1019 Angel St · Josephine, TX 75173

$358,094

5 bd · 3.0 ba · 3,060 sqft · SingleFamily · 20 Days on market

Built 2026 5,227 sqft lot $117/sqft · 7% below area Est $387k · 7% under $50/mo HOA · 2% of rent ↓ 5% since listing

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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).

• ARV discount +10.9/15.0
• Appreciation +10.0/10.0
• Cash flow +5.8/30.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Skip the theater and enjoy movie night at home from the comfort of the Kessler's second-story game room. White cabinets with veined white quartz countertops, muted beige EVP flooring with light taupe carpet.

Key facts

• Whole home blinds
• White cabinets
• Light taupe carpet

Tags

• SECOND STORY GAME ROOM
• WHITE CABINETS
• MUTED BEIGE EVP FLOORING
• LIGHT TAUPE CARPET
• WASHER DRYER FRIDGE
• WHOLE HOME BLINDS

Property features AI

Finance

• Other: Municipal utility district: No; Directions provided to property
• Financial info: Accepts Cash, Conventional, FHA, and VA financing; Treat as clear loan type; No second mortgage
• HOA & community: Mandatory association; Annual association fee of 600; Association covers grounds maintenance and management fees; HOA managed by Alamo Management

Exterior

• Parking: Attached garage with two covered spaces; Garage with 2-car single door and garage door opener
• Utilities: City water; City sewer; Low-flow fixtures
• Home design: Single family residence; Residential property; Two-story; New construction (incomplete, 2026); Smart home features included; Subdivision: Morgan Farms
• Construction: Brick, rock/stone, and vinyl siding exterior; Composition roof; Slab foundation; Year built 2026 (new construction - incomplete)
• Exterior features: Wood fencing; Community pool; Park

Interior

• Kitchen: Gas cooktop; Gas oven; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: Primary bedroom on level 1 (15 x 14); Bedroom on level 2 (12 x 12); Bedroom on level 2 (13 x 13); Bedroom on level 2 (12 x 12)
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank
• Bathrooms: Three full bathrooms
• Heating & cooling: Electric heating; Heat pump
• Interior features: Cable TV available; High-speed internet available; Smart home system; Two living areas; One dining area; Seven total rooms; Two levels
• Laundry & utility: Washer; Dryer; Energy Star qualified heat pump

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $358k.

Deal economics

• At list price, monthly cash flow is $-717 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (29.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (36.1% below list).
• Recommended offer: $229k (36.1% below list) — sets the bar for 1% rule.

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: John & Barbara Roderick El (678 students, 52% FRL); Leland E Edge Middle (math 25% / reading 35%, grade F, #1,056 of 1,662 statewide, top 65%, 931 students, 53% FRL) — zoned schools average 52% FRL vs 36% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 421 active listings in the ZIP; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k appreciation (10.0% local appreciation)).
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($353k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $228,853 (36.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.64% ✗
• Cap rate: 3.89%
• Cash-on-cash: -8.58%
• DSCR: 0.62
• GRM: 13.0

CMA / ARV

• ARV (median comp): $386,913
• List price: $358,094
• Delta: -2.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
911 Lexington Ln	0.42mi	5/3.0	2,722 (-11%)	23mo	$358,990	$132	43
314 Timber Ridge Dr	0.51mi	4/2.0 (-1)	2,630 (-14%)	3mo	$471,900	$179	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 2.49×
• Total profit: $149,441
• Equity at exit: $322,599

10-year hold

• IRR: 17.0%
• Equity multiple: 5.75×
• Total profit: $476,110
• Equity at exit: $695,698

Cash invested: $100,266 (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 75173

• Home prices YoY: 3.1%
• Active inventory: 421
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,289 medium
• Mortgage (P&I): −$1,878
• Tax est. 1.5%: −$448 /mo · $5,371/yr
• Insurance: −$149
• HOA: −$50
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-717

Break-even live

Break-even rent $3,196

Max offer price $254,376

Occupancy floor —

Sensitivity live

Price	-10% $-469	-5% $-593	+0% $-717	+5% $-841	+10% $-964
Rent	-10% $-898	-5% $-807	+0% $-717	+5% $-626	+10% $-536
Rate	-1.0pp $-536	-0.5pp $-626	base $-717	+0.5pp $-810	+1.0pp $-904

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: $89,524
• Closing costs: $10,743
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 19 events

1. 2026-06-21
   days on market $358,094 Active 20 DOM
2. 2026-06-18
   days on market $358,094 Active 17 DOM
3. 2026-06-17
   days on market $358,094 Active 16 DOM
4. 2026-06-16
   days on market $358,094 Active 15 DOM
5. 2026-06-15
   days on market $358,094 Active 14 DOM
6. 2026-06-13
   days on market $358,094 Active 12 DOM
7. 2026-06-13
   days on market $358,094 Active 11 DOM
8. 2026-06-09
   days on market $358,094 Active 8 DOM
9. 2026-06-08
   days on market $358,094 Active 7 DOM
10. 2026-06-07
    days on market $358,094 Active 6 DOM
11. 2026-06-04
    days on market $358,094 Active 3 DOM
12. 2026-06-03
    days on market $358,094 Active 2 DOM
13. 2026-06-02
    remarks 599-char remark

    Show marketing remark (207 chars)

    Skip the theater and enjoy movie night at home from the comfort of the Kessler's second-story game room. White cabinets with veined white quartz countertops, muted beige EVP flooring with light taupe carpet.

14. 2026-06-02
    pricedays on marketlisting id $358,094 Active 1 DOM

    Show marketing remark (207 chars)

    Skip the theater and enjoy movie night at home from the comfort of the Kessler's second-story game room. White cabinets with veined white quartz countertops, muted beige EVP flooring with light taupe carpet.

15. 2026-06-01
    days on market $378,094 Active 18 DOM
16. 2026-05-31
    days on market $378,094 Active 17 DOM
17. 2026-05-14
    listed $378,094 Active 207-char remark

    Show marketing remark (207 chars)

    Skip the theater and enjoy movie night at home from the comfort of the Kessler's second-story game room. White cabinets with veined white quartz countertops, muted beige EVP flooring with light taupe carpet.

18. 2026-05-07
    listed $378,094 Active
19. 2026-05-07
    historical

ⓘ 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 3/10 Moderate
• 🌡 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: $27,462
• − Mortgage interest: −$20,059
• − Property taxes: −$5,371
• − Insurance: −$1,790
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − HOA: −$600
• − Depreciation: −$10,417
• Taxable loss: −$15,170
• Est. tax savings @ 24.0%: +$3,641
• After-tax cash flow: $-4,961/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

• Population (ZIP): 9,284

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 28% Two or more races 15% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 24% Arabic 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: ▲ 10.09%
• Current HPI: 331.12
• Rent YoY: —
• Metro: —
• 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

-5.3% since first listed

5 events — show timeline

• 2026-06-02 Price Changed $358,094 Zillow
• 2026-05-14 Listed $378,094 Zillow
• 2026-05-08 Listed $358,094 NTREIS
• 2026-05-07 Listing Removed — NTREIS
• 2026-05-07 Listed $378,094 NTREIS