Is 930 Stockton Dr #414 in Allen, TX a good investment?

CashFlowRE grades it C- with a 6.1% cap rate and $-46/mo modeled cash flow at a $270,530 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 930 Stockton Dr #414?

The modeled cap rate is 6.1% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,385/month, from CashFlowRE's rent model.

C- Composite 54.5

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 +13.7/30.0
Schools +6.6/10.0
Condition / age +4.8/5.0
1% rule +4.4/10.0
DSCR +4.3/10.0
Livability +4.0/5.0
Rent growth +1.8/5.0
Appreciation +0.0/10.0

$270,530

930 Stockton Dr #414 · Allen, TX 75013

2 bd · 2.0 ba · 1 sqft · Townhouse public records · 6 Days on market

55+ age-restricted Built 2025 Excellent condition 2.66 ac lot Garage $270530/sqft · 102521% above area Est $418k · 35% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

* * * * * * * * OPEN HOUSE 12:00 - 4:00PM, NOV. 14 (Saturday) * * * * * * * * Brand-new 2025 cooperative residence, never lived in, located in Allen’s premier 62+ senior 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.

Key facts

Walk-in closet
Private balcony
Spacious kitchen

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 $-46 ($-557/yr) — negative.
To cash-flow at today's rent, offer at most $262k (3.0% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (11.8% below list).
Recommended offer: $238k (11.8% below list) — sets the bar for 1% rule.
Cap rate 6.1% 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); 612 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 84d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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

Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $238,492 (11.8% below list)

Questions for the listing agent

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?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.88% ✗
Cap rate: 6.09%
Cash-on-cash: -0.74%
DSCR: 0.97
GRM: 9.5

CMA / ARV

ARV (median comp): $418,365
List price: $270,530
Delta: -35.34%
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: -21.0%
Equity multiple: 0.29×
Total profit: $-53,709
Equity at exit: $40,337

10-year hold

IRR: -23.8%
Equity multiple: -0.02×
Total profit: $-77,288
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: 612
Price-to-rent: 9.5×

Monthly cashflow live

Estimated rent: $2,385 high interval (Pro) →
Mortgage (P&I): −$1,419
Tax from tax record: −$399 /mo · $4,789/yr
Insurance: −$113
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$501
Net cashflow: $-46

Break-even live

Break-even rent $2,444

Max offer price $262,331

Occupancy floor 97%

Sensitivity live

Price	-10% $107	-5% $30	+0% $-46	+5% $-123	+10% $-200
Rent	-10% $-235	-5% $-141	+0% $-46	+5% $48	+10% $142
Rate	-1.0pp $90	-0.5pp $22	base $-46	+0.5pp $-117	+1.0pp $-188

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: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

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	92d	1	0.12mi
1006 Stockton Dr Allen, TX	3.0	2.5	1859	$2,800	$1.51	165d	1	0.12mi
1014 Stockton Dr Allen, TX	3.0	2.5	2075	$2,900	$1.40	122d	1	0.14mi
1014 Stockton Dr Allen, TX	3.0	2.5	2075	$2,900	$1.40	110d	1	0.14mi
1020 Splitrock Dr Allen, TX	3.0	2.5	2224	$2,950	$1.33	113d	1	0.15mi
1023 Splitrock Dr Allen, TX	3.0	2.5	1859	$2,750	$1.48	10d	1	0.15mi
1026 Stockton Dr Allen, TX	3.0	2.5	1859	$2,800	$1.51	10d	1	0.16mi
1032 Splitrock Dr Allen, TX	3.0	2.5	2350	$3,500	$1.49	10d	1	0.18mi
1028 Bristleleaf Way Allen, TX	2.0	2.5	1586	$2,600	$1.64	10d	1	0.20mi
1028 Bristleleaf Way Allen, TX	2.0	2.5	1586	$2,600	$1.64	57d	1	0.20mi
1228 Junction Dr Allen, TX	2.0	2.5	1581	$2,700	$1.71	6d	1	0.23mi
1226 Junction Dr Allen, TX	3.0	3.0	1840	$2,799	$1.52	165d	1	0.23mi
1226 Junction Dr Allen, TX	3.0	3.0	1859	$2,799	$1.51	184d	1	0.23mi
633 Ansley Way Allen, TX	3.0	2.5	2019	$2,850	$1.41	126d	1	0.45mi
628 Ansley Way Allen, TX	3.0	2.5	2456	$2,900	$1.18	51d	1	0.48mi
980 Emil Pl Allen, TX	2.0	2.5	1467	$2,600	$1.77	10d	1	0.48mi
1707 Estacado Dr Allen, TX	3.0	2.5	2353	$2,500	$1.06	2d	1	0.48mi
612 Club Dr Allen, TX	3.0	2.5	1913	$2,650	$1.39	184d	1	0.48mi
979 Emil Pl Allen, TX	2.0	2.5	1467	$2,350	$1.60	165d	1	0.50mi
992 Emil Pl Allen, TX	2.0	2.5	1467	$2,500	$1.70	77d	1	0.50mi
1708 Estacado Dr Allen, TX	3.0	2.5	2088	$2,595	$1.24	10d	1	0.51mi
614 Ansley Way Allen, TX	3.0	2.5	2296	$2,900	$1.26	7d	1	0.51mi
607 Ansley Way Allen, TX	3.0	2.5	1913	$2,680	$1.40	10d	1	0.52mi
607 Ansley Way Allen, TX	3.0	2.5	1913	$2,680	$1.40	32d	1	0.52mi
982 Mikaela Dr Allen, TX	3.0	2.5	1660	$3,200	$1.93	121d	1	0.52mi
1707 Coronado St Allen, TX	3.0	2.5	2078	$2,495	$1.20	84d	1	0.52mi
1707 Coronado St Allen, TX	3.0	2.5	2078	$2,495	$1.20	78d	1	0.52mi
600 Ansley Way Allen, TX	3.0	2.5	2286	$3,000	$1.31	96d	1	0.54mi
946 Switchgrass Ln Allen, TX	3.0	2.5	2559	$3,300	$1.29	159d	1	0.56mi
1028 Emil Pl Allen, TX	3.0	2.5	1660	$2,800	$1.69	107d	1	0.58mi
918 Charles River Ct Allen, TX	3.0	2.0	2345	$1,694	$0.72	125d	1	0.60mi
1301 Bray Central Allen, TX	2.0	2.0	1038	$1,380	$1.33	7d	1	0.62mi
1301 Bray Central Allen, TX	1.0	1.0	700	$975	$1.39	10d	1	0.62mi
878 Caballero Dr Allen, TX	3.0	2.5	2000	$2,600	$1.30	10d	1	0.66mi
1053 Emil Pl Allen, TX	3.0	2.5	2203	$2,900	$1.32	53d	1	0.67mi
1090 W Exchange Pkwy Unit 107 Allen, TX	1.0	1.0	700	$1,205	$1.72	85d	1	0.69mi
1090 W Exchange Pkwy Allen, TX	1.0–2.0	1.0–2.0	972	$1,850	$1.90	79d	1	0.69mi
1090 W Exchange Pkwy Unit 212 Allen, TX	2.0	2.0	1115	$1,925	$1.73	85d	1	0.69mi
1090 W Exchange Pkwy Allen, TX	1.0–2.0	1.0–2.0	971	$1,885	$1.94	83d	50	0.69mi
1090 W Exchange Pkwy Allen, TX	2.0	2.0	1282	$1,985	$1.55	85d	1	0.69mi

Property features AI

Finance

HOA & community: Senior communityAssociation fees include front and backyard maintenance, facility use, gas, insurance, grounds and structure maintenance, management, pest control, security, sewer, and water

Exterior

Parking: Attached garage1 garage space1 covered spaceBasement parkingParking lot
Security: Fire alarm
Utilities: City sewerCity waterCo-op waterElectricity available and connected
Home design: CondominiumOne-level homeLocated on the fourth floor
Construction: Built in 2025Brick, concrete, and wood constructionAsphalt roof

Interior

Kitchen: DishwasherDisposalElectric cooktopElectric rangeMicrowaveRefrigeratorKitchen islandBuilt-in cabinets
Bedrooms: 2 bedrooms, both on the fourth floor
Bathrooms: 2 full bathrooms
Interior features: ElevatorHigh-speed internet availableOpen floor planPantryWalk-in closetAccessible full bathAccessible entrance and grip featuresMeets ADA requirementsSmart technology
Laundry & utility: WasherDryer

Listing history 50 events

2026-11-08

days on market $270,530 Active 6 DOM
2026-11-07

days on market $270,530 Active 5 DOM
2026-11-06

days on market $270,530 Active 4 DOM
2026-11-05

days on market $270,530 Active 3 DOM
2026-11-04

days on marketlisting id $270,530 Active 2 DOM
2026-07-31

days on market $270,530 Active 192 DOM
2026-07-30

days on market $270,530 Active 190 DOM
2026-07-28

days on market $270,530 Active 189 DOM
2026-07-26

days on market $270,530 Active 187 DOM
2026-07-24

days on market $270,530 Active 185 DOM
2026-07-23

days on market $270,530 Active 184 DOM
2026-07-22

days on market $270,530 Active 183 DOM
2026-07-21

days on market $270,530 Active 182 DOM
2026-07-20

days on market $270,530 Active 181 DOM
2026-07-18

days on market $270,530 Active 179 DOM
2026-07-18

pricedays on market $270,530 Active 178 DOM
2026-07-16

days on market $262,650 Active 177 DOM
2026-07-15

days on market $262,650 Active 176 DOM
2026-07-14

days on market $262,650 Active 175 DOM
2026-07-13

days on market $262,650 Active 174 DOM
2026-07-13

days on market $262,650 Active 173 DOM
2026-07-11

days on market $262,650 Active 172 DOM
2026-07-10

days on market $262,650 Active 171 DOM
2026-07-09

days on market $262,650 Active 170 DOM
2026-07-07

days on market $262,650 Active 168 DOM
2026-07-06

days on market $262,650 Active 167 DOM
2026-07-06

days on market $262,650 Active 166 DOM
2026-07-05

days on market $262,650 Active 165 DOM
2026-07-03

days on market $262,650 Active 164 DOM
2026-07-02

days on market $262,650 Active 163 DOM
2026-07-01

days on market $262,650 Active 162 DOM
2026-06-30

days on market $262,650 Active 161 DOM
2026-06-29

days on market $262,650 Active 160 DOM
2026-06-28

days on market $262,650 Active 159 DOM
2026-06-27

days on market $262,650 Active 158 DOM
2026-06-26

days on market $262,650 Active 157 DOM
2026-06-24

days on market $262,650 Active 155 DOM
2026-06-22

days on market $262,650 Active 153 DOM
2026-06-21

days on market $262,650 Active 152 DOM
2026-06-18

days on market $262,650 Active 149 DOM
2026-06-17

days on market $262,650 Active 148 DOM
2026-06-16

days on market $262,650 Active 147 DOM
2026-06-15

days on market $262,650 Active 146 DOM
2026-06-13

days on market $262,650 Active 144 DOM
2026-06-13

days on market $262,650 Active 143 DOM
2026-06-09

days on market $262,650 Active 140 DOM
2026-06-08

days on market $262,650 Active 139 DOM
2026-06-07

days on market $262,650 Active 138 DOM
2026-06-04

days on market $262,650 Active 135 DOM
2026-06-03

days on market $262,650 Active 134 DOM

ⓘ 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: $4,789 · $399/mo
Projected year-2 tax: $4,951 · $413/mo
Expected delta: +$162/yr (+$13/mo · 3.4%)

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $28,619
− Mortgage interest: −$15,154
− Property taxes: −$4,789
− Insurance: −$1,353
− Repairs & maintenance: −$2,290
− Management: −$2,290
− Depreciation: −$7,870
Taxable loss: −$5,126

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,230
After-tax cash flow: $673/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

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%
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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

+3.0% since first listed

4 events — show timeline

2026-11-02 Listed $270,530 NTREIS
2026-07-31 Listing Removed — NTREIS
2026-07-18 Price Changed $270,530 NTREIS
2026-01-20 Listed $262,650 NTREIS

Property tax history

+37.4%/yr

Latest (2026): $4,789 · +48.0% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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