503 East St · Nevada, TX 75173

$199,900

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 28 Days on market

Built 1951 0.33 ac lot Est $173k · 15% over ↓ 33% 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).

• Cash flow +17.2/30.0
• Appreciation +10.0/10.0
• DSCR +5.4/10.0
• 1% rule +3.6/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0

Listing remarks

Here's your chance to own a great spot at an affordable price! Can you hear Opportunity knocking!! Here's your chance for that business you have wanted to own, great location in a fast-growing area. Commercial and residential in the immediate area, major highways within minutes. Property is . 33 acres, older frame home that is occupied by owner, been in the family for many years! Home has an attached carport, fenced area for pets, then a detached building that's perfect for a man cave or you decide. This property has a lot of possibilities, so here's your chance to make it yours, with your plans, ideas and visions.

Key facts

• Detached building
• Fenced area for pets
• 0.33 acre lot

Tags

• FENCED AREA FOR PETS
• DETACHED BUILDING

Property features AI

Finance

• Other: Property type: Residential single family; Lot is approximately 0.33 acre (less than 0.5 acre); Topography: level; Soil type: black
• Financial info: Listing accepts cash and other terms
• HOA & community: No homeowner association

Exterior

• Parking: Attached carport; Converted garage; Driveway; 2 covered/carport spaces
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Cable available; Not in a municipal utility district
• Home design: Single family residence; One story; Not attached to other properties; Built in 1951
• Construction: Frame construction with vinyl siding and wood elements; Composition roof; Pillar/post/pier foundation
• Exterior features: Chain link fencing; Few trees; Acreage lot

Interior

• Kitchen: Electric range; Other appliance(s)
• Bedrooms: 2 bedrooms (primary bedroom on level 1)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Window air conditioning units
• Interior features: Eat-in kitchen; Paneling; Other interior features; One living area; One dining area; Room count of 2
• Laundry & utility: No specific laundry details listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/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 $172k (13.9% below list).
• Recommended offer: $172k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: John & Barbara Roderick El (678 students, 52% FRL) — zoned schools average 52% FRL vs 36% district-wide (16 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $172,105 (13.9% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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?
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: 0.86% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $173,264
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Kerens St	0.60mi	2/1.0	960 (+1%)	19mo	$109,000	$114	54
307 Collin St	0.44mi	2/1.0	1,040 (+9%)	21mo	$189,000	$182	47

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: 26.5%
• Equity multiple: 3.11×
• Total profit: $117,893
• Equity at exit: $180,086

10-year hold

• IRR: 23.2%
• Equity multiple: 7.07×
• Total profit: $339,872
• Equity at exit: $388,362

Cash invested: $55,972 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,721 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $143

Break-even live

Break-even rent $1,540

Max offer price $199,900

Occupancy floor 87%

Sensitivity live

Price	-10% $256	-5% $199	+0% $143	+5% $86	+10% $30
Rent	-10% $7	-5% $75	+0% $143	+5% $211	+10% $279
Rate	-1.0pp $244	-0.5pp $194	base $143	+0.5pp $91	+1.0pp $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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $199,900 Active 28 DOM
2. 2026-06-17
   days on market $199,900 Active 27 DOM
3. 2026-06-16
   days on market $199,900 Active 26 DOM
4. 2026-06-15
   days on market $199,900 Active 25 DOM
5. 2026-06-13
   days on market $199,900 Active 23 DOM
6. 2026-06-13
   days on market $199,900 Active 22 DOM
7. 2026-06-09
   days on market $199,900 Active 19 DOM
8. 2026-06-08
   days on market $199,900 Active 18 DOM
9. 2026-06-07
   days on market $199,900 Active 17 DOM
10. 2026-06-04
    days on market $199,900 Active 14 DOM
11. 2026-06-03
    days on market $199,900 Active 13 DOM
12. 2026-06-02
    days on market $199,900 Active 12 DOM
13. 2026-06-01
    days on market $199,900 Active 11 DOM
14. 2026-05-31
    days on market $199,900 Active 10 DOM
15. 2026-05-19
    listed $199,900 Active
16. 2026-04-30
    historical
17. 2026-03-30
    price $199,900
18. 2026-03-07
    price $219,000
19. 2026-03-03
    price $279,000
20. 2026-02-05
    price $289,000
21. 2025-11-14
    listed $300,000 Active
22. 2025-09-01
    historical
23. 2025-06-03
    listed $230,000 Active
24. 2022-01-26
    historical
25. 2021-12-30
    listed $299,900 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: $1,022 · $85/mo
• Projected year-2 tax: $3,658 · $305/mo
• Expected delta: +$2,636/yr (+$220/mo · 257.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $20,653
• − Mortgage interest: −$11,198
• − Property taxes: −$1,022
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$5,815
• Taxable loss: −$1,686
• Est. tax savings @ 24.0%: +$405
• After-tax cash flow: $2,119/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

• Census place: Nevada, TX
• 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

-33.3% since first listed

11 events — show timeline

• 2026-05-19 Listed $199,900 NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2026-03-30 Price Changed $199,900 NTREIS
• 2026-03-07 Price Changed $219,000 NTREIS
• 2026-03-03 Price Changed $279,000 NTREIS
• 2026-02-05 Price Changed $289,000 NTREIS
• 2025-11-14 Listed $300,000 NTREIS
• 2025-09-01 Listing Removed — NTREIS
• 2025-06-03 Listed $230,000 NTREIS
• 2022-01-26 Listing Removed — NTREIS
• 2021-12-30 Listed $299,900 NTREIS

Property tax history

+2.8%/yr

Latest (2025): $1,022 · +7.3% YoY. Source: county tax records.