3333 E 15th St · Plano, TX 75074

$235,000

4 bd · 1.5 ba · 1,428 sqft · SingleFamily public records · 12 Days on market

Built 1969 8,276 sqft lot $165/sqft · 7% below area Est $330k · 29% under

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Why this score? — see what drove the C- 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 +14.4/30.0
• Schools +4.9/10.0
• 1% rule +4.4/10.0
• DSCR +4.4/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute house, has large living room with fireplace. Family room was formerly garage. Four bedrooms, front bedroom makes great study. Kitchen counter tops & dining counter have corian counter tops. Two outdoor storage buildings. Near parks and golf course. Just minutes to I-75 or Geo. Bush Freeway.

Key facts

• Outdoor spa
• Good-sized lot
• Converted garage

Tags

• BEAMED CEILING
• CONVERTED GARAGE
• OUTDOOR SPA
• STORAGE SHED
• SOLAR PANELS
• GOOD-SIZED LOT

Property features AI

Finance

• Other: Property type: Residential - Single Family Residence; Lot less than 0.5 acre
• Financial info: Listing terms: Cash; Loan type listed as Treat As Clear
• HOA & community: No association

Exterior

• Parking: Attached carport with 2 covered/carport spaces; No garage
• Security: Burglar alarm
• Utilities: City water; City sewer; Cable available; Asphalt streets with curbs and sidewalks
• Home design: Single family residence; One level; Residential property
• Construction: Built in 1969; Brick and siding construction; Composition roof; Slab foundation
• Exterior features: Chain link and wood fencing; Separate spa/hot tub

Interior

• Kitchen: Built-in cabinets; Plumbed for gas in kitchen; Microwave; Dishwasher
• Bedrooms: Primary bedroom on level 1 with built-in cabinets and medicine cabinet; Three additional bedrooms on level 1
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric); Ceiling fans
• Interior features: Cathedral ceilings; Cable TV available; High-speed internet available; Two living areas; One dining area; Room count: 8
• Laundry & utility: Utility room with washer hookup; Washer and dryer included; Gas water heater; Separate utility room with drip/dry area and space for freezer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $48 ($581/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (6.2% below list).
• Recommended offer: $220k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.8% in Plano — 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 84/100 on livability (#8 in TX, #728 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Plano ISD (urban): math 52% / reading 55% proficiency, ranked #90 of 826 in TX (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Meadows El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 364 students, 88% FRL) — zoned schools average 88% FRL vs 25% district-wide (64 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 54% district-wide (-34 pts) — the specific schools serving this property underperform the Plano ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents falling (-3.9%/yr); 184 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,419 (6.2% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 8.9

CMA / ARV

• ARV (median comp): $329,997
• List price: $235,000
• Delta: -28.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3500 Shorecrest Dr	0.18mi	4/2.0	1,552 (+9%)	2mo	$395,900	$255	74
2713 14th St	0.42mi	4/2.0	1,368 (-4%)	5mo	$299,000	$219	67
3408 Stonecrest Cir	0.33mi	3/2.0 (-1)	1,338 (-6%)	2mo	$399,999	$299	66
3500 Hillridge Dr Unit 3019	0.37mi	3/2.0 (-1)	1,487 (+4%)	4mo	$200,000	$134	66
1448 Sherrye Dr	0.20mi	3/2.0 (-1)	1,309 (-8%)	5mo	$229,000	$175	65
1757 Crystal Way	0.48mi	4/2.0	1,516 (+6%)	3mo	$299,900	$198	62
2812 E 15th St	0.36mi	3/2.0 (-1)	1,304 (-9%)	0mo	$229,900	$176	62
1456 Sherrye Dr	0.19mi	3/2.0 (-1)	1,244 (-13%)	6mo	$300,000	$241	57
3521 18th St	0.44mi	3/2.0 (-1)	1,331 (-7%)	5mo	$340,000	$255	57
2813 E 15th St	0.35mi	3/1.0 (-1)	1,278 (-10%)	3mo	$265,000	$207	57
1700 Hendrick Dr	0.50mi	3/2.0 (-1)	1,560 (+9%)	1mo	$299,900	$192	53
3905 Las Brisas Dr	0.75mi	3/2.0 (-1)	1,543 (+8%)	2mo	$425,000	$275	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.37×
• Total profit: $-41,383
• Equity at exit: $35,039

10-year hold

• IRR: -18.6%
• Equity multiple: 0.14×
• Total profit: $-56,725
• Equity at exit: $20,319

Cash invested: $65,800 (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 75074

• Rents YoY: -3.9%
• Active inventory: 184
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,204 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$363 /mo · $4,352/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $48

Break-even live

Break-even rent $2,143

Max offer price $235,000

Occupancy floor 93%

Sensitivity live

Price	-10% $181	-5% $115	+0% $48	+5% $-18	+10% $-85
Rent	-10% $-126	-5% $-39	+0% $48	+5% $135	+10% $223
Rate	-1.0pp $167	-0.5pp $108	base $48	+0.5pp $-13	+1.0pp $-74

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1713 Janice Dr Plano, TX	3.0	2.0	1470	$2,600	$1.77	25d	1	0.23mi
1407 Judy Dr Plano, TX	3.0	2.0	1252	$2,000	$1.60	15d	1	0.29mi
3500 Hillridge Dr Unit 3533 Plano, TX	3.0	2.0	1146	$1,424	$1.24	44d	1	0.29mi
3500 Hillridge Dr Unit 3118 Plano, TX	3.0	2.0	1146	$1,373	$1.20	0d	1	0.29mi
1729 Sherrye Dr Plano, TX	3.0	1.0	1004	$2,000	$1.99	44d	1	0.35mi
1370 Rigsbee Dr Plano, TX	1.0–3.0	1.0–2.0	878	$1,895	$2.16	44d	14	0.46mi
1370 Rigsbee Dr Plano, TX	1.0–3.0	1.0–2.0	878	$1,895	$2.16	4d	15	0.46mi
1370 Rigsbee Dr Plano, TX	3.0	2.0	1056	$1,895	$1.79	25d	1	0.46mi
2608 Meandering Way Plano, TX	3.0	2.0	1586	$2,200	$1.39	44d	1	0.56mi
1517 Rockshire Dr Plano, TX	3.0	2.0	1408	$2,049	$1.46	44d	1	0.58mi
2620 Tilden Dr Plano, TX	3.0	2.5	1540	$2,095	$1.36	25d	1	0.59mi
2636 Ezekial Way Plano, TX	3.0	2.5	1541	$2,200	$1.43	44d	1	0.61mi
2620 Ezekial Way Plano, TX	3.0	3.5	1541	$2,150	$1.40	12d	1	0.63mi
3808 Glover Dr Plano, TX	4.0	2.0	1541	$2,450	$1.59	44d	1	0.63mi
2400 18th St Plano, TX	3.0	2.0	1277	$1,925	$1.51	44d	1	0.64mi
1805 Bristol Cv Plano, TX	3.0	2.0	1623	$2,300	$1.42	16d	1	0.64mi
1612 Valencia Dr Plano, TX	3.0	2.0	1438	$2,275	$1.58	44d	1	0.71mi
1904 Jupiter Rd Unit 1906 Plano, TX	3.0	2.0	1550	$1,950	$1.26	8d	1	0.80mi
2908 Lemmontree Ln Plano, TX	3.0	2.0	1600	$2,369	$1.48	5d	1	0.90mi
3003 Lemmontree Ln Plano, TX	3.0	2.0	1606	$2,299	$1.43	18d	1	0.92mi
2513 Trailridge Dr Plano, TX	3.0	2.0	1574	$2,090	$1.33	4d	1	0.99mi
2817 Oleander Dr Plano, TX	3.0	2.0	1838	$2,695	$1.47	44d	1	1.04mi
2029 Willow Ln Plano, TX	4.0	2.0	1380	$2,676	$1.94	0d	1	1.06mi
2517 Figtree Ln Plano, TX	3.0	2.0	1430	$2,150	$1.50	44d	1	1.09mi
3316 Santee St Plano, TX	3.0	3.5	1771	$3,000	$1.69	14d	1	1.14mi
2904 Chancellor Dr Plano, TX	3.0	2.0	1452	$2,300	$1.58	6d	1	1.16mi
3304 Norris St Plano, TX	3.0	4.0	1728	$3,300	$1.91	44d	1	1.18mi
1811 Mimosa Ln Plano, TX	3.0	2.0	1153	$2,030	$1.76	13d	1	1.18mi
3201 Wynwood Dr Unit 3234 Plano, TX	3.0	2.0	1392	$2,573	$1.85	0d	1	1.19mi
2605 Royal Oaks Dr Plano, TX	4.0	2.0	1665	$2,350	$1.41	44d	1	1.21mi
2913 Monarch Dr Plano, TX	3.0	2.0	1532	$2,300	$1.50	44d	1	1.23mi
380 Vistacourt Dr Plano, TX	1.0–3.0	1.0–2.5	1154	$2,362	$2.05	0d	92	1.30mi
2813 Countess Dr Plano, TX	3.0	2.0	1870	$2,500	$1.34	0d	1	1.32mi
1621 E Park Blvd Plano, TX	3.0	1.5	1473	$2,095	$1.42	12d	1	1.45mi
1621 E Park Blvd Plano, TX	3.0	1.5	1473	$1,995	$1.35	5d	1	1.45mi
1345 E 15th St Plano, TX	1.0–3.0	1.0–2.0	1048	$3,700	$3.53	17d	8	1.45mi
1904 Jasmine Ln Unit 1056384P Plano, TX	4.0	2.0	1323	$5,364	$4.05	0d	1	1.47mi
1805 Japonica Ln Plano, TX	3.0	2.0	1320	$1,785	$1.35	44d	1	1.50mi

Listing history 7 events

1. 2026-05-16
   historical Active Option Contract 820-char remark
2. 2026-05-11
   listed $235,000 Active 820-char remark
3. 2013-09-18
   soldstatus
4. 2013-09-10
   soldstatus Closed 302-char remark

   Show marketing remark (302 chars)

   Cute house, has large living room with fireplace. Family room was formerly garage. Four bedrooms, front bedroom makes great study. Kitchen counter tops & dining counter have corian counter tops. Two outdoor storage buildings. Near parks and golf course. Just minutes to I-75 or Geo. Bush Freeway.

5. 2013-08-14
   status Pending 302-char remark

   Show marketing remark (302 chars)

   Cute house, has large living room with fireplace. Family room was formerly garage. Four bedrooms, front bedroom makes great study. Kitchen counter tops & dining counter have corian counter tops. Two outdoor storage buildings. Near parks and golf course. Just minutes to I-75 or Geo. Bush Freeway.

6. 2013-07-19
   listed $118,000 Active 302-char remark

   Show marketing remark (302 chars)

   Cute house, has large living room with fireplace. Family room was formerly garage. Four bedrooms, front bedroom makes great study. Kitchen counter tops & dining counter have corian counter tops. Two outdoor storage buildings. Near parks and golf course. Just minutes to I-75 or Geo. Bush Freeway.

7. 2002-04-18
   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: $4,352 · $363/mo
• Projected year-2 tax: $4,352 · $363/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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,450
• − Mortgage interest: −$13,164
• − Property taxes: −$4,352
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − Depreciation: −$6,836
• Taxable loss: −$3,309
• Est. tax savings @ 24.0%: +$794
• After-tax cash flow: $1,375/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: Plano ISD
• NCES district ID: 4835100
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $79,861
• Composite: 48.54/100
• National rank: #2115
• State rank: #90 of 826 in TX

Livability — Plano

• Score: 84/100
• State rank: #8
• US rank: #728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plano, TX
• County: Collin County · 1,159,394 people
• City population: 288,003
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 53,831
• Household income: $88,697
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 1848.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 36% Hispanic / Latino 36% Two or more races 18% Asian 13% Black 11% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 33% · Canada, China, Vietnam
• Languages at home: 52% English-only · Spanish 31% Other Indo-European 7% Arabic 2%

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: ▼ -264.33%
• Current HPI: 263.7885
• Rent YoY: ▼ -3.90%
• 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

+99.2% since first listed

10 events — show timeline

• 2026-06-11 Listing Removed — NTREIS
• 2026-06-08 Sold (MLS) — NTREIS
• 2026-05-24 Pending — NTREIS
• 2026-05-16 Contingent — NTREIS
• 2026-05-11 Listed $235,000 NTREIS
• 2013-09-18 Sold (Public Records) — Public Records
• 2013-09-10 Sold (MLS) — NTREIS
• 2013-08-14 Pending — NTREIS
• 2013-07-19 Listed $118,000 NTREIS
• 2002-04-18 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $4,352 · -4.6% YoY. Source: county tax records.