808 Tidal Dr · McKinney, TX 75071

$317,999

4 bd · 2.0 ba · 2,465 sqft · SingleFamily · 10 Days on market

Built 2025 Good condition 5,663 sqft lot Est $513k · 38% under $30/mo HOA · 1% of rent ↓ 10% 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).

• ARV discount +15.0/15.0
• Cash flow +10.7/30.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +3.1/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Come, see, and make it Home. It's priced less, but it gives back a lot more. 808 Tidal drive is clean, classy and comfortable. The ideal floor plan for an primary home buyer or an investor. It's the kind of floor plan that works for everyone - 4 bedrooms mean that it's got enough room to accommodate everyone in the family and then leave some room for entertaining. It's the perfect house, the only element missing is you.

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Other: Possession at closing/funding; Listing status: Active
• Financial info: No second mortgage indicated; Treat as clear loan type
• HOA & community: Mandatory HOA with annual fee ($360) providing full use of facilities; HOA managed by Neighborhood Management Company (phone: [phone])

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Municipal utility district: No; Utilities listed as asphalt
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 2025
• Exterior features: Asphalt parking surfaces; Lot under 0.5 acre (approximately 0.13 acre); Subdivision: Southridge

Interior

• Kitchen: Dishwasher
• Bedrooms: 4 bedrooms; Primary bedroom on level 1 (15 x 18)
• Bathrooms: 2 full bathrooms
• Interior features: Cable TV available; One living area; One dining area; 2 total bathrooms; Room count listed as 2

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $318k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (17.4% below list).
• Recommended offer: $263k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.5% in McKinney — 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 76/100 on livability (#115 in TX, #3,716 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• Mckinney ISD (suburban): math 54% / reading 58% proficiency, ranked #72 of 826 in TX (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-2.1%/yr); 2125 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $10k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $262,604 (17.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.06%
• DSCR: 0.91
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $512,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8029 Sabal St	0.18mi	4/3.0	2,504 (+2%)	3mo	$510,000	$204	83
3316 Prairie Pl	0.18mi	4/3.0	2,386 (-3%)	1mo	$495,000	$207	82
8645 Katydid Dr	0.41mi	4/3.0	2,510 (+2%)	1mo	$689,000	$275	73
3616 Peachbush Ln	0.28mi	4/3.0	2,201 (-11%)	1mo	$425,000	$193	64
2716 Shady Branch Ln	0.63mi	4/3.0	2,530 (+3%)	1mo	$689,449	$273	62
2720 Shady Branch Ln	0.63mi	4/3.0	2,317 (-6%)	2mo	$599,090	$259	55
2521 Cedar Valley Cv	0.60mi	3/2.5 (-1)	2,359 (-4%)	6mo	$472,990	$201	53
2704 Shady Branch Ln	0.63mi	3/3.0 (-1)	2,337 (-5%)	2mo	$549,990	$235	52
8525 Brookhaven Dr	0.67mi	3/2.5 (-1)	2,359 (-4%)	4mo	$489,999	$208	52
7705 Lake Worth Cv	0.70mi	4/2.5	2,722 (+10%)	3mo	$544,000	$200	45
8501 Brookhaven Dr	0.64mi	4/3.0	2,768 (+12%)	5mo	$574,999	$208	41
2309 Red Tailed Hawk Ln	0.69mi	4/3.0	2,759 (+12%)	3mo	$639,995	$232	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.23×
• Total profit: $-68,915
• Equity at exit: $47,415

10-year hold

• IRR: -28.7%
• Equity multiple: -0.15×
• Total profit: $-102,067
• Equity at exit: $27,495

Cash invested: $89,040 (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 75071

• Home prices YoY: -19.1%
• Rents YoY: -2.1%
• Active inventory: 2125
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,626 high
• Mortgage (P&I): −$1,668
• Tax est. 1.5%: −$397 /mo · $4,770/yr
• Insurance: −$132
• HOA: −$30
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $-153

Break-even live

Break-even rent $2,820

Max offer price $295,853

Occupancy floor —

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: $79,500
• Closing costs: $9,540
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3313 Cardinal Flower Pl McKinney, TX	4.0	2.0	1838	$2,300	$1.25	5d	1	0.08mi
8112 Green Heron Dr McKinney, TX	4.0	2.0	1835	$2,500	$1.36	2d	1	0.11mi
8116 Green Heron Dr McKinney, TX	4.0	2.0	2010	$2,350	$1.17	44d	1	0.11mi
3612 Great Egret Way McKinney, TX	4.0	2.0	1838	$2,300	$1.25	5d	1	0.12mi
3308 Goose Ln McKinney, TX	4.0	2.5	2347	$2,649	$1.13	20d	1	0.12mi
7936 Lindheimer Ln McKinney, TX	4.0	2.0	2010	$2,500	$1.24	44d	1	0.15mi
8012 Lindheimer Ln McKinney, TX	4.0	2.0	1835	$2,350	$1.28	44d	1	0.15mi
3204 Goose Ln McKinney, TX	4.0	3.0	1835	$2,500	$1.36	44d	1	0.16mi
7924 Lindheimer Ln McKinney, TX	4.0	2.5	2347	$2,900	$1.24	17d	1	0.16mi
7908 Lindheimer Ln McKinney, TX	4.0	2.5	2348	$2,399	$1.02	7d	1	0.16mi
7921 Lindheimer Ln McKinney, TX	4.0	3.5	3103	$2,999	$0.97	17d	1	0.19mi
8117 Lindheimer Ln McKinney, TX	4.0	2.5	2507	$2,895	$1.15	19d	1	0.19mi
7904 Blue Heron Ln McKinney, TX	3.0	2.0	1622	$2,100	$1.29	24d	1	0.23mi
8404 Honeylocust St McKinney, TX	4.0	2.0	1987	$2,400	$1.21	4d	1	0.28mi
8425 Honeylocust St McKinney, TX	4.0	2.0	1838	$2,400	$1.31	24d	1	0.32mi
3716 Peachbush Ln McKinney, TX	4.0	3.0	2386	$2,850	$1.19	12d	1	0.32mi
3621 Peachbush Ln McKinney, TX	4.0	3.0	2201	$2,950	$1.34	19d	1	0.33mi
8505 Honeylocust St McKinney, TX	4.0	2.0	1966	$2,350	$1.20	1d	1	0.35mi
3708 Milkweed Rd McKinney, TX	4.0	2.0	1990	$2,450	$1.23	12d	1	0.37mi
8605 Red Fox Trl McKinney, TX	4.0	3.5	3103	$3,395	$1.09	12d	1	0.38mi
1616 Poptic Ln McKinney, TX	4.0	2.0	1667	$2,300	$1.38	44d	1	0.38mi
7950 Gus Wilson Dr McKinney, TX	4.0	2.0	1692	$2,095	$1.24	17d	1	0.39mi
8509 Gray Squirrel Ln McKinney, TX	5.0	4.5	3369	$3,499	$1.04	1d	1	0.40mi
1708 Lercara Ln McKinney, TX	4.0	2.0	2075	$2,400	$1.16	12d	1	0.42mi
3305 Tulip Poplar Trl McKinney, TX	4.0	2.0	2010	$3,000	$1.49	19d	1	0.42mi
8205 Howell Oak Dr McKinney, TX	4.0	3.5	1831	$2,899	$1.58	44d	1	0.46mi
2540 Finch Hollow Dr McKinney, TX	4.0	2.5	1899	$2,699	$1.42	24d	1	0.48mi
2552 Finch Hollow Dr McKinney, TX	4.0	3.0	1899	$2,779	$1.46	44d	1	0.49mi
7909 Clements St McKinney, TX	4.0	2.0	1667	$2,400	$1.44	4d	1	0.49mi
8716 Whistling Duck Dr McKinney, TX	4.0	2.0	2010	$2,601	$1.29	5d	1	0.49mi
2628 Red Tailed Hawk Ln McKinney, TX	3.0	2.5	2091	$2,600	$1.24	12d	1	0.51mi
7921 Gilbert St McKinney, TX	4.0	2.0	1667	$2,500	$1.50	44d	1	0.57mi
2524 Perkinsview Pl McKinney, TX	4.0	3.5	1831	$2,869	$1.57	15d	1	0.57mi
7924 Gilbert St McKinney, TX	3.0	2.0	1861	$2,200	$1.18	24d	1	0.58mi
3221 Barred Owl Way McKinney, TX	3.0–4.0	2.0–2.5	1759	$2,599	$1.48	1d	17	0.59mi
8512 Heard Hill Dr McKinney, TX	3.0	2.5	1979	$2,750	$1.39	19d	1	0.61mi
8205 Milo Fields Ln McKinney, TX	4.0	3.0	2604	$3,750	$1.44	44d	1	0.73mi
9236 Flowering Dogwood Ln McKinney, TX	4.0	2.0	1683	$2,600	$1.54	44d	1	0.75mi
6912 Steiger Trl McKinney, TX	4.0	2.0	2062	$2,575	$1.25	24d	1	0.86mi
6912 Steiger Trl McKinney, TX	4.0	2.0	2062	$2,575	$1.25	44d	1	0.86mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 7 events

1. 2026-06-18
   days on market $317,999 Active 10 DOM
2. 2026-06-17
   days on market $317,999 Active 9 DOM
3. 2026-06-16
   days on market $317,999 Active 8 DOM
4. 2026-06-15
   days on market $317,999 Active 7 DOM
5. 2026-06-13
   days on market $317,999 Active 5 DOM
6. 2026-06-08
   remarks 423-char remark
7. 2026-06-08
   listed $317,999 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,512
• − Mortgage interest: −$17,813
• − Property taxes: −$4,770
• − Insurance: −$1,590
• − Repairs & maintenance: −$2,521
• − Management: −$2,521
• − HOA: −$360
• − Depreciation: −$9,251
• Taxable loss: −$7,313
• Est. tax savings @ 24.0%: +$1,755
• After-tax cash flow: $-81/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

This home is in good condition with a good condition score of 80. It has a modern kitchen and bathrooms, and the exterior and interior are well-maintained. The home is move-in ready with minor cosmetic updates that could further increase its value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value.
• Resale Paint interior walls — Fresh paint can make a home feel new and attractive.
• Both Replace flooring — Hardwood floors are in good condition but could be replaced for a fresh look and increased value.
• Resale Replace kitchen appliances — Modern appliances can increase the home's appeal and value.
• Both Install smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value. ↑
• Resale Paint interior walls — Fresh paint can make a home feel new and attractive. ↑
• Both Replace flooring — Hardwood floors are in good condition but could be replaced for a fresh look and increased value. ↑
• Resale Replace kitchen appliances — Modern appliances can increase the home's appeal and value. ↑
• Both Install smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mckinney ISD
• NCES district ID: 4829850
• Math proficiency: 54% ▼ -9.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $78,283
• Composite: 50.46/100
• National rank: #1862
• State rank: #72 of 826 in TX

Livability — McKinney

• Score: 76/100
• State rank: #115
• US rank: #3716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McKinney, TX
• County: Collin County · 1,159,394 people
• City population: 232,161
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 72,964
• Household income: $132,447
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 1682.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 17% Black 13% Two or more races 12% Asian 10%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 2% Slovak 2% Portuguese 1%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 76% English-only · Spanish 11% Other Indo-European 4% Other Asian/Pacific 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: ▼ -59.92%
• Current HPI: 254.4946
• Rent YoY: ▼ -2.15%
• 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

-9.6% since first listed

12 events — show timeline

• 2026-06-08 Listed $317,999 NTREIS
• 2026-04-27 Rental Removed $2,535 NTREIS
• 2025-12-02 Price Changed $2,535 NTREIS
• 2025-10-28 Listed for Rent $2,700 NTREIS
• 2025-06-30 Listing Removed — NTREIS
• 2025-06-20 Price Changed $331,729 NTREIS
• 2025-05-23 Price Changed $344,229 NTREIS
• 2025-05-15 Price Changed $349,229 NTREIS
• 2025-05-15 Price Changed $351,729 NTREIS
• 2025-05-03 Price Changed $356,729 NTREIS
• 2025-04-16 Price Changed $353,729 NTREIS
• 2025-04-09 Listed $351,729 NTREIS