1011 Angel St · Nevada, TX 75173

$283,130

4 bd · 3.0 ba · 2,059 sqft · SingleFamily · 54 Days on market

Built 2026 Excellent condition 5,227 sqft lot 2-car garage $138/sqft · 9% below area Est $310k · 9% under $50/mo HOA · 2% of rent ↓ 4% 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 +11.3/15.0
• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• Condition / age +4.8/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• DSCR +1.9/10.0

Listing remarks

BRAND NEW energy - efficient home available NOW! The spacious living area flows seamlessly outdoors to the covered back patio. White cabinets with black pearl granite countertops, tan tone EVP flooring with taupe carpet. New energy-efficient move-in ready homes in Dallas-Fort Worth include a washer, dryer, fridge, and whole home blinds, plus they can be closing-ready in 60 days or less–guaranteed. Enjoy the small town feel at Morgan Farms and experience amenities including a pool, cabanas, and playground, all with easy access to Josephine, Royse City, and Lavon.

Key facts

• White cabinets
• Covered back patio
• 5,227 sq ft lot

Tags

• COVERED BACK PATIO
• WHITE CABINETS
• TAN TONE EVP FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $283k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-315 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (24.4% below list).
• Recommended offer: $214k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.0% in Nevada — 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 63/100 on livability (#881 in TX) — a middle-class / working-renter tenant base. Strengths: employment 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: 485 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 33d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k 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 ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($275k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $214,146 (24.4% 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 54 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.76% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.77%
• DSCR: 0.79
• GRM: 11.0

CMA / ARV

• ARV (median comp): $309,570
• List price: $283,130
• Delta: 0.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Concord Ct	0.51mi	4/2.5	2,095 (+2%)	3mo	$297,990	$142	69
306 Timber Ridge Dr	0.53mi	4/2.0	2,160 (+5%)	4mo	$419,900	$194	60
819 Lexington	0.61mi	4/2.5	2,095 (+2%)	11mo	$273,990	$131	57
601 Savanna Dr	0.74mi	4/3.0	2,156 (+5%)	14mo	$310,000	$144	46
312 Timber Ridge Dr	0.53mi	4/2.0	2,350 (+14%)	4mo	$399,900	$170	44
900 Lexington Ln	0.56mi	4/2.0	1,827 (-11%)	18mo	$254,990	$140	36

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: 20.9%
• Equity multiple: 2.69×
• Total profit: $134,207
• Equity at exit: $255,066

10-year hold

• IRR: 19.0%
• Equity multiple: 6.19×
• Total profit: $411,116
• Equity at exit: $550,059

Cash invested: $79,276 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 77 active · 9 under contract
• Months of supply: 46.2 mo (2%/mo absorbed)
• Median asking: $286,990 ($157/sqft)
• Median days on market: 71 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: -4.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75173

• Home prices YoY: 3.1%
• Active inventory: 485
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$1,485
• Tax est. 1.5%: −$354 /mo · $4,247/yr
• Insurance: −$118
• HOA: −$50
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-315

Break-even live

Break-even rent $2,540

Max offer price $237,564

Occupancy floor —

Sensitivity live

Price	-10% $-119	-5% $-217	+0% $-315	+5% $-413	+10% $-511
Rent	-10% $-484	-5% $-399	+0% $-315	+5% $-230	+10% $-146
Rate	-1.0pp $-172	-0.5pp $-243	base $-315	+0.5pp $-388	+1.0pp $-463

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: $70,782
• Closing costs: $8,494
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6135 FM 547 Farmersville, TX	4.0	2.5	1771	$2,295	$1.30	73d	1	0.87mi
503 Hawthorn Dr Nevada, TX	4.0	2.0	1824	$2,095	$1.15	21d	1	0.87mi
503 Hawthorn Dr Nevada, TX	4.0	2.0	1824	$2,095	$1.15	0d	1	0.87mi
414 Main St Josephine, TX	3.0	2.0	1720	$1,650	$0.96	1d	1	0.94mi
464 N Greenville St Farmersville, TX	3.0	2.0	2000	$3,000	$1.50	20d	1	1.02mi
716 Mallard Dr Josephine, TX	4.0	2.5	2119	$2,300	$1.09	0d	1	1.03mi
319 Plum Dr Nevada, TX	4.0	2.0	1587	$1,899	$1.20	59d	1	1.04mi
503 Northern Red Dr Royse City, TX	4.0	2.0	1916	$1,925	$1.00	12d	1	1.09mi
805 Martingale Dr Nevada, TX	4.0	2.0	1926	$2,300	$1.19	38d	1	1.16mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,799	$1.09	9d	1	1.32mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,949	$1.18	64d	1	1.32mi
306 E Cook St Josephine, TX	3.0	2.0	1817	$2,100	$1.16	42d	1	1.32mi
503 Saddle Blanket Dr Nevada, TX	4.0	3.0	2077	$2,190	$1.05	93d	1	1.35mi
819 Rustic Way Royse City, TX	4.0	2.0	1796	$2,000	$1.11	32d	1	1.44mi
315 Pine Hollow Way Josephine, TX	4.0	3.0	2212	$2,300	$1.04	56d	1	1.47mi
315 Pine Hollow Way Josephine, TX	4.0	3.0	2212	$2,300	$1.04	3d	1	1.47mi
802 Turnbuckle Ct Royse City, TX	4.0	2.0	1577	$1,849	$1.17	93d	1	1.49mi

Property features AI

Finance

• Other: Property type: Single Family ResidenceNo known restrictionsNot in a municipal utility district
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: Mandatory associationAnnual HOA fee of 600HOA covers grounds maintenance and management feesHOA managed by Alamo ManagementCommunity amenities include a pool and playground

Exterior

• Parking: Attached 2-car garage with garage door openerTwo covered parking spacesNo carport spaces
• Utilities: City waterCity sewerLow-flow water fixtures
• Home design: Residential single-family homeOne storyNew construction (incomplete, 2026)Smart home features present
• Construction: Brick, fiber cement, and rock/stone exteriorComposition roofSlab foundationYear built 2026 (new construction - incomplete)
• Exterior features: Wood fencingLot less than 0.5 acre

Interior

• Kitchen: Gas cooktopGas ovenMicrowaveDishwasherDisposalRefrigerator
• Bedrooms: Primary bedroom on level 1 (approx. 14 x 13)Bedroom on level 1 (approx. 13 x 10)Bedroom on level 1 (approx. 11 x 10)Bedroom on level 1 (approx. 12 x 10)
• Flooring: CarpetCeramic tileLuxury vinyl plank
• Bathrooms: Three full bathrooms
• Heating & cooling: Electric heatingHeat pumpENERGY STAR qualified equipment
• Interior features: Cable TV availableHigh-speed internet availableSmart home systemSix total roomsOne living areaOne dining area
• Laundry & utility: WasherDryer

HOA detail $50/mo · $600/yr

• Likely covers: pool

Listing history 48 events

1. 2026-08-08
   days on market $283,130 Active 54 DOM
2. 2026-08-06
   days on market $283,130 Active 52 DOM
3. 2026-08-05
   days on market $283,130 Active 51 DOM
4. 2026-08-04
   remarks 568-char remark
5. 2026-08-04
   pricestatus $283,130 Active 50 DOM
6. 2026-07-21
   statusdays on market $278,130 Pending 50 DOM
7. 2026-07-20
   days on market $278,130 Active 49 DOM
8. 2026-07-18
   days on market $278,130 Active 47 DOM
9. 2026-07-18
   days on market $278,130 Active 46 DOM
10. 2026-07-16
    days on market $278,130 Active 45 DOM
11. 2026-07-15
    days on market $278,130 Active 44 DOM
12. 2026-07-14
    days on market $278,130 Active 43 DOM
13. 2026-07-13
    days on market $278,130 Active 42 DOM
14. 2026-07-13
    days on market $278,130 Active 41 DOM
15. 2026-07-11
    days on market $278,130 Active 40 DOM
16. 2026-07-10
    days on market $278,130 Active 39 DOM
17. 2026-07-09
    days on market $278,130 Active 38 DOM
18. 2026-07-07
    pricedays on market $278,130 Active 36 DOM
19. 2026-07-06
    days on market $290,630 Active 35 DOM
20. 2026-07-06
    days on market $290,630 Active 34 DOM
21. 2026-07-05
    days on market $290,630 Active 33 DOM
22. 2026-07-03
    days on market $290,630 Active 32 DOM
23. 2026-07-02
    days on market $290,630 Active 31 DOM
24. 2026-07-01
    days on market $290,630 Active 30 DOM
25. 2026-06-30
    days on market $290,630 Active 29 DOM
26. 2026-06-29
    days on market $290,630 Active 28 DOM
27. 2026-06-28
    days on market $290,630 Active 27 DOM
28. 2026-06-27
    days on market $290,630 Active 26 DOM
29. 2026-06-26
    days on market $290,630 Active 25 DOM
30. 2026-06-24
    days on market $290,630 Active 23 DOM
31. 2026-06-22
    days on market $290,630 Active 21 DOM
32. 2026-06-21
    days on market $290,630 Active 20 DOM
33. 2026-06-18
    days on market $290,630 Active 17 DOM
34. 2026-06-17
    days on market $290,630 Active 16 DOM
35. 2026-06-16
    days on market $290,630 Active 15 DOM
36. 2026-06-15
    days on market $290,630 Active 14 DOM
37. 2026-06-13
    days on market $290,630 Active 12 DOM
38. 2026-06-13
    days on market $290,630 Active 11 DOM
39. 2026-06-09
    days on market $290,630 Active 8 DOM
40. 2026-06-08
    days on market $290,630 Active 7 DOM
41. 2026-06-07
    days on market $290,630 Active 6 DOM
42. 2026-06-04
    days on market $290,630 Active 3 DOM
43. 2026-06-03
    days on market $290,630 Active 2 DOM
44. 2026-06-02
    remarks 563-char remark
45. 2026-06-02
    pricedays on marketlisting id $290,630 Active 1 DOM
46. 2026-06-01
    days on market $310,630 Active 18 DOM
47. 2026-05-31
    days on market $310,630 Active 17 DOM
48. 2026-05-14
    listed $310,630 Active 171-char remark

ⓘ 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 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: $25,698
• − Mortgage interest: −$15,860
• − Property taxes: −$4,247
• − Insurance: −$1,416
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − HOA: −$600
• − Depreciation: −$8,237
• Taxable loss: −$8,773
• Est. tax savings @ 24.0%: +$2,105
• After-tax cash flow: $-1,673/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.

Condition & rehab AI · 20 photos

Excellent 95/100 None rehab

This move-in ready home features a spacious living area with modern appliances and flooring, making it an excellent investment for both resale and rental markets.

Value-add opportunities

• Resale Painting — Neutral paint can be refreshed to match current trends ↑
• Resale Flooring — EVP flooring can be replaced with hardwood or tile for a more modern look ↑
• Rental Appliances — Upgrading to more energy-efficient models can attract renters ↑

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary John & Barbara Roderick El Middle Leland E Edge Middle F TX #1,056/1,662 Nat'l #8,861/14,009 High Community H S F TX #941/1,632 Nat'l #9,497/17,239

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

C Composite livability gradescore 63/100

Livability — Nevada

• Score: 63/100
• State rank: #881
• US rank: #15880

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collin · 1,210,074 people
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 9,284
• Household income: $100,373
• Rent vs Own: 6.7% rent · 93.3% own
• Severe rent burden: 7% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Property type: Single Family ResidenceNo known restrictionsNot in a municipal utility district
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: Mandatory associationAnnual HOA fee of 600HOA covers grounds maintenance and management feesHOA managed by Alamo ManagementCommunity amenities include a pool and playground

Exterior

• Parking: Attached 2-car garage with garage door openerTwo covered parking spacesNo carport spaces
• Utilities: City waterCity sewerLow-flow water fixtures
• Home design: Residential single-family homeOne storyNew construction (incomplete, 2026)Smart home features present
• Construction: Brick, fiber cement, and rock/stone exteriorComposition roofSlab foundationYear built 2026 (new construction - incomplete)
• Exterior features: Wood fencingLot less than 0.5 acre

Interior

• Kitchen: Gas cooktopGas ovenMicrowaveDishwasherDisposalRefrigerator
• Bedrooms: Primary bedroom on level 1 (approx. 14 x 13)Bedroom on level 1 (approx. 13 x 10)Bedroom on level 1 (approx. 11 x 10)Bedroom on level 1 (approx. 12 x 10)
• Flooring: CarpetCeramic tileLuxury vinyl plank
• Bathrooms: Three full bathrooms
• Heating & cooling: Electric heatingHeat pumpENERGY STAR qualified equipment
• Interior features: Cable TV availableHigh-speed internet availableSmart home systemSix total roomsOne living areaOne dining area
• Laundry & utility: WasherDryer

Price history

-4.3% since first listed

3 events — show timeline

• 2026-07-21 Pending — NTREIS
• 2026-07-07 Price Changed $278,130 NTREIS
• 2026-05-07 Listed $290,630 NTREIS