717 Towne House Ln · Richardson, TX 75081

$207,500

3 bd · 2.0 ba · 1,817 sqft · Townhouse public records · 4 Days on market

Built 1974 2,744 sqft lot Est $407k · 49% under $300/mo HOA · 13% of rent

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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 +15.0/15.0
• Cash flow +11.9/30.0
• 1% rule +6.4/10.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 3-bedroom, 2-bathroom townhome in the established Woodhaven community of Richardson, Texas. Offering approximately 1,817 square feet of living space across two stories, this home provides a functional layout with generous room sizes and excellent potential for personalization. Located in a convenient North Dallas suburb, the property is just minutes from major highways (I-75, US 75, and George Bush Turnpike), top-rated Richardson schools, shopping, dining, and recreation. Enjoy the low-maintenance lifestyle of a townhome with HOA amenities and easy access to everything the area has to offer. This home is a fantastic opportunity for buyers seeking value and upside. W

Key facts

• Easy access
• Woodhaven community
• North dallas suburb

Tags

• WOODHAVEN COMMUNITY
• NORTH DALLAS SUBURB
• TOP-RATED RICHARDSON SCHOOLS
• LOW-MAINTENANCE LIFESTYLE
• HOA AMENITIES
• EASY ACCESS

Property features AI

Finance

• Other: Possession upon completion
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: Mandatory association; Association fee $300 monthly; Association fee includes grounds maintenance

Exterior

• Parking: Carport (1 space)
• Security: No accessibility features
• Utilities: Municipal utility district: No; Utilities: Other
• Home design: Residential townhouse; Attached property
• Construction: Built in 1974; Composition/Shingle roof
• Exterior features: Lot less than 0.5 acre; Subdivision: Woodhaven Twnhs Rev

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms; Primary bedroom on level 2
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: No heating or cooling details provided
• Interior features: Two levels; One living area; One dining area; Living room fireplace; Other interior features
• Laundry & utility: No laundry/utility details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $208k.

Deal economics

• At list price, monthly cash flow is $-53 ($-634/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (4.5% below list).
• Meets the 1% rule at list price ($2k rent vs $208k).
• Recommended offer: $198k (4.5% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 2.7% in Richardson — 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 85/100 on livability (#5 in TX, #551 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living D+.
• Richardson ISD (urban): math 40% / reading 44% proficiency, ranked #316 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Richardson Terrace El (math 37% / reading 37%, grade F, #1,769 of 4,322 statewide, top 44%, 502 students, 69% FRL); Apollo J H (math 28% / reading 42%, grade F, #842 of 1,662 statewide, top 51%, 639 students, 63% FRL); Berkner H S (math 20% / reading 45%, grade F, #1,029 of 1,632 statewide, top 64%, 2,290 students, 64% FRL).
• Market conditions: Rents flat; 166 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• This rent runs 31% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• 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 $198,164 (4.5% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.14% ✓
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $407,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
531 Towne House Ln	0.17mi	4/2.5 (+1)	1,889 (+4%)	1mo	$285,000	$151	78
727 Towne House Ln	0.02mi	3/3.0	1,817 (0%)	22mo	$290,000	$160	76
604 Gray Stone Ln	0.63mi	3/2.5	1,755 (-3%)	1mo	$345,000	$197	62
628 Raford Hill Ln	0.57mi	2/2.5 (-1)	1,779 (-2%)	2mo	$389,900	$219	62
845 Rohan Dr	0.55mi	3/2.5	1,938 (+7%)	4mo	$434,900	$224	58
608 Raford Hill Ln	0.58mi	3/2.5	1,844 (+2%)	22mo	$409,990	$222	50
853 Rohan Dr	0.55mi	3/2.5	1,887 (+4%)	20mo	$460,000	$244	50
13303 Daystrom Ct	0.63mi	3/2.0	1,750 (-4%)	21mo	$265,000	$151	47
624 Raford Hill Ln	0.57mi	2/3.0 (-1)	1,835 (+1%)	21mo	$417,500	$228	45
938 Dartford Dr	0.64mi	3/2.5	1,942 (+7%)	17mo	$445,000	$229	43
848 Rohan Dr	0.57mi	3/2.5	1,942 (+7%)	22mo	$469,900	$242	42
612 Gray Stone Ln	0.62mi	2/2.5 (-1)	1,755 (-3%)	23mo	$399,000	$227	39

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

Projected returns pro-forma

-3.0% appreciation · 0.19% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.26×
• Total profit: $-43,167
• Equity at exit: $30,939

10-year hold

• IRR: -30.3%
• Equity multiple: -0.13×
• Total profit: $-65,822
• Equity at exit: $17,941

Cash invested: $58,100 (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 75081

• Rents YoY: 0.2%
• Active inventory: 166
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,368 high
• Mortgage (P&I): −$1,088
• Tax from tax record: −$449 /mo · $5,392/yr
• Insurance: −$86
• HOA: −$300
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-53

Break-even live

Break-even rent $2,435

Max offer price $198,164

Occupancy floor 97%

Sensitivity live

Price	-10% $65	-5% $6	+0% $-53	+5% $-112	+10% $-170
Rent	-10% $-240	-5% $-146	+0% $-53	+5% $41	+10% $134
Rate	-1.0pp $52	-0.5pp $0	base $-53	+0.5pp $-107	+1.0pp $-161

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: $51,875
• Closing costs: $6,225
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 Woodhaven Pl Richardson, TX	3.0	2.0	1666	$2,050	$1.23	19d	1	0.06mi
524 Towne House Ln Richardson, TX	3.0	2.0	1700	$2,100	$1.24	46d	1	0.16mi
808 Woodway Ln Richardson, TX	3.0	2.0	1830	$2,295	$1.25	46d	1	0.17mi
808 Woodway Ln Richardson, TX	3.0	2.0	1830	$2,299	$1.26	26d	1	0.17mi
811 Oakway Ct Richardson, TX	3.0	2.0	1865	$2,600	$1.39	1d	1	0.17mi
609 Sunningdale Richardson, TX	3.0	2.0	2061	$2,800	$1.36	46d	1	0.20mi
609 Sunningdale Richardson, TX	3.0	2.0	2061	$2,700	$1.31	10d	1	0.20mi
501 Towne House Ln Richardson, TX	3.0	2.5	1817	$2,150	$1.18	5d	1	0.25mi
501 Towne House Ln Richardson, TX	3.0	2.5	1817	$2,150	$1.18	12d	1	0.25mi
613 Palomar Ln Richardson, TX	4.0	3.0	2292	$3,000	$1.31	46d	1	0.48mi
540 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	964	$2,250	$2.33	1d	31	0.50mi
824 Rohan Dr Richardson, TX	3.0	2.5	1938	$2,850	$1.47	46d	1	0.55mi
836 Rohan Dr Richardson, TX	3.0	2.5	1887	$2,950	$1.56	46d	1	0.55mi
856 Rohan Dr Unit 856 Richardson, TX	3.0	2.5	1887	$2,850	$1.51	10d	1	0.56mi
856 Rohan Dr Unit 856 Richardson, TX	3.0	2.5	1887	$2,850	$1.51	46d	1	0.56mi
13339 Fall Manor Dr Dallas, TX	3.0	2.0	1616	$2,000	$1.24	10d	1	0.57mi
530 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	995	$2,503	$2.52	0d	22	0.58mi
514 S Lois Ln Richardson, TX	3.0	2.0	1912	$2,350	$1.23	46d	1	0.59mi
844 Dartford Dr Richardson, TX	3.0	2.5	1924	$2,400	$1.25	46d	1	0.59mi
636 Gray Stone Ln Richardson, TX	3.0	2.5	1603	$2,550	$1.59	26d	1	0.61mi
950 Dartford Dr Richardson, TX	3.0	2.5	1924	$2,700	$1.40	24d	1	0.63mi
923 Whitehall Dr Richardson, TX	3.0	2.5	2012	$3,200	$1.59	26d	1	0.63mi
939 Whitehall Dr Richardson, TX	3.0	2.5	1887	$2,600	$1.38	7d	1	0.64mi
1308 Grinnell Dr Richardson, TX	4.0	2.0	1768	$2,450	$1.39	1d	1	0.71mi
627 Tiffany Trl Richardson, TX	3.0	3.0	2340	$3,900	$1.67	16d	1	0.73mi
10212 Panther Ridge Trl Dallas, TX	4.0	2.5	2156	$2,500	$1.16	46d	1	0.78mi
616 Tiffany Trl Richardson, TX	4.0	3.0	2471	$2,999	$1.21	13d	1	0.79mi
616 Tiffany Trl Richardson, TX	4.0	3.0	2471	$2,999	$1.21	10d	1	0.79mi
411 Buckingham Rd Richardson, TX	1.0–3.0	1.0–2.0	1002	$2,490	$2.49	1d	29	0.80mi
4708 Place One Dr Garland, TX	4.0	2.0	1800	$2,000	$1.11	46d	1	0.82mi
1130 Greencove Ln Richardson, TX	4.0	2.0	1398	$2,295	$1.64	1d	1	0.83mi
4718 Bethany Dr Garland, TX	3.0	2.0	1236	$2,100	$1.70	13d	1	0.96mi
951 Abrams Rd Richardson, TX	1.0–3.0	1.0–2.0	1045	$2,222	$2.13	23d	1	1.05mi
429 Sheffield Dr Richardson, TX	4.0	3.5	2545	$3,100	$1.22	10d	1	1.05mi
532 S Greenville Ave Richardson, TX	2.0	2.5	1353	$2,400	$1.77	26d	1	1.07mi
1234 Briarcove Dr Richardson, TX	3.0	2.0	1380	$2,600	$1.88	26d	1	1.08mi
635 Matthew Pl Richardson, TX	3.0	2.5	1956	$2,600	$1.33	21d	1	1.09mi
10135 Rita Rd Dallas, TX	3.0	2.5	2413	$2,550	$1.06	21d	1	1.19mi
4509 Huntington Dr Garland, TX	3.0	2.0	1281	$2,300	$1.80	46d	1	1.26mi
1111 Abrams Rd Richardson, TX	1.0–3.0	1.0–2.0	1046	$1,590	$1.52	0d	13	1.34mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 3 events

1. 2026-06-21
   days on market $207,500 Active 4 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $207,500 Active 1 DOM

ⓘ 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: $5,392 · $449/mo
• Projected year-2 tax: $5,392 · $449/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,422
• − Mortgage interest: −$11,623
• − Property taxes: −$5,392
• − Insurance: −$1,038
• − Repairs & maintenance: −$2,274
• − Management: −$2,274
• − HOA: −$3,600
• − Depreciation: −$6,036
• Taxable loss: −$3,815
• Est. tax savings @ 24.0%: +$916
• After-tax cash flow: $281/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: Richardson ISD
• NCES district ID: 4837020
• Math proficiency: 40% ▼ -14.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $54,609
• Composite: 36.58/100
• National rank: #4633
• State rank: #316 of 826 in TX

Livability — Richardson

• Score: 85/100
• State rank: #5
• US rank: #551

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richardson, TX
• County: Dallas County · 2,612,404 people
• City population: 118,731
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 36,544
• Household income: $93,165
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 1347.0

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 2,979,839 people
• By 2030: 3,191,823 · +7.1%
• By 2040: 3,619,611 · +21.5%
• By 2050: 4,026,915 · +35.1%
• By 2075: 4,957,073 · +66.4%
• By 2100: 5,508,725 · +84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 46% Black 21% Hispanic / Latino 18% Asian 11% Two or more races 8%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Arab 2% Lithuanian 2% Slovak 2%
• Foreign-born: 28% · Canada, China, Vietnam
• Languages at home: 61% English-only · Spanish 15% Other Indo-European 5% Arabic 4%

Political lean MEDSL · Dallas

• 2024 margin: Strong D (+22.2) · D 60.2% · R 38.0% · Other 1.8%
• 2008→2024 swing: +6.9pp toward D · 2008: 15.3pp · 2024: 22.2pp
• All cycles: 2024: D+22.2 2020: D+31.6 2016: D+26.2 2012: D+15.4 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -290.20%
• Current HPI: 305.9843
• Rent YoY: ▲ 0.19%
• 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

2 events — show timeline

• 2026-06-17 Listed $207,500 NTREIS
• 1993-12-27 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $5,392 · +0.0% YoY. Source: county tax records.