2624 Custer Pkwy Unit A · Richardson, TX 75080

$239,900

3 bd · 4.5 ba · 1,632 sqft · Condo public records · 35 Days on market

Built 1973 $147/sqft · 53% below area $529/mo HOA · 23% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.3/30.0
• Schools +4.9/10.0
• 1% rule +4.6/10.0
• Livability +4.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Beauty is MOVE IN READY. New paint thru out, HARDWOOD FLOORS 1st and 2nd levels. Versital finished lower level could be 2nd MBR or game room with gorgeous full bath . Ideally located to Geo. Bush, 75, UTD, Canyon Ck. Country Clb, resturants, parks and more. Plenty of closets and storage, spacious laundry. Carport

Key facts

• Cozy fireplace
• Great counter space
• Garage

Tags

• ZONED TO ACCLAIMED PLANO ISD
• ICONIC WATERFALL TRAILS
• CANYON CREEK COUNTRY CLUB
• FLEXIBLE LIVING SPACES
• COZY FIREPLACE
• GREAT COUNTER SPACE

Property features AI

Finance

• Other: Subdivision: Canyon Creek Ridge; Lot smaller than 0.5 acre; Parcel number R01190O104001
• Financial info: Accepts Cash, Conventional, FHA and VA financing; No second mortgage indicated
• HOA & community: Mandatory association; Monthly association fee; Association fee covers full use of facilities, insurance, grounds maintenance, structure maintenance, sewer and water; HOA managed by VMS Management

Exterior

• Parking: 1-car garage; Covered parking; 1-car carport
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Curbs; Not in a municipal utility district
• Home design: Single family residence; Residential property; Entry level: 1; Three or more levels; Not attached to other properties
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1973
• Exterior features: Wood fencing; Patio; Community pool; Cleared vegetation

Interior

• Kitchen: Dishwasher; Disposal; Pantry; Eat-in kitchen
• Bedrooms: 3 bedrooms total; Primary bedroom located on level 3; One bedroom located on level 1; Additional bedrooms located on level 3
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 4 full bathrooms; 1 half bathroom; 5 total bathrooms
• Heating & cooling: Central heating; Electric heating; Fireplace heating; Central air conditioning; Ceiling fan(s)
• Interior features: Decorative lighting; Pantry; Walk-in closet(s); Window coverings; One living area; One dining area; Eat-in kitchen
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/4.5-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $-422 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (31.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (3.8% below list).
• Recommended offer: $165k (31.1% below list) — sets the bar for cash-flow.
• Cap rate 4.2% vs local median 2.7% in Richardson — 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 85/100 on livability (#5 in TX, #551 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living D+.
• Plano ISD (urban): math 52% / reading 55% proficiency, ranked #90 of 826 in TX (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Aldridge El (math 48% / reading 52%, grade D+, #849 of 4,322 statewide, top 20%, 458 students, 21% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: Rents rising (+1.3%/yr); 211 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 35 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $19k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $165,294 (31.1% below list)

Questions for the listing agent

1. 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?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.54%
• DSCR: 0.66
• GRM: 8.7

CMA / ARV

• ARV (median comp): $508,812
• List price: $239,900
• Delta: -52.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -32.0%
• Equity multiple: -0.03×
• Total profit: $-69,259
• Equity at exit: $35,770

10-year hold

• IRR: -52.3%
• Equity multiple: -0.62×
• Total profit: $-108,735
• Equity at exit: $20,742

Cash invested: $67,172 (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 75080

• Rents YoY: 1.3%
• Active inventory: 211
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,309 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$359 /mo · $4,308/yr
• Insurance: −$100
• HOA: −$529
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-422

Break-even live

Break-even rent $2,843

Max offer price $165,294

Occupancy floor —

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2622 Custer Pkwy Unit D Richardson, TX	4.0	3.5	1824	$2,325	$1.27	22d	1	0.01mi
2622 Custer Pkwy Unit D Richardson, TX	3.0	2.0	1824	$2,325	$1.27	5d	1	0.01mi
2602 Custer Pkwy Unit D Richardson, TX	3.0	2.5	1824	$1,895	$1.04	44d	1	0.03mi
2603 Forest Grove Dr Richardson, TX	2.0	2.0	1810	$2,200	$1.22	44d	1	0.06mi
2705 Pinery Ln Richardson, TX	3.0	2.5	1942	$2,500	$1.29	15d	1	0.22mi
2709 Forest Grove Dr Richardson, TX	3.0	2.0	1751	$2,800	$1.60	8d	1	0.27mi
2811 Custer Pkwy Unit 2844 Richardson, TX	3.0	2.0	1296	$1,522	$1.17	3d	1	0.29mi
2731 Forest Grove Dr Richardson, TX	3.0	2.0	1655	$2,100	$1.27	44d	1	0.39mi
2525 Empire Dr Richardson, TX	3.0	1.0–3.0	1058	$2,632	$2.49	2d	44	0.65mi
2625 Empire Dr Unit 2662 Richardson, TX	2.0	2.0	1095	$1,832	$1.67	12d	1	0.77mi
2625 Empire Dr Apt 3121 Richardson, TX	3.0	2.0	1426	$2,629	$1.84	3d	1	0.77mi
2625 Empire Dr Unit 2121 Richardson, TX	2.0	2.0	1095	$1,789	$1.63	3d	1	0.77mi
2625 Empire Dr Richardson, TX	2.0	3.0	1448	$2,299	$1.59	11d	1	0.77mi
2625 Empire Dr Unit 2658 Richardson, TX	3.0	2.0	1426	$2,757	$1.93	44d	1	0.77mi
800 W Renner Rd Richardson, TX	3.0	3.0	1505	$2,562	$1.70	44d	1	0.83mi
908 Firestone Ln Richardson, TX	4.0	2.0	2064	$2,950	$1.43	44d	1	0.83mi
800 W Renner Rd Unit 3121 Richardson, TX	3.0	2.0	1391	$2,233	$1.61	3d	1	0.83mi
800 W Renner Rd Unit 833 Richardson, TX	3.0	2.0	1391	$2,276	$1.64	12d	1	0.83mi
2020 Cap Rock Dr Richardson, TX	3.0	2.0	1482	$2,590	$1.75	44d	1	0.86mi
3650 Custer Pkwy Richardson, TX	1.0–3.0	1.0–2.0	1114	$2,747	$2.47	3d	10	0.92mi
851 Greenside Dr Richardson, TX	1.0–3.0	1.0–2.5	1261	$3,106	$2.46	2d	28	0.94mi
2305 Plaza Blvd Richardson, TX	1.0–3.0	1.0–2.0	1005	$2,550	$2.54	1d	45	0.95mi
280 W Renner Rd Richardson, TX	1.0–2.0	1.0–2.0	970	$2,360	$2.43	2d	18	0.97mi
850 Greenside Dr Richardson, TX	1.0–3.0	1.0–2.0	1065	$2,869	$2.69	2d	57	1.00mi
2520 N Central Expy Richardson, TX	2.0	1.0–2.0	1019	$3,047	$2.99	3d	185	1.01mi
2323 Plaza Blvd Richardson, TX	3.0	1.0–2.0	1001	$3,383	$3.38	3d	38	1.02mi
2301 Performance Dr Richardson, TX	1.0–3.0	1.0–2.5	1280	$2,400	$1.88	2d	22	1.06mi
3560 Alma Rd Unit 3121 Richardson, TX	3.0	2.0	1453	$2,478	$1.71	3d	1	1.06mi
425 Provincetown Ln Richardson, TX	3.0	2.0	1918	$3,100	$1.62	13d	1	1.10mi
1719 Dalhart Rd Plano, TX	3.0	2.5	1905	$3,000	$1.57	3d	1	1.13mi
3560 Alma Rd Unit 3593 Richardson, TX	3.0	2.0	1453	$2,567	$1.77	44d	1	1.13mi
420 Texas Dr Plano, TX	2.0	3.0	1822	$2,725	$1.50	44d	1	1.15mi
422 Bonfield Dr Plano, TX	3.0	2.5	2064	$2,900	$1.41	44d	1	1.15mi
2710 Routh Creek Pkwy Unit 2743 Richardson, TX	3.0	2.0	1378	$2,184	$1.58	24d	1	1.16mi
1050 Galatyn Pkwy Richardson, TX	1.0–3.0	1.0–2.0	1034	$2,942	$2.84	2d	38	1.16mi
420 Cambridge Dr Richardson, TX	3.0	2.0	1692	$2,490	$1.47	44d	1	1.16mi
601 Belpree Dr Plano, TX	3.0	1.0–2.0	1084	$3,579	$3.30	2d	44	1.18mi
955 W President George Bush Hwy Unit 2118 Richardson, TX	2.0	2.0	1176	$1,836	$1.56	3d	1	1.19mi
955 W President George Bush Hwy Unit 3118 Richardson, TX	3.0	2.0	1550	$2,358	$1.52	3d	1	1.19mi
955 W President George Bush Hwy Unit 992 Richardson, TX	2.0	2.0	1176	$1,839	$1.56	44d	1	1.19mi

HOA detail condo

• Monthly dues: $529 · $6,348/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $239,900 Active 35 DOM
2. 2026-06-17
   days on market $239,900 Active 34 DOM
3. 2026-06-16
   days on market $239,900 Active 33 DOM
4. 2026-06-15
   days on market $239,900 Active 32 DOM
5. 2026-06-13
   pricedays on market $239,900 Active 30 DOM
6. 2026-06-09
   days on market $249,900 Active 26 DOM
7. 2026-06-08
   days on market $249,900 Active 25 DOM
8. 2026-06-07
   days on market $249,900 Active 24 DOM
9. 2026-06-04
   days on market $249,900 Active 21 DOM
10. 2026-06-03
    days on market $249,900 Active 20 DOM
11. 2026-06-02
    days on market $249,900 Active 19 DOM
12. 2026-06-01
    days on market $249,900 Active 18 DOM
13. 2026-05-31
    days on market $249,900 Active 17 DOM
14. 2026-05-14
    listed $259,000 Active 1646-char remark
15. 2024-10-11
    historical
16. 2024-07-06
    listed $290,000 Active
17. 2023-04-18
    soldstatus
18. 2013-12-05
    soldstatus
19. 2013-11-27
    soldstatus Closed

    Show marketing remark (319 chars)

    This Beauty is MOVE IN READY. New paint thru out, HARDWOOD FLOORS 1st and 2nd levels. Versital finished lower level could be 2nd MBR or game room with gorgeous full bath . Ideally located to Geo. Bush, 75, UTD, Canyon Ck. Country Clb, resturants, parks and more. Plenty of closets and storage, spacious laundry. Carport

20. 2013-11-07
    status Pending

    Show marketing remark (319 chars)

    This Beauty is MOVE IN READY. New paint thru out, HARDWOOD FLOORS 1st and 2nd levels. Versital finished lower level could be 2nd MBR or game room with gorgeous full bath . Ideally located to Geo. Bush, 75, UTD, Canyon Ck. Country Clb, resturants, parks and more. Plenty of closets and storage, spacious laundry. Carport

21. 2013-10-25
    historical Active Option Contract

    Show marketing remark (319 chars)

    This Beauty is MOVE IN READY. New paint thru out, HARDWOOD FLOORS 1st and 2nd levels. Versital finished lower level could be 2nd MBR or game room with gorgeous full bath . Ideally located to Geo. Bush, 75, UTD, Canyon Ck. Country Clb, resturants, parks and more. Plenty of closets and storage, spacious laundry. Carport

22. 2013-10-17
    price $119,900

    Show marketing remark (319 chars)

    This Beauty is MOVE IN READY. New paint thru out, HARDWOOD FLOORS 1st and 2nd levels. Versital finished lower level could be 2nd MBR or game room with gorgeous full bath . Ideally located to Geo. Bush, 75, UTD, Canyon Ck. Country Clb, resturants, parks and more. Plenty of closets and storage, spacious laundry. Carport

23. 2013-10-04
    price $124,900

    Show marketing remark (319 chars)

    This Beauty is MOVE IN READY. New paint thru out, HARDWOOD FLOORS 1st and 2nd levels. Versital finished lower level could be 2nd MBR or game room with gorgeous full bath . Ideally located to Geo. Bush, 75, UTD, Canyon Ck. Country Clb, resturants, parks and more. Plenty of closets and storage, spacious laundry. Carport

24. 2013-08-24
    listed $129,900 Active

    Show marketing remark (319 chars)

    This Beauty is MOVE IN READY. New paint thru out, HARDWOOD FLOORS 1st and 2nd levels. Versital finished lower level could be 2nd MBR or game room with gorgeous full bath . Ideally located to Geo. Bush, 75, UTD, Canyon Ck. Country Clb, resturants, parks and more. Plenty of closets and storage, spacious laundry. Carport

25. 2000-03-22
    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: $4,308 · $359/mo
• Projected year-2 tax: $4,390 · $366/mo
• Expected delta: +$82/yr (+$7/mo · 1.9%)

ⓘ 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 1/10 Low
• 🌡 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,702
• − Mortgage interest: −$13,438
• − Property taxes: −$4,308
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,216
• − Management: −$2,216
• − HOA: −$6,348
• − Depreciation: −$6,979
• Taxable loss: −$9,003
• Est. tax savings @ 24.0%: +$2,161
• After-tax cash flow: $-2,907/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: Plano ISD
• NCES district ID: 4835100
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $79,861
• Composite: 48.54/100
• National rank: #2115
• State rank: #90 of 826 in TX

Livability — Richardson

• Score: 85/100
• State rank: #5
• US rank: #551

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richardson, TX
• County: Dallas County · 2,612,404 people
• City population: 118,731
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 52,569
• Household income: $92,903
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 2202.0

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 0.65)
• Race & ethnicity: White 53% Hispanic / Latino 21% Asian 14% Two or more races 12% Black 8%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 71% English-only · Spanish 14% Other Indo-European 4% Chinese 3%

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: ▼ -390.96%
• Current HPI: 315.5698
• Rent YoY: ▲ 1.30%
• 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

+84.7% since first listed

14 events — show timeline

• 2026-06-12 Price Changed $239,900 NTREIS
• 2026-05-19 Price Changed $249,900 NTREIS
• 2026-05-14 Listed $259,000 NTREIS
• 2024-10-11 Listing Removed — NTREIS
• 2024-07-06 Listed $290,000 NTREIS
• 2023-04-18 Sold (Public Records) — Public Records
• 2013-12-05 Sold (Public Records) — Public Records
• 2013-11-27 Sold (MLS) — NTREIS
• 2013-11-07 Pending — NTREIS
• 2013-10-25 Contingent — NTREIS
• 2013-10-17 Price Changed $119,900 NTREIS
• 2013-10-04 Price Changed $124,900 NTREIS
• 2013-08-24 Listed $129,900 NTREIS
• 2000-03-22 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $4,308 · +0.9% YoY. Source: county tax records.