3318 Lanarc Dr · Plano, TX 75023

$2,400

3 bd · 2.0 ba · 1,710 sqft · MultiFamily · 3 Days on market

Built 1979 9,150 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Freshly painted and updated home with All appliances included!! Perfectly Ready to move in !! Three car garage home which you don't find easily plus an extra storage work station room AND additional drive way space! This is a very well maintained and unique property! Don't miss this opportunity to rent it and make it your home. Located right in the heart of Plano in a quiet neat neighborhood. Everything is conveniently located in close proximity to the house including shopping, restaurants, Bank, Gas station, Car services, Day care, UPS, Schools, Parks, Recreation centers etc. House recently updated with BRAND NEW Energy Efficient AC-HAVAC system, new ceiling fans in rooms, Brand New Cook

Key facts

• New double ovens
• New ceiling fans
• Three car garage

Tags

• THREE CAR GARAGE
• EXTRA STORAGE WORK STATION
• ADDITIONAL DRIVE WAY SPACE
• NEW CEILING FANS
• NEW COOK TOP
• NEW DOUBLE OVENS

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: 3-car garage; 3 covered/carport spaces; Driveway access; Alley access; Additional parking
• Utilities: City water; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Two-story; Property is attached; Pet restrictions
• Construction: Brick construction; Composition roof; Built in 1979; Smart home features available
• Exterior features: Back yard fencing; Metal and wood fencing; Lot under 0.5 acre (about 0.21 acre)

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Double oven; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (Primary bedroom on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Walk-in closets; Wet bar; One living area; One dining area; Two levels
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Cap rate 971.4% vs local median 2.8% in Plano — 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 84/100 on livability (#8 in TX, #728 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• 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: Weatherford El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 444 students, 71% FRL) — zoned schools average 71% FRL vs 25% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 54% district-wide (-19 pts) — the specific schools serving this property underperform the Plano ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 207 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 $17 of loan paydown is wiped out by about $72 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $672 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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

• 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 $2,400

Questions for the listing agent

1. Built in 1979 — 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 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?
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 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: 102.68% ✓
• Cap rate: 971.40%
• Cash-on-cash: 3446.81%
• DSCR: 154.36
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.73% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 175.23×
• Total profit: $117,080
• Equity at exit: $358

10-year hold

• IRR: —
• Equity multiple: 356.39×
• Total profit: $238,822
• Equity at exit: $208

Cash invested: $672 (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 75023

• Rents YoY: 0.7%
• Active inventory: 207
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,464 high
• Mortgage (P&I): −$13
• Tax est. 1.5%: −$3 /mo · $36/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $1,930

Break-even live

Break-even rent $21

Max offer price $2,400

Occupancy floor 17%

Sensitivity live

Price	-10% $1,932	-5% $1,931	+0% $1,930	+5% $1,929	+10% $1,929
Rent	-10% $1,736	-5% $1,833	+0% $1,930	+5% $2,028	+10% $2,125
Rate	-1.0pp $1,931	-0.5pp $1,931	base $1,930	+0.5pp $1,930	+1.0pp $1,929

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: $600
• Closing costs: $72
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3318 Lanarc Dr Plano, TX	3.0	2.0	1710	$2,400	$1.40	18d	1	0.01mi
3626 Hilltop Ln Plano, TX	2.0	2.0	1230	$1,895	$1.54	8d	1	0.26mi
2821 Townbluff Dr Plano, TX	1.0–2.0	1.0–2.0	950	$2,101	$2.21	0d	12	0.40mi
3704 Saddlehead Dr Plano, TX	3.0	2.5	2100	$6,300	$3.00	11d	1	0.52mi
3008 Townbluff Dr Plano, TX	3.0	2.0	1431	$2,000	$1.40	25d	1	0.57mi
3902 San Mateo Dr Plano, TX	3.0	2.0	1500	$2,200	$1.47	0d	1	0.67mi
3808 Big Horn Trl Plano, TX	3.0	2.0	2101	$2,600	$1.24	8d	1	0.68mi
2709 Deep Valley Trl Plano, TX	3.0	2.0	1854	$2,500	$1.35	8d	1	0.73mi
2709 Deep Valley Trl Plano, TX	3.0	2.0	1854	$2,500	$1.35	3d	1	0.73mi
3916 San Mateo Dr Plano, TX	3.0	2.0	1688	$2,450	$1.45	21d	1	0.73mi
2608 Plateau Dr Plano, TX	4.0	2.0	1937	$8,750	$4.52	44d	1	0.83mi
2605 Plateau Dr Unit 1019536P Plano, TX	4.0	2.0	1926	$8,063	$4.19	44d	1	0.83mi
2728 Parkhaven Dr Plano, TX	3.0	2.0	1832	$2,450	$1.34	44d	1	0.88mi
5401 Independence Pkwy Plano, TX	2.0	2.0	1070	$1,777	$1.66	3d	1	0.89mi
5401 Independence Pkwy Plano, TX	2.0	2.0	1189	$2,277	$1.92	25d	1	0.89mi
5401 Independence Pkwy Plano, TX	2.0	2.0	1070	$2,094	$1.96	44d	1	0.89mi
2709 Oak Cir Plano, TX	4.0	2.5	2228	$4,200	$1.89	19d	1	0.92mi
4115 San Mateo Dr Plano, TX	3.0	2.0	1743	$2,500	$1.43	0d	1	0.95mi
3800 Pebble Creek Ct Plano, TX	1.0–3.0	1.0–2.0	1025	$2,330	$2.27	2d	19	0.96mi
3317 Devonshire Dr Plano, TX	3.0	2.5	1676	$2,550	$1.52	21d	1	1.02mi
3120 Devonshire Dr #229 Plano, TX	2.0	2.0	1071	$1,749	$1.63	25d	1	1.04mi
3120 Devonshire Dr #229 Plano, TX	2.0	2.0	1071	$1,749	$1.63	44d	1	1.04mi
3100 Devonshire Dr #205 Plano, TX	2.0	2.0	1071	$1,750	$1.63	44d	1	1.04mi
2724 Russwood Ln Plano, TX	4.0	2.0	2050	$2,445	$1.19	21d	1	1.06mi
2732 S Cypress Cir Plano, TX	3.0	2.0	1700	$2,349	$1.38	44d	1	1.10mi
6309 Topaz Way Plano, TX	3.0	2.0	1842	$2,466	$1.34	0d	1	1.12mi
1842 Silverwood Ln Plano, TX	2.0	2.0	1097	$1,750	$1.60	44d	1	1.20mi
3736 Solarium Pl Plano, TX	4.0	2.0	2217	$3,500	$1.58	11d	1	1.20mi
3801 W Spring Creek Pkwy Plano, TX	1.0–3.0	1.0–2.0	1100	$2,320	$2.11	0d	18	1.22mi
3400 W Park Blvd Plano, TX	2.0	2.0	1070	$1,695	$1.58	20d	1	1.23mi
6400 Independence Pkwy Plano, TX	1.0–2.0	1.0–2.0	1055	$2,087	$1.98	0d	27	1.23mi
2203 Glen Forest Ln Plano, TX	3.0	2.0	1840	$2,300	$1.25	4d	1	1.23mi
6300 Roundrock Trl Plano, TX	1.0–3.0	1.0–2.5	1203	$2,527	$2.10	0d	20	1.26mi
3517 Piedmont Dr Plano, TX	3.0	2.0	2079	$2,300	$1.11	8d	1	1.30mi
2126 Teakwood Ln Plano, TX	3.0	2.0	1549	$2,450	$1.58	44d	1	1.30mi
2401 W Spring Creek Pkwy Plano, TX	2.0	2.0	1247	$1,854	$1.49	4d	1	1.33mi
2401 W Spring Creek Pkwy Unit 2438 Plano, TX	2.0	2.0	1067	$1,770	$1.66	0d	1	1.33mi
2401 W Spring Creek Pkwy Plano, TX	2.0	2.0	1247	$1,811	$1.45	44d	1	1.33mi
6501 Independence Pkwy Plano, TX	1.0–2.0	1.0–2.0	1003	$2,007	$2.00	0d	10	1.34mi
4316 Sahara Ln Plano, TX	4.0	2.0	2135	$2,899	$1.36	44d	1	1.35mi

Listing history 2 events

1. 2026-06-01
   days on market $2,400 Active 3 DOM
2. 2026-05-31
   days on market $2,400 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥110°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: $29,572
• − Mortgage interest: −$134
• − Property taxes: −$36
• − Insurance: −$12
• − Repairs & maintenance: −$2,366
• − Management: −$2,366
• − Depreciation: −$70
• Taxable income: $24,588
• Est. tax owed @ 24.0%: −$5,901
• After-tax cash flow: $17,261/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 — Plano

• Score: 84/100
• State rank: #8
• US rank: #728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plano, TX
• County: Collin County · 1,159,394 people
• City population: 288,003
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 49,229
• Household income: $109,660
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 1696.0

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 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 15% Asian 14% Two or more races 11% Black 9%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 19% · Canada, China, South Korea
• Languages at home: 73% English-only · Spanish 11% Other Indo-European 5% Other Asian/Pacific 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: ▼ -284.06%
• Current HPI: 266.2225
• Rent YoY: ▲ 0.73%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-29 Listed $2,400 NTREIS
• 2025-02-07 Rental Removed $2,399 NTREIS
• 2024-12-11 Listed for Rent $2,399 NTREIS

Property tax history

+0.2%/yr

Latest (2025): $2,648 · +12.9% YoY. Source: county tax records.