1323 Timberview Dr · Allen, TX 75002

$229,000

3 bd · 2.0 ba · 1,241 sqft · SingleFamily public records · 17 Days on market

Built 1982 6,534 sqft lot Est $307k · 25% under

---

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 +13.8/30.0
• Schools +5.8/10.0
• 1% rule +4.5/10.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ATTENTION INVESTORS, FLIPPERS, AND BUY-AND-HOLD BUYERS! Rare opportunity to unlock the potential of this Allen fixer-upper located in an established neighborhood with strong resale and rental demand. Whether you're looking for your next renovation project, value-add investment, BRRRR opportunity, or a property to update and hold in your long-term portfolio, this home offers the ideal blank canvas to bring your vision to life. Featuring solid bones and a functional layout, this property is ready for cosmetic improvements and modernization. With the right updates, investors have the chance to capitalize on Allen's consistently desirable housing market and strong rental fundamentals. Opportuni

Key facts

• Strong rental demand
• Strong resale demand
• Convenient commuting

Tags

• ESTABLISHED NEIGHBORHOOD
• STRONG RESALE DEMAND
• STRONG RENTAL DEMAND
• FUNCTIONAL LAYOUT
• CONVENIENT COMMUTING
• CLOSE PROXIMITY TO SHOPPING

Property features AI

Finance

• Other: Possession at closing/funding; Listing status: Active
• Financial info: Listing terms: Cash; Listing agreement: Exclusive right to sell
• HOA & community: No homeowners association

Exterior

• Parking: Converted garage; Driveway parking; Paved parking
• Utilities: City water; City sewer; Cable available
• Home design: Single-family residence; Residential property; Built in 1982; Not attached to another property
• Construction: Year built: 1982
• Exterior features: Lot less than 0.5 acre (approximately 0.15 acre); Subdivision: Timber Bend First Increment; Directions: See GPS

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms
• Interior features: Cable TV available; One living area; One dining area; Total of 8 rooms; One level (single-story)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $21 ($254/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 $217k (5.1% below list).
• Recommended offer: $217k (5.1% 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: Gene M Reed El (math 51% / reading 45%, grade D, #971 of 4,322 statewide, top 23%, 477 students, 39% FRL); Allen H S (math 87% / reading 22%, grade C-, #379 of 1,632 statewide, top 26%, 5,317 students, 0% FRL) — zoned schools at 19% FRL track the district average.
• Zoned-school proficiency averages 51% at this address vs 64% district-wide (-12 pts) — the specific schools serving this property underperform the Allen ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.9%/yr); 518 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $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 17 days — a 2% lower offer ($226k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,419 (5.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $306,527
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1314 Woodland Ct	0.20mi	3/1.0	1,257 (+1%)	10mo	$270,000	$215	76
1202 Cherrywood Ct	0.39mi	3/2.0	1,317 (+6%)	2mo	$325,000	$247	70
1311 Timberbend Trl	0.13mi	3/2.0	1,360 (+10%)	10mo	$349,000	$257	69
1314 Clearview Dr	0.20mi	3/2.0	1,404 (+13%)	5mo	$335,000	$239	65
1200 Cherrywood Ct	0.40mi	2/1.0 (-1)	1,186 (-4%)	5mo	$272,500	$230	61
206 S Alder Dr	0.41mi	3/2.0	1,350 (+9%)	8mo	$350,000	$259	59
1411 Petunia Dr	0.61mi	3/2.0	1,296 (+4%)	8mo	$325,000	$251	57
420 Timberbend Trl	0.06mi	3/1.5	1,412 (+14%)	18mo	$299,000	$212	57
1524 Oak Tree Rd	0.63mi	3/2.0	1,344 (+8%)	1mo	$345,000	$257	56
1307 Woodland Ct	0.19mi	3/2.0	1,416 (+14%)	16mo	$339,900	$240	55
1008 Mill Run Dr	0.65mi	3/2.0	1,280 (+3%)	15mo	$300,000	$234	52
1518 Mayflower Dr	0.74mi	3/2.0	1,422 (+15%)	2mo	$379,000	$267	39

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: -19.3%
• Equity multiple: 0.34×
• Total profit: $-42,028
• Equity at exit: $34,145

10-year hold

• IRR: -20.6%
• Equity multiple: 0.08×
• Total profit: $-59,068
• Equity at exit: $19,800

Cash invested: $64,120 (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 75002

• Home prices YoY: -26.5%
• Rents YoY: -3.9%
• Active inventory: 518
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,174 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$400 /mo · $4,801/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $21

Break-even live

Break-even rent $2,147

Max offer price $229,000

Occupancy floor 94%

Sensitivity live

Price	-10% $151	-5% $86	+0% $21	+5% $-44	+10% $-108
Rent	-10% $-151	-5% $-65	+0% $21	+5% $107	+10% $193
Rate	-1.0pp $136	-0.5pp $79	base $21	+0.5pp $-38	+1.0pp $-99

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 Timberbend Trl Allen, TX	3.0	2.0	1412	$2,200	$1.56	45d	1	0.08mi
1300 Rivercrest Blvd Allen, TX	3.0	2.0	1452	$2,400	$1.65	1d	1	0.15mi
981 E Main St Allen, TX	2.0	2.0	848	$1,442	$1.70	45d	1	0.75mi
1528 Mayflower Dr Allen, TX	3.0	2.0	1267	$2,295	$1.81	45d	1	0.78mi
1410 Flameleaf Dr Allen, TX	3.0	2.0	1410	$2,200	$1.56	8d	1	0.83mi
1545 Sunflower Dr Allen, TX	3.0	2.0	1267	$2,175	$1.72	20d	1	0.87mi
1545 Sunflower Dr Allen, TX	3.0	2.0	1267	$2,175	$1.72	9d	1	0.87mi
913 Roaming Road Dr Allen, TX	4.0	3.0	1128	$2,450	$2.17	26d	1	0.93mi
901 Wandering Way Dr Allen, TX	3.0	2.0	1128	$1,700	$1.51	1d	1	0.96mi
1510 Gardenia Dr Allen, TX	3.0	2.0	1326	$2,650	$2.00	1d	1	1.04mi
731 Leading Ln Allen, TX	3.0	2.0	1430	$1,950	$1.36	45d	1	1.13mi
728 Leading Ln Allen, TX	3.0	2.0	1400	$2,050	$1.46	45d	1	1.14mi
505 E Exchange Pkwy Unit 03307 Allen, TX	2.0	2.0	1074	$1,883	$1.75	45d	1	1.15mi
505 E Exchange Pkwy Allen, TX	3.0	2.0	1298	$2,404	$1.85	9d	1	1.23mi
315 N Greenville Ave Allen, TX	1.0–2.0	1.0–2.0	845	$1,613	$1.91	0d	15	1.23mi
505 E Exchange Pkwy Unit 03204 Allen, TX	2.0	2.0	1074	$1,858	$1.73	45d	1	1.23mi
505 E Exchange Pkwy Unit 10202 Allen, TX	2.0	2.0	1074	$1,908	$1.78	45d	1	1.23mi
505 E Exchange Pkwy Unit 11303 Allen, TX	2.0	2.0	1136	$1,829	$1.61	26d	1	1.23mi
505 E Exchange Pkwy Unit 05311 Allen, TX	2.0	1.0	952	$1,699	$1.78	24d	1	1.23mi
505 E Exchange Pkwy Unit 08104 Allen, TX	2.0	2.0	1136	$1,889	$1.66	26d	1	1.23mi
505 E Exchange Pkwy Unit 06305 Allen, TX	2.0	2.0	1136	$1,929	$1.70	1d	1	1.23mi
505 E Exchange Pkwy Unit 10304 Allen, TX	2.0	2.0	1074	$1,729	$1.61	45d	1	1.23mi
505 E Exchange Pkwy Unit 05201 Allen, TX	2.0	1.0	952	$1,678	$1.76	9d	1	1.23mi
505 E Exchange Pkwy Unit 3118 Allen, TX	3.0	2.0	1298	$2,378	$1.83	0d	1	1.23mi
505 E Exchange Pkwy Unit 528 Allen, TX	2.0	2.0	1074	$1,733	$1.61	0d	1	1.23mi
505 E Exchange Pkwy Apt 8210 Allen, TX	2.0	2.0	1136	$1,904	$1.68	45d	1	1.23mi
505 E Exchange Pkwy Unit 2118 Allen, TX	2.0	2.0	952	$1,370	$1.44	16d	1	1.23mi
505 E Exchange Pkwy Unit 538 Allen, TX	3.0	2.0	1298	$1,835	$1.41	45d	1	1.23mi
505 E Exchange Pkwy Apt 4102 Allen, TX	2.0	1.0	952	$1,649	$1.73	45d	1	1.23mi
505 E Exchange Pkwy Apt 4312 Allen, TX	2.0	1.0	952	$1,639	$1.72	45d	1	1.23mi
505 E Exchange Pkwy Unit 562 Allen, TX	2.0	2.0	952	$1,365	$1.43	45d	1	1.23mi
505 E Exchange Pkwy Apt 8303 Allen, TX	2.0	2.0	1136	$1,909	$1.68	45d	1	1.26mi
301 S Jupiter Rd Unit 2118 Allen, TX	2.0	2.0	968	$1,474	$1.52	0d	1	1.27mi
301 S Jupiter Rd Unit 358 Allen, TX	2.0	2.0	968	$1,614	$1.67	45d	1	1.27mi
301 S Jupiter Rd Unit 334 Allen, TX	3.0	2.0	1292	$2,110	$1.63	45d	1	1.27mi
301 S Jupiter Rd Unit 3118 Allen, TX	3.0	2.0	1292	$1,819	$1.41	0d	1	1.27mi
615 Regency Dr Allen, TX	2.0	2.5	1258	$1,795	$1.43	4d	1	1.39mi
325 S Jupiter Rd Allen, TX	1.0–3.0	1.0–2.0	986	$2,140	$2.17	3d	26	1.44mi
606 Valley View Dr Allen, TX	3.0	2.0	1424	$2,000	$1.40	45d	1	1.47mi

Listing history 12 events

1. 2026-06-21
   days on market $229,000 Active 17 DOM
2. 2026-06-18
   days on market $229,000 Active 14 DOM
3. 2026-06-17
   days on market $229,000 Active 13 DOM
4. 2026-06-16
   days on market $229,000 Active 12 DOM
5. 2026-06-15
   pricestatus $229,000 Active 11 DOM
6. 2026-06-15
   days on market $239,000 Active Option Contract 11 DOM
7. 2026-06-13
   days on market $239,000 Active Option Contract 9 DOM
8. 2026-06-13
   statusdays on market $239,000 Active Option Contract 8 DOM
9. 2026-06-09
   days on market $239,000 Active 5 DOM
10. 2026-06-08
    days on market $239,000 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $239,000 Active 3 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: $4,801 · $400/mo
• Projected year-2 tax: $4,801 · $400/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 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,090
• − Mortgage interest: −$12,828
• − Property taxes: −$4,801
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − Depreciation: −$6,662
• Taxable loss: −$3,520
• Est. tax savings @ 24.0%: +$845
• After-tax cash flow: $1,099/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.

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

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 · 1,159,394 people
• City population: 124,853
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 75,057
• Household income: $137,037
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 1624.0

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 0.64)
• Race & ethnicity: White 56% Black 13% Hispanic / Latino 12% Asian 11% Two or more races 11%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 3% Slovak 2% Serbian 2%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 77% English-only · Spanish 8% Other Indo-European 5% Chinese 2%

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: ▼ -95.74%
• Current HPI: 265.6632
• Rent YoY: ▼ -3.86%
• 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

• 2026-06-04 Listed $239,000 NTREIS

Property tax history

+4.0%/yr

Latest (2025): $4,801 · -9.2% YoY. Source: county tax records.