930 Stockton Dr #414

Allen, TX 75013

$270,530C-

2 bd · 2.0 ba · 1 sqft · Built 2025 · Townhouse · Active · 6 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,385/mo
• Mortgage (P&I): −$1,419
• Tax + insurance: −$512
• HOA: −$0
• Vac / Maint / Mgmt: −$501
• Net cashflow: $-46/mo
• Annual: $-557/yr
• Cap rate: 6.09%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• 1% rule: 0.88%
• Cash to close: $75,748

Investor read

• This is a 2-bed/2.0-bath townhouse listed at $271k. Condition is rated excellent.
• 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).
• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $238k (11.8% below list) — sets the bar for 1% rule.
• 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.
• 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).
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• 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.

Questions for 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.