7243 County Road 965 · Wylie, TX 75173

$240,000

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 34 Days on market

Built 1988 1.30 ac lot ↓ 19% 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).

• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.7/10.0

Listing remarks

Great investment opportunity close to Lake Lavon in a developing area! Features 1.3 acres with four lots. 1 house on the property with 2 bedrooms, one bath and a 2 car garage.

Key facts

• 1.3 acre lot
• 2 garage spots
• Built 1988

Property features AI

Finance

• Other: Property type: Residential (Single Family Residence); Multi-parcel property; Lot size approximately 1.3 acres
• Financial info: Loan type: Treat as clear; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached 2-car garage with 2-car double doors; No covered or carport spaces
• Utilities: City water; Electricity connected; No municipal utility district
• Home design: Single-family residence; Attached property; Two-story; Built in 1988; Subdivision: Parker-Sparks Sub
• Construction: Shingle roof; Concrete and wood construction; Slab foundation
• Exterior features: Acreage lot; Will subdivide

Interior

• Kitchen: Dishwasher; Electric oven; Electric range
• Bedrooms: 2 bedrooms (Primary bedroom on level 2, approx. 13 x 12)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High-speed internet available; Walk-in closet(s); One living area; One dining area; Two levels

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (32.6% below list).
• Recommended offer: $162k (32.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.0% in Wylie — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#419 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing 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: Mcclendon El (math 29% / reading 35%, grade F, #2,268 of 4,322 statewide, top 55%, 697 students, 66% 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 60% FRL vs 36% district-wide (24 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 $26k of equity ($2k loan paydown + $24k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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; moderate 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 $161,810 (32.6% 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 34 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 0.67% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.08%
• DSCR: 0.82
• GRM: 12.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.4%
• Equity multiple: 2.73×
• Total profit: $116,075
• Equity at exit: $216,211

10-year hold

• IRR: 19.3%
• Equity multiple: 6.26×
• Total profit: $353,140
• Equity at exit: $466,267

Cash invested: $67,200 (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: 12.4×

Monthly cashflow live

• Estimated rent: $1,618 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$148 /mo · $1,781/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-229

Break-even live

Break-even rent $1,908

Max offer price $199,598

Occupancy floor —

Sensitivity live

Price	-10% $-93	-5% $-161	+0% $-229	+5% $-297	+10% $-365
Rent	-10% $-357	-5% $-293	+0% $-229	+5% $-165	+10% $-101
Rate	-1.0pp $-108	-0.5pp $-168	base $-229	+0.5pp $-291	+1.0pp $-354

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $240,000 Active 34 DOM
2. 2026-06-18
   days on market $240,000 Active 31 DOM
3. 2026-06-17
   days on market $240,000 Active 30 DOM
4. 2026-06-16
   days on market $240,000 Active 29 DOM
5. 2026-06-15
   days on market $240,000 Active 28 DOM
6. 2026-06-13
   days on market $240,000 Active 26 DOM
7. 2026-06-13
   days on market $240,000 Active 25 DOM
8. 2026-06-09
   days on market $240,000 Active 22 DOM
9. 2026-06-08
   days on market $240,000 Active 21 DOM
10. 2026-06-07
    days on market $240,000 Active 20 DOM
11. 2026-06-04
    days on market $240,000 Active 17 DOM
12. 2026-06-03
    days on market $240,000 Active 16 DOM
13. 2026-06-02
    days on market $240,000 Active 15 DOM
14. 2026-06-01
    days on market $240,000 Active 14 DOM
15. 2026-05-31
    days on market $240,000 Active 13 DOM
16. 2026-05-18
    listed $240,000 Active
17. 2024-08-16
    historical
18. 2024-01-12
    listed $249,000 Active
19. 2023-12-31
    historical
20. 2023-09-25
    listed $255,000 Active
21. 2023-05-06
    historical
22. 2023-04-28
    price $255,000
23. 2023-04-13
    price $265,000
24. 2023-02-06
    listed $295,000 Active

ⓘ 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: $1,781 · $148/mo
• Projected year-2 tax: $4,392 · $366/mo
• Expected delta: +$2,611/yr (+$218/mo · 146.6%)

ⓘ 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 5/10 Major
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,417
• − Mortgage interest: −$13,444
• − Property taxes: −$1,781
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$6,982
• Taxable loss: −$7,096
• Est. tax savings @ 24.0%: +$1,703
• After-tax cash flow: $-1,041/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 — Wylie

• Score: 69/100
• State rank: #419
• US rank: #8623

Category grades

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

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

-18.6% since first listed

9 events — show timeline

• 2026-05-18 Listed $240,000 NTREIS
• 2024-08-16 Listing Removed — NTREIS
• 2024-01-12 Listed $249,000 NTREIS
• 2023-12-31 Listing Removed — NTREIS
• 2023-09-25 Listed $255,000 NTREIS
• 2023-05-06 Listing Removed — NTREIS
• 2023-04-28 Price Changed $255,000 NTREIS
• 2023-04-13 Price Changed $265,000 NTREIS
• 2023-02-06 Listed $295,000 NTREIS

Property tax history

+3.7%/yr

Latest (2025): $1,781 · -25.8% YoY. Source: county tax records.