or maintenance needed. It offers a spacious layout, modern finishes, and ample storage, making it an ideal investment property.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhanced landscaping and curb appeal can attract more buyers and renters. ↑
• Both Interior updates (e.g., new paint, furniture, and decor) — Fresh updates can make the space more appealing and increase its value. ↑
• Both Kitchen and bathroom upgrades (e.g., new appliances, fixtures, and lighting) — Modernizing the kitchen and bathrooms can significantly increase the home's value and appeal to a broader market. ↑

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

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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%

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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%

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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

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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

• 2026-01-20 Listed $262,650 NTREIS

Property tax history

+27.6%/yr

Latest (2025): $3,236 · +27.6% YoY. Source: county tax records.