6080 County Road 939 · Nevada, TX 75173

$649,900

5 bd · 3.5 ba · 3,212 sqft · SingleFamily public records · 51 Days on market

Built 2006 1.73 ac lot $202/sqft · 11% below area Est $727k · 11% under ↓ 21% 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 +12.3/15.0
• Appreciation +10.0/10.0
• Cash flow +6.3/30.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.6/10.0

Listing remarks

Welcome to a truly one-of-a-kind property that combines space, upgrades, and unforgettable character. Situated on 1.74 acres, this beautifully maintained 3,300 sqft home features 5 bedrooms and 3.5 bathrooms, offering both comfort and flexibility for modern living. IN 2022, the property underwent major renovations, including a fully updated kitchen and bathrooms, bringing a clean, modern feel to the interior. The home also features a dedicated media room, perfect for entertainment, movie nights, or family gatherings. One of the most valuable features is the fully paid-off solar panel system (approx. $70,000 value), providing long-term energy savings and efficiency. Additionally, a full lawn

Key facts

• Dedicated media room
• 400 sqft barn
• 1.73 acre lot

Tags

• FULLY UPDATED KITCHEN
• DEDICATED MEDIA ROOM
• FULL LAWN SPRINKLER SYSTEM
• 400 SQFT BARN

Property features AI

Finance

• Other: Property is listed for sale (MLS status: Active)
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: 2-car garage (20' x 20'); 2-car carport; 4 covered parking spaces; 2-car single door configuration
• Utilities: Aerobic septic (no municipal utility district)
• Home design: Single-family residence; Two levels; Residential property
• Construction: Built in 2006
• Exterior features: Approximately 1.73-acre lot; Subdivision: Community Corners; Directions: Google map

Interior

• Kitchen: Dishwasher; Garbage disposal
• Bedrooms: 5 bedrooms (primary bedroom on level 1)
• Bathrooms: 4 bathrooms (3 full, 1 half)
• Interior features: Kitchen island; Two living areas; One dining area; Room count includes primary bedroom and living room
• Laundry & utility: No specific laundry/utility details provided

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $650k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $445k (31.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $395k (39.2% below list).
• Recommended offer: $395k (39.2% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 1.9% 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: 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; 1 comparable units currently listed for rent nearby; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• In year one you build about $69k of equity ($4k loan paydown + $65k 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 ~$112k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($630k) 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; 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 $395,000 (39.2% 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 51 days. Have you received any prior offers? Is the seller open to a 39% 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. 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?
5. 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.
6. 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.
7. 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: 0.61% ✗
• Cap rate: 4.16%
• Cash-on-cash: -7.63%
• DSCR: 0.66
• GRM: 13.7

CMA / ARV

• ARV (median comp): $727,316
• List price: $649,900
• Delta: -10.64%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
730 Evergreen	0.23mi	4/3.5 (-1)	2,858 (-11%)	1mo	$731,648	$256	65
802 Lexington Ln	0.65mi	4/3.5 (-1)	3,268 (+2%)	23mo	$749,000	$229	43
809 Republic Row	0.58mi	4/2.5 (-1)	3,027 (-6%)	23mo	$694,000	$229	35
700 Republic Row	0.71mi	4/3.5 (-1)	3,487 (+9%)	19mo	$880,900	$253	32

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: 18.9%
• Equity multiple: 2.54×
• Total profit: $280,173
• Equity at exit: $585,481

10-year hold

• IRR: 17.5%
• Equity multiple: 5.85×
• Total profit: $882,884
• Equity at exit: $1,262,613

Cash invested: $181,972 (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: 13.7×

Monthly cashflow live

• Estimated rent: $3,950 medium
• Mortgage (P&I): −$3,408
• Tax from tax record: −$599 /mo · $7,186/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$830
• Net cashflow: $-1,157

Break-even live

Break-even rent $5,415

Max offer price $445,459

Occupancy floor —

Sensitivity live

Price	-10% $-789	-5% $-973	+0% $-1,157	+5% $-1,341	+10% $-1,525
Rent	-10% $-1,469	-5% $-1,313	+0% $-1,157	+5% $-1,001	+10% $-845
Rate	-1.0pp $-830	-0.5pp $-992	base $-1,157	+0.5pp $-1,326	+1.0pp $-1,497

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: $162,475
• Closing costs: $19,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 Concord Ct Nevada, TX	4.0	2.5	3027	$3,950	$1.30	45d	1	0.60mi

Listing history 29 events

1. 2026-06-21
   days on market $649,900 Active 51 DOM
2. 2026-06-18
   days on market $649,900 Active 48 DOM
3. 2026-06-17
   days on market $649,900 Active 47 DOM
4. 2026-06-16
   days on market $649,900 Active 46 DOM
5. 2026-06-15
   days on market $649,900 Active 45 DOM
6. 2026-06-13
   days on market $649,900 Active 43 DOM
7. 2026-06-13
   days on market $649,900 Active 42 DOM
8. 2026-06-09
   pricedays on market $649,900 Active 39 DOM
9. 2026-06-08
   days on market $680,000 Active 38 DOM
10. 2026-06-07
    days on market $680,000 Active 37 DOM
11. 2026-06-04
    days on market $680,000 Active 34 DOM
12. 2026-06-03
    days on market $680,000 Active 33 DOM
13. 2026-06-02
    days on market $680,000 Active 32 DOM
14. 2026-06-01
    days on market $680,000 Active 31 DOM
15. 2026-05-31
    days on market $680,000 Active 30 DOM
16. 2026-05-01
    listed $680,000 Active 1779-char remark
17. 2024-07-22
    historical $2,500
18. 2024-07-04
    listed $2,500
19. 2024-05-20
    price $669,000
20. 2024-05-01
    price $699,000
21. 2024-02-29
    listed $729,000 Active
22. 2024-02-27
    historical
23. 2024-02-23
    price $729,000
24. 2024-01-30
    price $759,000
25. 2023-12-08
    price $800,000
26. 2023-09-28
    listed $820,000 Active
27. 2021-05-04
    soldstatus
28. 2021-02-02
    soldstatus
29. 2006-04-05
    soldstatus

ⓘ 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: $7,186 · $599/mo
• Projected year-2 tax: $11,893 · $991/mo
• Expected delta: +$4,707/yr (+$392/mo · 65.5%)

ⓘ 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 6/10 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: $47,400
• − Mortgage interest: −$36,405
• − Property taxes: −$7,186
• − Insurance: −$3,250
• − Repairs & maintenance: −$3,792
• − Management: −$3,792
• − Depreciation: −$18,906
• Taxable loss: −$25,930
• Est. tax savings @ 24.0%: +$6,223
• After-tax cash flow: $-7,664/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 — 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

• 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

-20.7% since first listed

15 events — show timeline

• 2026-06-09 Price Changed $649,900 NTREIS
• 2026-05-01 Listed $680,000 NTREIS
• 2024-07-22 Rental Removed $2,500 NTREIS
• 2024-07-04 Listed for Rent $2,500 NTREIS
• 2024-05-20 Price Changed $669,000 NTREIS
• 2024-05-01 Price Changed $699,000 NTREIS
• 2024-02-29 Listed $729,000 NTREIS
• 2024-02-27 Listing Removed — NTREIS
• 2024-02-23 Price Changed $729,000 NTREIS
• 2024-01-30 Price Changed $759,000 NTREIS
• 2023-12-08 Price Changed $800,000 NTREIS
• 2023-09-28 Listed $820,000 NTREIS
• 2021-05-04 Sold (Public Records) — Public Records
• 2021-02-02 Sold (Public Records) — Public Records
• 2006-04-05 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $7,186 · -12.6% YoY. Source: county tax records.