210 E Cook St · Josephine, TX 75189

$214,897

4 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 9 Days on market

Built 1958 0.50 ac lot Est $229k · 6% under

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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 +14.7/30.0
• ARV discount +10.3/15.0
• DSCR +4.5/10.0
• 1% rule +4.4/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity under $200,000. This darling 4 bedroom home sits on almost an acre lot. Updated and super cute. Family room features a gorgeous antique mantle over the fireplace, a big window that allow natural light and a look thru to the kitchen. Light and bright kitchen with freshly painted cabinets with black hardware. Updated bathrooms, luxury plank vinyl throughout and fresh paint. New roof, covered back patio, detached two car garage and two concrete driveways. Great investment potential on FM 6 in the growing town of Josephine.

Key facts

• Oversized lot
• Antique fireplace
• Back patio

Tags

• ANTIQUE FIREPLACE
• OVERSIZED LOT
• BACK PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $53 ($641/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 $202k (6.0% below list).
• Recommended offer: $202k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.4% in Josephine — 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 60/100 on livability (#1,076 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Community ISD (rural): math 30% / reading 38% proficiency, ranked #479 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mcclendon El (math 29% / reading 35%, grade F, #2,268 of 4,322 statewide, top 55%, 697 students, 66% FRL) — zoned schools average 66% FRL vs 36% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.1%/yr); 1301 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y ago 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.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,935 (6.0% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.94% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $229,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 E Cook St	0.00mi	4/2.0	1,232 (0%)	1mo	$214,897	$174	99
1204 Sugar Pine Dr	0.20mi	3/2.0 (-1)	1,253 (+2%)	13mo	$233,990	$187	72
311 Honey Locust Dr	0.20mi	3/2.0 (-1)	1,253 (+2%)	13mo	$238,990	$191	72
108 Milton St	0.43mi	3/2.0 (-1)	1,238 (+0%)	5mo	$229,900	$186	70
706 Meadow Creek Ln	0.28mi	3/2.0 (-1)	1,310 (+6%)	9mo	$240,000	$183	64
114 Sebastian Ln	0.74mi	3/2.0 (-1)	1,269 (+3%)	2mo	$225,000	$177	54
496 Milton St	0.57mi	3/2.0 (-1)	1,142 (-7%)	4mo	$196,000	$172	52
412 Rock Point Rd	0.73mi	3/2.0 (-1)	1,294 (+5%)	1mo	$271,990	$210	52
1202 Sugar Pine Dr	0.20mi	3/2.0 (-1)	1,404 (+14%)	12mo	$266,990	$190	52
1214 Sugar Pine Dr	0.20mi	3/2.0 (-1)	1,404 (+14%)	13mo	$280,990	$200	52
114 Cotton Cir	0.72mi	3/2.0 (-1)	1,288 (+4%)	9mo	$233,000	$181	46
116 Cotton Cir	0.72mi	3/2.0 (-1)	1,178 (-4%)	17mo	$200,000	$170	40

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: -18.1%
• Equity multiple: 0.38×
• Total profit: $-37,271
• Equity at exit: $32,042

10-year hold

• IRR: -18.0%
• Equity multiple: 0.16×
• Total profit: $-50,677
• Equity at exit: $18,580

Cash invested: $60,171 (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 75189

• Home prices YoY: -25.0%
• Rents YoY: -1.1%
• Active inventory: 1301
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,019 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$325 /mo · $3,904/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $53

Break-even live

Break-even rent $1,952

Max offer price $214,897

Occupancy floor 92%

Sensitivity live

Price	-10% $175	-5% $114	+0% $53	+5% $-7	+10% $-68
Rent	-10% $-106	-5% $-26	+0% $53	+5% $133	+10% $213
Rate	-1.0pp $162	-0.5pp $108	base $53	+0.5pp $-2	+1.0pp $-59

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: $53,724
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 N Greenville St Josephine, TX	3.0	1.0	936	$1,400	$1.50	2d	1	0.80mi
214 Crooked Field Dr Royse City, TX	3.0	2.0	1398	$1,900	$1.36	25d	1	0.96mi
304 Red Stream Way Caddo Mills, TX	3.0	2.0	1476	$1,800	$1.22	19d	1	0.99mi
305 Charmed Way Caddo Mills, TX	3.0	2.0	1481	$2,000	$1.35	0d	1	1.06mi
503 Cistern Way Royse City, TX	3.0	2.0	1294	$1,795	$1.39	3d	1	1.09mi
1144 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	2d	1	1.27mi
1144 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	11d	1	1.27mi
1141 Northfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,725	$1.35	44d	1	1.28mi
1164 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	2d	1	1.30mi
1164 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	11d	1	1.30mi
1157 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	13d	1	1.30mi
1157 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	16d	1	1.30mi
1157 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	0d	1	1.30mi
1165 Northfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,595	$1.25	11d	1	1.31mi
1177 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	44d	1	1.32mi

Listing history 14 events

1. 2026-04-27
   status Pending
2. 2026-04-23
   historical Active Option Contract
3. 2026-04-18
   listed $214,897 Active
4. 2020-05-15
   soldstatus
5. 2020-04-13
   soldstatus Sold 544-char remark

   Show marketing remark (544 chars)

   Great opportunity under $200,000. This darling 4 bedroom home sits on almost an acre lot. Updated and super cute. Family room features a gorgeous antique mantle over the fireplace, a big window that allow natural light and a look thru to the kitchen. Light and bright kitchen with freshly painted cabinets with black hardware. Updated bathrooms, luxury plank vinyl throughout and fresh paint. New roof, covered back patio, detached two car garage and two concrete driveways. Great investment potential on FM 6 in the growing town of Josephine.

6. 2020-04-13
   soldstatus

   Show marketing remark (544 chars)

   Great opportunity under $200,000. This darling 4 bedroom home sits on almost an acre lot. Updated and super cute. Family room features a gorgeous antique mantle over the fireplace, a big window that allow natural light and a look thru to the kitchen. Light and bright kitchen with freshly painted cabinets with black hardware. Updated bathrooms, luxury plank vinyl throughout and fresh paint. New roof, covered back patio, detached two car garage and two concrete driveways. Great investment potential on FM 6 in the growing town of Josephine.

7. 2020-03-12
   status Pending 544-char remark

   Show marketing remark (544 chars)

   Great opportunity under $200,000. This darling 4 bedroom home sits on almost an acre lot. Updated and super cute. Family room features a gorgeous antique mantle over the fireplace, a big window that allow natural light and a look thru to the kitchen. Light and bright kitchen with freshly painted cabinets with black hardware. Updated bathrooms, luxury plank vinyl throughout and fresh paint. New roof, covered back patio, detached two car garage and two concrete driveways. Great investment potential on FM 6 in the growing town of Josephine.

8. 2020-02-28
   historical Active Option Contract 544-char remark

   Show marketing remark (544 chars)

   Great opportunity under $200,000. This darling 4 bedroom home sits on almost an acre lot. Updated and super cute. Family room features a gorgeous antique mantle over the fireplace, a big window that allow natural light and a look thru to the kitchen. Light and bright kitchen with freshly painted cabinets with black hardware. Updated bathrooms, luxury plank vinyl throughout and fresh paint. New roof, covered back patio, detached two car garage and two concrete driveways. Great investment potential on FM 6 in the growing town of Josephine.

9. 2020-02-12
   price $189,900 544-char remark

   Show marketing remark (544 chars)

   Great opportunity under $200,000. This darling 4 bedroom home sits on almost an acre lot. Updated and super cute. Family room features a gorgeous antique mantle over the fireplace, a big window that allow natural light and a look thru to the kitchen. Light and bright kitchen with freshly painted cabinets with black hardware. Updated bathrooms, luxury plank vinyl throughout and fresh paint. New roof, covered back patio, detached two car garage and two concrete driveways. Great investment potential on FM 6 in the growing town of Josephine.

10. 2020-01-27
    price $194,900 544-char remark

    Show marketing remark (544 chars)

    Great opportunity under $200,000. This darling 4 bedroom home sits on almost an acre lot. Updated and super cute. Family room features a gorgeous antique mantle over the fireplace, a big window that allow natural light and a look thru to the kitchen. Light and bright kitchen with freshly painted cabinets with black hardware. Updated bathrooms, luxury plank vinyl throughout and fresh paint. New roof, covered back patio, detached two car garage and two concrete driveways. Great investment potential on FM 6 in the growing town of Josephine.

11. 2020-01-20
    status Active 544-char remark

    Show marketing remark (544 chars)

    Great opportunity under $200,000. This darling 4 bedroom home sits on almost an acre lot. Updated and super cute. Family room features a gorgeous antique mantle over the fireplace, a big window that allow natural light and a look thru to the kitchen. Light and bright kitchen with freshly painted cabinets with black hardware. Updated bathrooms, luxury plank vinyl throughout and fresh paint. New roof, covered back patio, detached two car garage and two concrete driveways. Great investment potential on FM 6 in the growing town of Josephine.

12. 2020-01-16
    historical Active Option Contract 544-char remark

    Show marketing remark (544 chars)

    Great opportunity under $200,000. This darling 4 bedroom home sits on almost an acre lot. Updated and super cute. Family room features a gorgeous antique mantle over the fireplace, a big window that allow natural light and a look thru to the kitchen. Light and bright kitchen with freshly painted cabinets with black hardware. Updated bathrooms, luxury plank vinyl throughout and fresh paint. New roof, covered back patio, detached two car garage and two concrete driveways. Great investment potential on FM 6 in the growing town of Josephine.

13. 2019-12-21
    listed $199,900 Active 544-char remark

    Show marketing remark (544 chars)

    Great opportunity under $200,000. This darling 4 bedroom home sits on almost an acre lot. Updated and super cute. Family room features a gorgeous antique mantle over the fireplace, a big window that allow natural light and a look thru to the kitchen. Light and bright kitchen with freshly painted cabinets with black hardware. Updated bathrooms, luxury plank vinyl throughout and fresh paint. New roof, covered back patio, detached two car garage and two concrete driveways. Great investment potential on FM 6 in the growing town of Josephine.

14. 2011-11-09
    soldstatus

ⓘ 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: $3,904 · $325/mo
• Projected year-2 tax: $3,933 · $328/mo
• Expected delta: +$28/yr (+$2/mo · 0.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,232
• − Mortgage interest: −$12,038
• − Property taxes: −$3,904
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − Depreciation: −$6,252
• Taxable loss: −$2,913
• Est. tax savings @ 24.0%: +$699
• After-tax cash flow: $1,340/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: Community ISD
• NCES district ID: 4814850
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $71,841
• Composite: 31.58/100
• National rank: #5951
• State rank: #479 of 826 in TX

Livability — Josephine

• Score: 60/100
• State rank: #1076
• US rank: #19105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Josephine, TX
• County: Rockwall County · 132,930 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 48,739
• Household income: $117,125
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 569.0

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 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 25% Two or more races 12% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Philippines, Jamaica
• Languages at home: 80% English-only · Spanish 15% Other Indo-European 1%

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: ▼ -71.10%
• Current HPI: 212.8422
• Rent YoY: ▼ -1.13%
• 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

+7.5% since first listed

14 events — show timeline

• 2026-04-27 Pending — NTREIS
• 2026-04-23 Contingent — NTREIS
• 2026-04-18 Listed $214,897 NTREIS
• 2020-05-15 Sold (Public Records) — Public Records
• 2020-04-13 Sold (Public Records) — Public Records
• 2020-04-13 Sold (MLS) — NTREIS
• 2020-03-12 Pending — NTREIS
• 2020-02-28 Contingent — NTREIS
• 2020-02-12 Price Changed $189,900 NTREIS
• 2020-01-27 Price Changed $194,900 NTREIS
• 2020-01-20 Relisted — NTREIS
• 2020-01-16 Contingent — NTREIS
• 2019-12-21 Listed $199,900 NTREIS
• 2011-11-09 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,904 · -2.4% YoY. Source: county tax records.