Atlanta Plan · Josephine, TX 75135

$206,990

3 bd · 2.0 ba · 1,156 sqft · SingleFamily · 334 Days on market

Good condition ↓ 16% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.2/30.0
• Condition / age +4.0/5.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Atlanta plan built at Riverfield in Josephine, TX! This beautiful Express Series home plan offers a blend of comfort and functionality, designed to accommodate a variety of lifestyles. The exterior of the home includes a custom and architecturally designed elevation. The front exterior of the home boasts divided light windows and a front facing garage with decorative hardware and handles on the garage door. Enter the home through the covered front porch that leads to the raised panel fiberglass insulated front door (decorative front door options are available for upgrade). Opening the door will lead you to a foyer entry that invites you to the rest of the home. The kitchen features 30" cabinets with hidden hinges, granite or quartz countertops, and stainless-steel appliances. The kitchen layout includes a built-in sink, dishwasher and large pantry for plenty of storage space. The large primary bedroom features an adjoined bathroom that will make getting ready in the mornings feel like a dream. The elongated vanity includes a sink, non-framed mirror and plenty of counter space. The primary bathroom also includes a walk-in shower and walk-in closet. This plan includes laminate wood plank in living areas and ½" carpet in bedrooms. Additional bonus features include Energy Star Certified features, a user-friendly smart home system and an innovative tech package. Photos shown here may not depict the specified home and features. Contact us today for more details!

Key facts

• Large pantry
• Built-in sink
• Decorative hardware

Tags

• CUSTOM DESIGNED ELEVATION
• DIVIDED LIGHT WINDOWS
• DECORATIVE HARDWARE
• DECORATIVE FRONT DOOR OPTIONS
• BUILT-IN SINK
• LARGE PANTRY

🏗️ New construction. The $206,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $258,933.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $207k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-361 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (12.6% below list).
• Recommended offer: $181k (12.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,076 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living 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: 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 53% FRL vs 36% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 506 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 87% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,289 units permitted in Hunt County in 2024 (527 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 $8k of value loss. Plan a longer hold.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 334 days — a 12% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Recommended offer $180,863 (12.6% 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 334 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.70% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.97%
• DSCR: 0.73
• GRM: 11.9

CMA / ARV

• ARV (median comp): $258,933
• List price: $206,990
• Delta: -20.06%
• 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
1117 Southfield Dr	0.71mi	3/2.0	1,156 (0%)	3mo	$201,990	$175	64
1312 Mill River Rd	0.73mi	3/2.0	1,156 (0%)	4mo	$199,990	$173	63
1164 Northfield Dr	0.74mi	3/2.0	1,156 (0%)	5mo	$199,990	$173	61
1312 Riverbrook Ln	0.29mi	3/2.0	1,280 (+11%)	8mo	$253,490	$198	61
608 Barlow Dr	0.31mi	3/2.0	1,294 (+12%)	9mo	$252,990	$196	58
505 Barlow Dr	0.27mi	3/2.0	1,294 (+12%)	13mo	$239,490	$185	57
921 Riverbrook Ln	0.41mi	3/2.0	1,294 (+12%)	12mo	$239,990	$185	51
412 Rock Point Rd	0.57mi	3/2.0	1,294 (+12%)	4mo	$271,990	$210	50
1105 Southfield Dr	0.72mi	3/2.0	1,280 (+11%)	3mo	$212,990	$166	46
1152 Northfield Dr	0.75mi	3/2.0	1,280 (+11%)	2mo	$203,745	$159	45
1325 Brook Ln	0.75mi	3/2.0	1,280 (+11%)	7mo	$209,990	$164	41
1309 Brook Ln	0.72mi	3/2.0	1,280 (+11%)	9mo	$204,490	$160	41

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: -26.5%
• Equity multiple: 0.10×
• Total profit: $-64,899
• Equity at exit: $38,608

10-year hold

• IRR: -23.7%
• Equity multiple: -0.19×
• Total profit: $-85,976
• Equity at exit: $22,388

Cash invested: $72,501 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 13 under contract
• Months of supply: 3.9 mo (26%/mo absorbed)
• Median asking: $233,990 ($181/sqft)
• Median days on market: 62 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +23.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75135

• Home prices YoY: -13.5%
• Active inventory: 506
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,884/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-361

Break-even live

Break-even rent $2,265

Max offer price $206,752

Occupancy floor —

Sensitivity live

Price	-10% $-182	-5% $-271	+0% $-361	+5% $-450	+10% $-540
Rent	-10% $-503	-5% $-432	+0% $-361	+5% $-289	+10% $-218
Rate	-1.0pp $-230	-0.5pp $-295	base $-361	+0.5pp $-428	+1.0pp $-496

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: $64,733
• Closing costs: $7,768
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Charmed Way Caddo Mills, TX	3.0	2.0	1481	$1,800	$1.22	30d	1	0.10mi
305 Charmed Way Caddo Mills, TX	3.0	2.0	1481	$1,900	$1.28	48d	1	0.10mi
305 Charmed Way Caddo Mills, TX	3.0	2.0	1481	$2,000	$1.35	84d	1	0.10mi
304 Red Stream Way Caddo Mills, TX	3.0	2.0	1476	$1,800	$1.22	114d	1	0.17mi
217 Red Stream Way Caddo Mills, TX	3.0	2.0	1480	$2,150	$1.45	70d	1	0.19mi
1309 Brook Ln Caddo Mills, TX	3.0	2.0	1280	$1,675	$1.31	30d	1	0.57mi
1128 Southfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,700	$1.33	59d	1	0.68mi
1128 Southfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,700	$1.33	76d	1	0.68mi
1128 Southfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,700	$1.33	61d	1	0.68mi
1128 Southfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,700	$1.33	54d	1	0.68mi
1121 Southfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,700	$1.33	67d	1	0.70mi
1121 Southfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,700	$1.33	79d	1	0.70mi
1121 Southfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,700	$1.33	0d	1	0.70mi
1121 Southfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,700	$1.33	69d	1	0.70mi
1117 Southfield Dr Caddo Mills, TX	3.0	2.0	1153	$1,700	$1.47	63d	1	0.70mi
1117 Southfield Dr Caddo Mills, TX	3.0	2.0	1153	$1,650	$1.43	7d	1	0.70mi
1164 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	105d	1	0.73mi
1164 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	96d	1	0.73mi
1144 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	96d	1	0.74mi
1144 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	105d	1	0.74mi
1177 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	139d	1	0.74mi
1165 Northfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,595	$1.25	105d	1	0.75mi
1157 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	54d	1	0.75mi
1157 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	110d	1	0.75mi
1157 Northfield Dr Caddo Mills, TX	3.0	2.0	1156	$1,700	$1.47	107d	1	0.75mi
1128 Northfield Dr Caddo Mills, TX	3.0	2.0	1434	$1,699	$1.18	0d	1	0.75mi
1141 Northfield Dr Caddo Mills, TX	3.0	2.0	1280	$1,725	$1.35	139d	1	0.76mi
511 Pine Hollow Way Josephine, TX	3.0	2.0	1448	$2,100	$1.45	6d	1	0.97mi
209 N Greenville St Josephine, TX	3.0	1.5	1196	$1,600	$1.34	84d	1	1.31mi
408 N Greenville St Nevada, TX	3.0	1.0	936	$1,400	$1.50	38d	1	1.39mi

Listing history 50 events

1. 2026-09-23
   days on market $206,990 Active 334 DOM
2. 2026-09-22
   days on market $206,990 Active 333 DOM
3. 2026-09-21
   days on market $206,990 Active 332 DOM
4. 2026-09-20
   days on market $206,990 Active 331 DOM
5. 2026-09-19
   pricedays on market $206,990 Active 330 DOM
6. 2026-09-18
   days on market $204,990 Active 329 DOM
7. 2026-09-17
   days on market $204,990 Active 328 DOM
8. 2026-09-16
   days on market $204,990 Active 327 DOM
9. 2026-09-14
   days on market $204,990 Active 325 DOM
10. 2026-09-13
    days on market $204,990 Active 324 DOM
11. 2026-09-12
    days on market $204,990 Active 323 DOM
12. 2026-09-11
    days on market $204,990 Active 322 DOM
13. 2026-09-05
    days on market $204,990 Active 316 DOM
14. 2026-09-04
    days on market $204,990 Active 315 DOM
15. 2026-08-31
    days on market $204,990 Active 311 DOM
16. 2026-08-29
    days on market $204,990 Active 309 DOM
17. 2026-08-28
    days on market $204,990 Active 308 DOM
18. 2026-08-27
    days on market $204,990 Active 307 DOM
19. 2026-08-26
    days on market $204,990 Active 306 DOM
20. 2026-08-25
    days on market $204,990 Active 305 DOM
21. 2026-08-24
    days on market $204,990 Active 304 DOM
22. 2026-08-23
    days on market $204,990 Active 303 DOM
23. 2026-08-22
    days on market $204,990 Active 302 DOM
24. 2026-08-21
    days on market $204,990 Active 301 DOM
25. 2026-08-20
    days on market $204,990 Active 300 DOM
26. 2026-08-19
    days on market $204,990 Active 299 DOM
27. 2026-08-18
    days on market $204,990 Active 298 DOM
28. 2026-08-17
    days on market $204,990 Active 297 DOM
29. 2026-08-16
    days on market $204,990 Active 296 DOM
30. 2026-08-15
    days on market $204,990 Active 295 DOM
31. 2026-08-14
    days on market $204,990 Active 294 DOM
32. 2026-08-13
    days on market $204,990 Active 293 DOM
33. 2026-08-12
    days on market $204,990 Active 292 DOM
34. 2026-08-11
    days on market $204,990 Active 291 DOM
35. 2026-08-10
    days on market $204,990 Active 290 DOM
36. 2026-08-09
    days on market $204,990 Active 289 DOM
37. 2026-08-08
    days on market $204,990 Active 288 DOM
38. 2026-08-06
    days on market $204,990 Active 286 DOM
39. 2026-08-05
    days on market $204,990 Active 285 DOM
40. 2026-08-04
    days on market $204,990 Active 284 DOM
41. 2026-08-03
    days on market $204,990 Active 283 DOM
42. 2026-07-31
    days on market $204,990 Active 280 DOM
43. 2026-07-30
    days on market $204,990 Active 278 DOM
44. 2026-07-28
    days on market $204,990 Active 277 DOM
45. 2026-07-26
    days on market $204,990 Active 275 DOM
46. 2026-07-24
    days on market $204,990 Active 273 DOM
47. 2026-07-23
    days on market $204,990 Active 272 DOM
48. 2026-07-22
    days on market $204,990 Active 271 DOM
49. 2026-07-21
    days on market $204,990 Active 270 DOM
50. 2026-07-20
    days on market $204,990 Active 269 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,704
• − Mortgage interest: −$14,504
• − Property taxes: −$3,884
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$7,533
• Taxable loss: −$8,985
• Est. tax savings @ 24.0%: +$2,156
• After-tax cash flow: $-2,171/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $5,780–$17,340 screening

This home is in good condition with a modern kitchen and well-maintained exterior. It is ready for move-in and would benefit from a fresh coat of paint on the exterior trim to enhance curb appeal.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and can increase property value. ↑
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs for tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Middle Leland E Edge Middle F TX #1,056/1,662 Nat'l #8,861/14,009 High Community H S F TX #941/1,632 Nat'l #9,497/17,239

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

C Composite livability gradescore 60/100

Livability — Josephine

• Score: 60/100
• State rank: #1076
• US rank: #19105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hunt · 97,090 people
• City population: 10,265
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 10,265
• Household income: $95,428
• Rent vs Own: 13.0% rent · 87.0% own
• Severe rent burden: 20% of renters

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Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 24% Two or more races 14% Black 3%
• Hispanic origin (detail): Mexican 21% Cuban 2%
• Common ancestry: Lithuanian 4% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 13% Korean 1% German/W. Germanic 1%

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Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.07%
• Current HPI: 275.2189
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-15.7% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $201,990 Zillow
• 2026-01-03 Price Changed $199,990 Zillow
• 2025-11-06 Price Changed $199,490 Zillow
• 2025-10-24 Listed $239,490 Zillow