209 E Woodland St · Collinsville, TX 76233

$179,500

3 bd · 2.0 ba · 1,772 sqft · SingleFamily public records · 762 Days on market

Built 1950 0.26 ac lot $101/sqft · 32% below area Est $266k · 32% under ↓ 28% since listing

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Why this score? — see what drove the B- 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +7.5/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this charming home in Collinsville! Step into the cozy living room that opens up to a roomy eat-in kitchen with a handy pantry. The house features spacious rooms with well-preserved original flooring. It offers a split floor plan, with the secondary bedrooms separated by a shared bathroom. The generous master suite includes a private bath.

Key facts

• Split floor plan
• Unique retro vibe
• 0.26 acre lot

Tags

• SPACIOUS EAT-IN KITCHEN
• SPLIT FLOOR PLAN
• UNIQUE RETRO VIBE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.4% in Collinsville — 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 (#834 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Collinsville ISD (rural): math 35% / reading 42% proficiency, ranked #414 of 826 in TX (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 72 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 762 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $70k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 762 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.25% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 6.6

CMA / ARV

• ARV (median comp): $265,723
• List price: $179,500
• Delta: -32.45%
• 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
209 E Woodland St	0.00mi	3/2.0	1,772 (0%)	1mo	$179,500	$101	99
127 E Woodland St	0.05mi	2/2.0 (-1)	1,764 (-0%)	11mo	$250,000	$142	83
507 Reeves St	0.27mi	3/2.0	1,764 (-0%)	10mo	$194,900	$110	78
210 Stewart St	0.20mi	3/2.0	1,824 (+3%)	10mo	$269,000	$147	77
706 David Ln	0.44mi	4/2.0 (+1)	1,725 (-3%)	9mo	$403,000	$234	63
130 Amy Ct	0.50mi	4/2.0 (+1)	1,752 (-1%)	9mo	$322,500	$184	62
806 Mary Lee Ln	0.56mi	3/2.0	1,683 (-5%)	13mo	$340,000	$202	55
114 Amy Ct	0.51mi	3/2.0	1,509 (-15%)	8mo	$245,000	$162	45
706 Georgia Blvd	0.55mi	3/2.0	1,994 (+12%)	10mo	$425,000	$213	45
804 Mary Lee Ln	0.55mi	3/2.0	1,994 (+12%)	12mo	$420,000	$211	43
808 Shirley Jean Ln	0.61mi	4/2.0 (+1)	1,970 (+11%)	7mo	$395,000	$201	42
900 Mary Lee Ln	0.64mi	4/2.0 (+1)	1,969 (+11%)	14mo	$414,900	$211	35

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-6,552
• Equity at exit: $26,764

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $23,722
• Equity at exit: $15,520

Cash invested: $50,260 (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 76233

• Home prices YoY: -5.4%
• Active inventory: 72
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$941
• Tax from tax record: −$410 /mo · $4,919/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $351

Break-even live

Break-even rent $1,805

Max offer price $179,500

Occupancy floor 79%

Sensitivity live

Price	-10% $453	-5% $402	+0% $351	+5% $301	+10% $250
Rent	-10% $174	-5% $263	+0% $351	+5% $440	+10% $529
Rate	-1.0pp $442	-0.5pp $397	base $351	+0.5pp $305	+1.0pp $258

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Goodjohn St Collinsville, TX	3.0	2.0	1400	$2,250	$1.61	44d	1	0.34mi

Listing history 14 events

1. 2026-05-20
   status Active 351-char remark

   Show marketing remark (351 chars)

   Check out this charming home in Collinsville! Step into the cozy living room that opens up to a roomy eat-in kitchen with a handy pantry. The house features spacious rooms with well-preserved original flooring. It offers a split floor plan, with the secondary bedrooms separated by a shared bathroom. The generous master suite includes a private bath.

2. 2026-05-05
   historical Active Option Contract 351-char remark

   Show marketing remark (351 chars)

   Check out this charming home in Collinsville! Step into the cozy living room that opens up to a roomy eat-in kitchen with a handy pantry. The house features spacious rooms with well-preserved original flooring. It offers a split floor plan, with the secondary bedrooms separated by a shared bathroom. The generous master suite includes a private bath.

3. 2026-03-20
   price $179,500 351-char remark

   Show marketing remark (351 chars)

   Check out this charming home in Collinsville! Step into the cozy living room that opens up to a roomy eat-in kitchen with a handy pantry. The house features spacious rooms with well-preserved original flooring. It offers a split floor plan, with the secondary bedrooms separated by a shared bathroom. The generous master suite includes a private bath.

4. 2026-03-19
   status Active 351-char remark

   Show marketing remark (351 chars)

   Check out this charming home in Collinsville! Step into the cozy living room that opens up to a roomy eat-in kitchen with a handy pantry. The house features spacious rooms with well-preserved original flooring. It offers a split floor plan, with the secondary bedrooms separated by a shared bathroom. The generous master suite includes a private bath.

5. 2026-03-09
   historical Active Option Contract 351-char remark

   Show marketing remark (351 chars)

   Check out this charming home in Collinsville! Step into the cozy living room that opens up to a roomy eat-in kitchen with a handy pantry. The house features spacious rooms with well-preserved original flooring. It offers a split floor plan, with the secondary bedrooms separated by a shared bathroom. The generous master suite includes a private bath.

6. 2026-02-20
   status Active 351-char remark

   Show marketing remark (351 chars)

   Check out this charming home in Collinsville! Step into the cozy living room that opens up to a roomy eat-in kitchen with a handy pantry. The house features spacious rooms with well-preserved original flooring. It offers a split floor plan, with the secondary bedrooms separated by a shared bathroom. The generous master suite includes a private bath.

7. 2026-02-09
   historical Active Option Contract 351-char remark

   Show marketing remark (351 chars)

   Check out this charming home in Collinsville! Step into the cozy living room that opens up to a roomy eat-in kitchen with a handy pantry. The house features spacious rooms with well-preserved original flooring. It offers a split floor plan, with the secondary bedrooms separated by a shared bathroom. The generous master suite includes a private bath.

8. 2026-01-15
   price $185,000 351-char remark

   Show marketing remark (351 chars)

   Check out this charming home in Collinsville! Step into the cozy living room that opens up to a roomy eat-in kitchen with a handy pantry. The house features spacious rooms with well-preserved original flooring. It offers a split floor plan, with the secondary bedrooms separated by a shared bathroom. The generous master suite includes a private bath.

9. 2025-10-08
   price $198,000 351-char remark

   Show marketing remark (351 chars)

   Check out this charming home in Collinsville! Step into the cozy living room that opens up to a roomy eat-in kitchen with a handy pantry. The house features spacious rooms with well-preserved original flooring. It offers a split floor plan, with the secondary bedrooms separated by a shared bathroom. The generous master suite includes a private bath.

10. 2025-04-08
    price $225,000 351-char remark

    Show marketing remark (351 chars)

    Check out this charming home in Collinsville! Step into the cozy living room that opens up to a roomy eat-in kitchen with a handy pantry. The house features spacious rooms with well-preserved original flooring. It offers a split floor plan, with the secondary bedrooms separated by a shared bathroom. The generous master suite includes a private bath.

11. 2024-10-22
    price $229,500 351-char remark

    Show marketing remark (351 chars)

    Check out this charming home in Collinsville! Step into the cozy living room that opens up to a roomy eat-in kitchen with a handy pantry. The house features spacious rooms with well-preserved original flooring. It offers a split floor plan, with the secondary bedrooms separated by a shared bathroom. The generous master suite includes a private bath.

12. 2024-06-14
    price $230,000 351-char remark

    Show marketing remark (351 chars)

    Check out this charming home in Collinsville! Step into the cozy living room that opens up to a roomy eat-in kitchen with a handy pantry. The house features spacious rooms with well-preserved original flooring. It offers a split floor plan, with the secondary bedrooms separated by a shared bathroom. The generous master suite includes a private bath.

13. 2024-04-19
    listed $249,500 Active 351-char remark

    Show marketing remark (351 chars)

    Check out this charming home in Collinsville! Step into the cozy living room that opens up to a roomy eat-in kitchen with a handy pantry. The house features spacious rooms with well-preserved original flooring. It offers a split floor plan, with the secondary bedrooms separated by a shared bathroom. The generous master suite includes a private bath.

14. 1996-10-22
    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: $4,919 · $410/mo
• Projected year-2 tax: $4,919 · $410/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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $27,000
• − Mortgage interest: −$10,055
• − Property taxes: −$4,919
• − Insurance: −$898
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$5,222
• Taxable income: $1,587
• Est. tax owed @ 24.0%: −$381
• After-tax cash flow: $3,837/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: Collinsville ISD
• NCES district ID: 4814580
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 42% ▼ -4.00%
• Median HH income: $58,810
• Composite: 34.07/100
• National rank: #5300
• State rank: #414 of 826 in TX

Livability — Collinsville

• Score: 63/100
• State rank: #834
• US rank: #15040

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Collinsville, TX
• Population (ZIP): 3,604

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 134,540 people
• By 2030: 138,653 · +3.1%
• By 2040: 145,958 · +8.5%
• By 2050: 151,218 · +12.4%
• By 2075: 161,802 · +20.3%
• By 2100: 159,036 · +18.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 11%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 6% Slovak 3% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 12%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+54.3) · D 22.5% · R 76.7%
• 2008→2024 swing: -16.4pp toward R · 2008: -37.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+49.9 2016: R+53.1 2012: R+48.0 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.91%
• Current HPI: 278.8187
• 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

-28.1% since first listed

14 events — show timeline

• 2026-05-20 Relisted — NTREIS
• 2026-05-05 Contingent — NTREIS
• 2026-03-20 Price Changed $179,500 NTREIS
• 2026-03-19 Relisted — NTREIS
• 2026-03-09 Contingent — NTREIS
• 2026-02-20 Relisted — NTREIS
• 2026-02-09 Contingent — NTREIS
• 2026-01-15 Price Changed $185,000 NTREIS
• 2025-10-08 Price Changed $198,000 NTREIS
• 2025-04-08 Price Changed $225,000 NTREIS
• 2024-10-22 Price Changed $229,500 NTREIS
• 2024-06-14 Price Changed $230,000 NTREIS
• 2024-04-19 Listed $249,500 NTREIS
• 1996-10-22 Sold (Public Records) — Public Records

Property tax history

+7.8%/yr

Latest (2025): $4,919 · -12.7% YoY. Source: county tax records.