1901 Yale St · Farmersville, TX 75442

$240,000

3 bd · 2.0 ba · 1,676 sqft · SingleFamily public records · 51 Days on market

Built 2019 5,968 sqft lot $143/sqft · 17% below area Est $289k · 17% under $35/mo HOA · 2% of rent

---

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 +6.7/30.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained 3-bedroom, 2-bath residence offering the perfect blend of comfort, efficiency, and modern style. Step inside to find luxury vinyl plank flooring throughout, creating a seamless flow and easy maintenance. Large windows fill the home with natural light, giving every room a bright and inviting feel. The kitchen is a chef’s delight—complete with granite countertops, an electric range, and ample custom cabinetry for storage. The open layout connects perfectly to the dining and living areas, making it ideal for entertaining or family gatherings. Relax in the spacious primary suite, featuring a walk-in closet and a private bath. Step outside

Key facts

• Custom cabinetry
• Electric range
• Granite countertops

Tags

• LUXURY VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• ELECTRIC RANGE
• CUSTOM CABINETRY
• BACK PATIO
• WHOLE HOME BATTERY BACKUP

Property features AI

Finance

• Other: No municipal utility district; Solar energy generation
• Financial info: Listing terms include cash, conventional, FHA, VA, USDA, Texas Vet, and 1031 exchange options
• HOA & community: Mandatory HOA with annual fee (management fees included); HOA managed by Proper HOA Management

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces; Driveway; Concrete surfaces; Garage faces front (approx. 22' wide by 20' deep)
• Security: Carbon monoxide detectors; Fire alarm; Audio and video surveillance present
• Utilities: City water with individual water meter; City sewer; Electricity available; Phone service available; Asphalt and concrete access
• Home design: Single-family residence; One story; Residential property; Subdivided lot
• Construction: Built in 2019; Composition roof; Slab foundation; Smart home features enabled
• Exterior features: Wood fencing; Storage; Curbs and sidewalks; Community mailbox

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Microwave; Dishwasher; Disposal; Refrigerator; Water line to refrigerator
• Bedrooms: Primary bedroom (main level) with ensuite bath and walk-in closet; Bedroom (main level) with split-bedroom layout; Bedroom (main level) with split-bedroom layout
• Flooring: Carpet; Ceramic tile; Tile; Luxury vinyl plank; Vinyl; Combination flooring
• Bathrooms: 2 full bathrooms; Primary bathroom with separate shower and granite countertop
• Heating & cooling: Central heating (electric); Solar heating; Central air conditioning (electric); Ceiling fans
• Interior features: Open floorplan; Eat-in kitchen; Kitchen island; Breakfast bar; Built-in cabinets; Pantry; Granite counters; Granite countertops in bathrooms; Built-in features; High speed internet available; Walk-in closets; Custom closet systems; Linen closet; Room for freezer; Drip/dry area; Separate utility room; Other storage
• Laundry & utility: Washer; Dryer; Electric water heater; Separate utility room; Drip/dry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-385 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (28.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (19.5% below list).
• Recommended offer: $172k (28.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#425 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, amenities F, commute F.
• Farmersville ISD (town): math 38% / reading 47% proficiency, ranked #298 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tatum El (519 students, 64% FRL); Farmersville J H (math 42% / reading 46%, grade D, #512 of 1,662 statewide, top 32%, 327 students, 59% FRL); Farmersville H S (math 32% / reading 57%, grade F, #652 of 1,632 statewide, top 43%, 670 students, 53% FRL) — zoned schools average 59% FRL vs 42% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 418 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 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

• It's been on market 51 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,022 (28.3% 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 28% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.87%
• DSCR: 0.69
• GRM: 10.3

CMA / ARV

• ARV (median comp): $288,659
• List price: $240,000
• Delta: -16.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Harvard Blvd	0.10mi	3/2.0	1,688 (+1%)	7mo	$258,500	$153	88
1907 Yale St	0.03mi	3/2.0	1,659 (-1%)	10mo	$292,000	$176	88
1809 Princeton Ave	0.06mi	4/2.0 (+1)	1,650 (-2%)	8mo	$250,000	$152	83
1810 Yale St	0.05mi	3/2.0	1,676 (0%)	18mo	$289,900	$173	82
204 University St	0.13mi	4/2.0 (+1)	1,676 (0%)	19mo	$280,000	$167	73
109 Dartmouth Ave	0.16mi	4/2.0 (+1)	1,706 (+2%)	20mo	$285,000	$167	67
109 Columbia St	0.17mi	4/2.0 (+1)	1,656 (-1%)	22mo	$290,000	$175	67
2206 Princeton Ave	0.27mi	4/2.0 (+1)	1,706 (+2%)	16mo	$285,000	$167	66
1805 Crimson Ave	0.07mi	4/2.0 (+1)	1,587 (-5%)	24mo	$289,000	$182	63
6803 Welsh Dr	0.57mi	3/2.0	1,896 (+13%)	5mo	$258,599	$136	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -28.1%
• Equity multiple: 0.06×
• Total profit: $-63,214
• Equity at exit: $35,785

10-year hold

• IRR: -26.6%
• Equity multiple: -0.28×
• Total profit: $-85,855
• Equity at exit: $20,751

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 75442

• Home prices YoY: -8.3%
• Active inventory: 418
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$518 /mo · $6,215/yr
• Insurance: −$100
• HOA: −$35
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-385

Break-even live

Break-even rent $2,420

Max offer price $172,022

Occupancy floor —

Sensitivity live

Price	-10% $-249	-5% $-317	+0% $-385	+5% $-453	+10% $-521
Rent	-10% $-537	-5% $-461	+0% $-385	+5% $-308	+10% $-232
Rate	-1.0pp $-264	-0.5pp $-324	base $-385	+0.5pp $-447	+1.0pp $-510

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: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1901 Princeton Ave Farmersville, TX	3.0	2.0	1676	$1,695	$1.01	0d	1	0.02mi
1914 Bluebonnet Ln Farmersville, TX	4.0	2.5	1818	$2,358	$1.30	0d	1	0.04mi
1709 Princeton Ave Farmersville, TX	3.0	2.0	1676	$1,679	$1.00	45d	1	0.09mi
310 Harvard Blvd Farmersville, TX	1.0–3.0	1.0–2.0	975	$2,395	$2.46	0d	72	0.21mi
114 Providence Ave Farmersville, TX	3.0	2.0	1435	$1,700	$1.18	8d	1	0.27mi
325 County Road 560 Unit B Farmersville, TX	2.0	2.0	1200	$1,550	$1.29	26d	1	0.82mi
325 County Road 560 Unit C Farmersville, TX	2.0	2.0	1200	$2,500	$2.08	0d	1	0.82mi
121 N Hamilton St Farmersville, TX	3.0	2.0	1202	$1,800	$1.50	13d	1	1.38mi
121 N Hamilton St Farmersville, TX	3.0	2.0	1200	$1,800	$1.50	0d	1	1.38mi
504 Pendleton St Farmersville, TX	3.0	2.0	1800	$2,100	$1.17	45d	1	1.49mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: electric

Listing history 27 events

1. 2026-06-21
   days on market $240,000 Active 51 DOM
2. 2026-06-18
   days on market $240,000 Active 48 DOM
3. 2026-06-17
   days on market $240,000 Active 47 DOM
4. 2026-06-16
   days on market $240,000 Active 46 DOM
5. 2026-06-15
   days on market $240,000 Active 45 DOM
6. 2026-06-13
   days on market $240,000 Active 43 DOM
7. 2026-06-13
   days on market $240,000 Active 42 DOM
8. 2026-06-09
   days on market $240,000 Active 39 DOM
9. 2026-06-08
   days on market $240,000 Active 38 DOM
10. 2026-06-07
    days on market $240,000 Active 37 DOM
11. 2026-06-04
    days on market $240,000 Active 34 DOM
12. 2026-06-03
    days on market $240,000 Active 33 DOM
13. 2026-06-02
    days on market $240,000 Active 32 DOM
14. 2026-06-01
    days on market $240,000 Active 31 DOM
15. 2026-05-31
    days on market $240,000 Active 30 DOM
16. 2026-05-01
    listed $240,000 Active 1169-char remark
17. 2026-04-30
    historical
18. 2026-04-01
    price $240,000
19. 2025-10-11
    listed $249,999 Active
20. 2025-10-06
    historical
21. 2025-09-26
    price $259,999
22. 2025-08-19
    price $263,500
23. 2025-07-10
    listed $275,000 Active
24. 2019-07-29
    soldstatus Sold
25. 2019-07-17
    status Pending
26. 2019-06-12
    price $208,990
27. 2019-05-14
    listed $215,990 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: $6,215 · $518/mo
• Projected year-2 tax: $6,215 · $518/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 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: $23,190
• − Mortgage interest: −$13,444
• − Property taxes: −$6,215
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − HOA: −$420
• − Depreciation: −$6,982
• Taxable loss: −$8,781
• Est. tax savings @ 24.0%: +$2,107
• After-tax cash flow: $-2,510/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: Farmersville ISD
• NCES district ID: 4819080
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $56,626
• Composite: 37.17/100
• National rank: #4479
• State rank: #298 of 826 in TX

Livability — Farmersville

• Score: 69/100
• State rank: #425
• US rank: #8723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmersville, TX
• County: Collin County · 1,159,394 people
• City population: 10,805
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 10,805
• Household income: $95,250
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 105.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 25% Two or more races 13% Black 5% Pacific Islander 2%
• Hispanic origin (detail): Mexican 20% Puerto Rican 5%
• Common ancestry: Italian 3% Serbian 2% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 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: ▼ -27.67%
• Current HPI: 304.6738
• Rent YoY: —
• 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

+11.1% since first listed

12 events — show timeline

• 2026-05-01 Listed $240,000 NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2026-04-01 Price Changed $240,000 NTREIS
• 2025-10-11 Listed $249,999 NTREIS
• 2025-10-06 Listing Removed — NTREIS
• 2025-09-26 Price Changed $259,999 NTREIS
• 2025-08-19 Price Changed $263,500 NTREIS
• 2025-07-10 Listed $275,000 NTREIS
• 2019-07-29 Sold (MLS) — NTREIS
• 2019-07-17 Pending — NTREIS
• 2019-06-12 Price Changed $208,990 NTREIS
• 2019-05-14 Listed $215,990 NTREIS

Property tax history

+39.6%/yr

Latest (2025): $6,215 · -2.1% YoY. Source: county tax records.