709 N Collins Fwy #70 · Howe, TX 75459

$50,000

3 bd · 2.0 ba · 960 sqft · Manufactured · 130 Days on market

Built 2018 Fair condition 960 sqft lot ↓ 8% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home features 3 bedrooms, 2 bathrooms, and an outside shed. This home was built in 2018. This home is being sold as-is or minor maintenance work could be completed depending on agreed terms. This property allows for access to a community swimming pool and fenced in park.

Key facts

• Outside shed
• Fenced in park
• Pool

Tags

• OUTSIDE SHED
• COMMUNITY SWIMMING POOL
• FENCED IN PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $895 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.8% vs local median 4.5% in Howe — 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 70/100 on livability (#368 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Howe ISD (rural): math 47% / reading 51% proficiency, ranked #180 of 826 in TX (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 142 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.14% ✓
• Cap rate: 27.77%
• Cash-on-cash: 76.69%
• DSCR: 4.41
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 76.7%
• Equity multiple: 4.49×
• Total profit: $48,909
• Equity at exit: $7,455

10-year hold

• IRR: 80.3%
• Equity multiple: 9.29×
• Total profit: $116,067
• Equity at exit: $4,323

Cash invested: $14,000 (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 75459

• Home prices YoY: -18.5%
• Active inventory: 142
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $895

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 38%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 N Western Hills Dr Howe, TX	1.0–3.0	1.0–2.0	852	$1,570	$1.84	1d	19	0.84mi

Listing history 18 events

1. 2026-06-19
   days on market $50,000 Active 130 DOM
2. 2026-06-18
   days on market $50,000 Active 129 DOM
3. 2026-06-17
   days on market $50,000 Active 128 DOM
4. 2026-06-16
   days on market $50,000 Active 127 DOM
5. 2026-06-15
   days on market $50,000 Active 126 DOM
6. 2026-06-14
   days on market $50,000 Active 124 DOM
7. 2026-06-13
   days on market $50,000 Active 123 DOM
8. 2026-06-10
   days on market $50,000 Active 121 DOM
9. 2026-06-09
   days on market $50,000 Active 120 DOM
10. 2026-06-08
    days on market $50,000 Active 119 DOM
11. 2026-06-07
    days on market $50,000 Active 118 DOM
12. 2026-06-05
    days on market $50,000 Active 115 DOM
13. 2026-06-02
    days on market $50,000 Active 113 DOM
14. 2026-06-01
    days on market $50,000 Active 112 DOM
15. 2026-05-31
    days on market $50,000 Active 111 DOM
16. 2026-05-30
    days on market $50,000 Active 110 DOM
17. 2026-02-21
    price $55,000 276-char remark

    Show marketing remark (276 chars)

    This home features 3 bedrooms, 2 bathrooms, and an outside shed. This home was built in 2018. This home is being sold as-is or minor maintenance work could be completed depending on agreed terms. This property allows for access to a community swimming pool and fenced in park.

18. 2026-02-06
    listed $60,000 Active 276-char remark

    Show marketing remark (276 chars)

    This home features 3 bedrooms, 2 bathrooms, and an outside shed. This home was built in 2018. This home is being sold as-is or minor maintenance work could be completed depending on agreed terms. This property allows for access to a community swimming pool and fenced in park.

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

Taxation est. · year 1

• Rental income: $18,840
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$1,455
• Taxable income: $10,570
• Est. tax owed @ 24.0%: −$2,537
• After-tax cash flow: $8,200/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, particularly to the exterior and landscaping, to improve its condition and value.

Repairs flagged

• Major Stairs — Worn and may need repair
• Major Playground fence — Aged and may need replacement
• Major Landscaping — Sparse and needs maintenance

Value-add opportunities

• Both Playground renovation — Enhances community appeal and safety
• Both Landscaping improvement — Enhances curb appeal and property value
• Both Playground fence replacement — Improves safety and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Stairs · Worn and may need repair	Major	$15,000–50,000
Playground fence · Aged and may need replacement	Major	$15,000–50,000
Landscaping · Sparse and needs maintenance	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Playground renovation — Enhances community appeal and safety ↑
• Both Landscaping improvement — Enhances curb appeal and property value ↑
• Both Playground fence replacement — Improves safety and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Howe ISD
• NCES district ID: 4823670
• Math proficiency: 47% ▼ -2.00%
• Reading proficiency: 51% ▲ 1.00%
• Median HH income: $60,164
• Composite: 42.92/100
• National rank: #3119
• State rank: #180 of 826 in TX

Livability — Howe

• Score: 70/100
• State rank: #368
• US rank: #7804

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Howe, TX
• Population (ZIP): 6,620

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 134,540 people
• By 2030: 138,653 · +3.1%
• By 2040: 145,958 · +8.5%
• By 2050: 151,218 · +12.4%
• By 2075: 161,802 · +20.3%
• By 2100: 159,036 · +18.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 28% Two or more races 9% Black 5%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Spanish 17%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+54.3) · D 22.5% · R 76.7%
• 2008→2024 swing: -16.4pp toward R · 2008: -37.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+49.9 2016: R+53.1 2012: R+48.0 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.75%
• Current HPI: 249.7211
• 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

-8.3% since first listed

2 events — show timeline

• 2026-02-21 Price Changed $55,000 NTREIS
• 2026-02-06 Listed $60,000 NTREIS