324 Stone Ct · Princeton, TX 75407

$240,000

4 bd · 2.5 ba · 1,676 sqft · Townhouse public records · 146 Days on market

Built 2022 Good condition 2,875 sqft lot $143/sqft · 28% below area Est $342k · 30% under $60/mo HOA · 3% of rent ↓ 39% 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 +11.1/30.0
• Schools +4.4/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• DSCR +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully designed 4-bedroom, 2.5-bath townhome in the desirable South Park Meadows community in Princeton, Texas. This home features a spacious open-concept floor plan with a large family room flowing into the chef-ready kitchen, complete with stainless steel appliances, granite countertops, designer wood cabinetry with crown molding, and ample storage. Upstairs offers four generously sized bedrooms, including a spacious primary suite, plus a second-floor laundry room and loft area, ideal for a home office, media space, or play area. Enjoy outdoor living on the covered back patio, perfect for relaxing or entertaining. Conveniently located near shopping, dining, schools, and major highways, this home offers comfort, convenience, and strong investment potential. Property may be purchased individually or as part of a portfolio package with 318 Stone Ct, 320 Stone Ct, and 326 Stone Ct.

Key facts

• Chef-ready kitchen
• Granite countertops
• Crown molding

Tags

• OPEN-CONCEPT FLOOR PLAN
• CHEF-READY KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• DESIGNER WOOD CABINETRY
• CROWN MOLDING

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (10.2% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 4.5% in Princeton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#969 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: amenities F, commute F, health & safety F.
• Princeton ISD (suburban): math 51% / reading 47% proficiency, ranked #188 of 826 in TX (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Godwin El (math 33% / reading 35%, grade F, #2,149 of 4,322 statewide, top 50%, 587 students, 65% FRL); Clark Middle (math 53% / reading 42%, grade C-, #408 of 1,662 statewide, top 25%, 707 students, 66% FRL); Princeton H S (math 52% / reading 54%, grade C-, #437 of 1,632 statewide, top 27%, 1,521 students, 57% FRL).
• Market conditions: Rents soft (-1.0%/yr); 1749 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 48d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 146 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,200 (12.0% 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 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.90% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 9.3

CMA / ARV

• ARV (median comp): $341,552
• List price: $240,000
• Delta: -29.73%
• 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
320 Marsh Ln	0.12mi	3/2.5 (-1)	1,543 (-8%)	18mo	$248,900	$161	62
209 Marsh Ln	0.14mi	3/2.5 (-1)	1,573 (-6%)	23mo	$300,900	$191	59
215 Griffith Dr	1.07mi	4/2.5	1,588 (-5%)	7mo	$264,980	$167	50
225 Griffith Dr	1.04mi	4/2.5	1,588 (-5%)	8mo	$258,970	$163	50
216 Griffith	1.05mi	3/2.5 (-1)	1,588 (-5%)	10mo	$258,970	$163	42
202 Griffith	1.09mi	3/2.5 (-1)	1,588 (-5%)	13mo	$259,990	$164	41
198 Griffith Dr	1.10mi	3/2.5 (-1)	1,521 (-9%)	6mo	$239,970	$158	40
194 Griffith Dr	1.12mi	3/2.5 (-1)	1,588 (-5%)	14mo	$287,990	$181	40
217 Griffith Dr	1.06mi	3/2.5 (-1)	1,600 (-4%)	20mo	$284,990	$178	35
219 Griffith Dr	1.06mi	3/2.5 (-1)	1,521 (-9%)	13mo	$259,990	$171	33
223 E Griffith Dr	1.05mi	3/2.0 (-1)	1,431 (-15%)	20mo	$279,990	$196	16
221 Griffith Dr	1.05mi	3/2.0 (-1)	1,431 (-15%)	20mo	$279,990	$196	16

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: -22.8%
• Equity multiple: 0.24×
• Total profit: $-51,150
• Equity at exit: $35,785

10-year hold

• IRR: -28.8%
• Equity multiple: -0.14×
• Total profit: $-76,280
• 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 →

Active competition Active MLS

• For sale now: 6 active
• Median asking: $239,500 ($151/sqft)
• Median days on market: 146 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +34.9% above current asking $/sqft

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

ZIP-level market 75407

• Home prices YoY: -30.3%
• Rents YoY: -1.0%
• Active inventory: 1749
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,156 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$380 /mo · $4,557/yr
• Insurance: −$100
• HOA: −$60
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-95

Break-even live

Break-even rent $2,276

Max offer price $223,191

Occupancy floor 99%

Sensitivity live

Price	-10% $41	-5% $-27	+0% $-95	+5% $-163	+10% $-231
Rent	-10% $-265	-5% $-180	+0% $-95	+5% $-10	+10% $75
Rate	-1.0pp $26	-0.5pp $-34	base $-95	+0.5pp $-157	+1.0pp $-221

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Stone Ct Princeton, TX	3.0	2.5	1573	$2,100	$1.34	93d	1	0.03mi
327 Stone Ct Princeton, TX	4.0	2.5	1676	$2,100	$1.25	2d	1	0.03mi
303 Stone Ct Princeton, TX	3.0	2.5	1586	$1,700	$1.07	73d	1	0.05mi
303 Stone Ct Princeton, TX	3.0	2.5	1586	$1,700	$1.07	48d	1	0.05mi
229 Marsh Ln Princeton, TX	3.0	2.5	1550	$1,650	$1.06	73d	1	0.10mi
1525 Farm to Market Road 982 Princeton, TX	2.0–4.0	2.0–2.5	1551	$2,938	$1.89	0d	31	0.14mi
203 Marsh Ln Princeton, TX	3.0	2.5	1586	$1,575	$0.99	56d	1	0.14mi
220 Marsh Ln Princeton, TX	4.0	2.5	1722	$1,750	$1.02	4d	1	0.15mi
204 Marsh Ln Princeton, TX	4.0	2.5	1722	$1,700	$0.99	93d	1	0.17mi
445 Grenada Lake Dr Princeton, TX	4.0	3.0	2029	$2,050	$1.01	43d	1	0.37mi
445 Grenada Lake Dr Princeton, TX	4.0	3.0	2029	$2,050	$1.01	54d	1	0.37mi
605 Grenada Lake Dr Princeton, TX	3.0	2.0	1563	$1,925	$1.23	36d	1	0.40mi
605 Grenada Lake Dr Princeton, TX	3.0	2.0	1563	$1,925	$1.23	64d	1	0.40mi
306 Grenada Lake Dr Princeton, TX	4.0	3.0	2103	$2,095	$1.00	0d	1	0.41mi
1135 Loch Way Princeton, TX	3.0	2.0	1552	$1,800	$1.16	4d	1	0.42mi
865 Table Rock St Princeton, TX	3.0	2.0	1563	$2,050	$1.31	71d	1	0.42mi
882 Breakwater Dr Princeton, TX	4.0	2.5	1824	$2,250	$1.23	71d	1	0.43mi
843 Ozark Path Princeton, TX	3.0	2.0	1249	$2,100	$1.68	93d	1	0.44mi
825 Ozark Path Princeton, TX	4.0	3.0	2112	$2,100	$0.99	17d	1	0.46mi
818 Table Rock St Princeton, TX	4.0	3.0	2029	$2,195	$1.08	20d	1	0.47mi
818 Table Rock St Princeton, TX	4.0	3.0	2029	$2,295	$1.13	36d	1	0.47mi
846 Breakwater Dr Princeton, TX	3.0	2.5	1824	$2,000	$1.10	52d	1	0.48mi
846 Breakwater Dr Princeton, TX	4.0	2.5	1824	$1,950	$1.07	36d	1	0.48mi
829 Lake Fletcher Rd Princeton, TX	3.0	2.0	1563	$1,895	$1.21	3d	1	0.49mi
814 Lake Fletcher Rd Princeton, TX	4.0	2.5	1991	$1,994	$1.00	48d	1	0.49mi
814 Lake Fletcher Rd Princeton, TX	4.0	2.5	1991	$1,994	$1.00	53d	1	0.49mi
860 Poppy Cove Ln Princeton, TX	3.0	2.0	1563	$1,995	$1.28	30d	1	0.50mi
803 Table Rock St Princeton, TX	4.0	2.5	1683	$1,850	$1.10	93d	1	0.50mi
366 Lake Erie Dr Princeton, TX	4.0	2.5	1824	$1,990	$1.09	73d	1	0.51mi
498 Lake Erie Dr Princeton, TX	4.0	2.5	1921	$1,995	$1.04	20d	1	0.53mi
1107 Branding Iron Ln Princeton, TX	4.0	2.0	2014	$2,295	$1.14	28d	1	0.62mi
1007 Branding Iron Ln Princeton, TX	4.0	2.0	1664	$2,095	$1.26	4d	1	0.65mi
1007 Branding Iron Ln Princeton, TX	4.0	2.0	1664	$2,095	$1.26	3d	1	0.65mi
1501 Hidden Bluff Xing Princeton, TX	4.0	2.0	1794	$2,000	$1.11	23d	1	0.67mi
1010 Branding Iron Ln Princeton, TX	3.0	2.0	1622	$1,900	$1.17	38d	1	0.67mi
408 Stampede Ln Princeton, TX	4.0	2.0	1794	$1,925	$1.07	93d	1	0.73mi
412 Gunsmoke Trl Princeton, TX	4.0	3.0	2193	$2,000	$0.91	93d	1	0.74mi
503 Willow View Way Princeton, TX	4.0	2.0	2014	$2,100	$1.04	38d	1	0.77mi
507 Saddle Club Way Princeton, TX	4.0	2.0	2014	$2,090	$1.04	62d	1	0.78mi
420 Gunsmoke Trl Princeton, TX	4.0	2.0	1865	$1,975	$1.06	56d	1	0.78mi

Listing history 31 events

1. 2026-06-30
   days on market $240,000 Active 146 DOM
2. 2026-06-29
   days on market $240,000 Active 145 DOM
3. 2026-06-28
   days on market $240,000 Active 144 DOM
4. 2026-06-27
   days on market $240,000 Active 143 DOM
5. 2026-06-26
   days on market $240,000 Active 142 DOM
6. 2026-06-24
   days on market $240,000 Active 140 DOM
7. 2026-06-22
   days on market $240,000 Active 138 DOM
8. 2026-06-21
   days on market $240,000 Active 137 DOM
9. 2026-06-18
   days on market $240,000 Active 134 DOM
10. 2026-06-17
    days on market $240,000 Active 133 DOM
11. 2026-06-16
    days on market $240,000 Active 132 DOM
12. 2026-06-15
    days on market $240,000 Active 131 DOM
13. 2026-06-13
    days on market $240,000 Active 129 DOM
14. 2026-06-13
    days on market $240,000 Active 128 DOM
15. 2026-06-09
    days on market $240,000 Active 125 DOM
16. 2026-06-08
    days on market $240,000 Active 124 DOM
17. 2026-06-07
    days on market $240,000 Active 123 DOM
18. 2026-06-04
    days on market $240,000 Active 120 DOM
19. 2026-06-03
    days on market $240,000 Active 119 DOM
20. 2026-06-02
    days on market $240,000 Active 118 DOM
21. 2026-06-01
    days on market $240,000 Active 117 DOM
22. 2026-05-31
    days on market $240,000 Active 116 DOM
23. 2026-02-04
    listed $240,000 Active 918-char remark

    Show marketing remark (918 chars)

    Welcome home to this beautifully designed 4-bedroom, 2.5-bath townhome in the desirable South Park Meadows community in Princeton, Texas. This home features a spacious open-concept floor plan with a large family room flowing into the chef-ready kitchen, complete with stainless steel appliances, granite countertops, designer wood cabinetry with crown molding, and ample storage. Upstairs offers four generously sized bedrooms, including a spacious primary suite, plus a second-floor laundry room and loft area, ideal for a home office, media space, or play area. Enjoy outdoor living on the covered back patio, perfect for relaxing or entertaining. Conveniently located near shopping, dining, schools, and major highways, this home offers comfort, convenience, and strong investment potential. Property may be purchased individually or as part of a portfolio package with 318 Stone Ct, 320 Stone Ct, and 326 Stone Ct.

24. 2024-12-31
    historical
25. 2024-11-19
    price $305,000
26. 2024-07-05
    listed $320,000 Active
27. 2022-11-17
    soldstatus
28. 2022-11-17
    soldstatus
29. 2022-06-27
    soldstatus Closed
30. 2022-05-13
    status Pending
31. 2022-05-13
    listed $392,900 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: $4,557 · $380/mo
• Projected year-2 tax: $4,557 · $380/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 5/10 Major
• 🌡 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: $25,871
• − Mortgage interest: −$13,444
• − Property taxes: −$4,557
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,070
• − Management: −$2,070
• − HOA: −$720
• − Depreciation: −$6,982
• Taxable loss: −$5,171
• Est. tax savings @ 24.0%: +$1,241
• After-tax cash flow: $99/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 None rehab

This well-maintained townhouse in South Park Meadows offers a spacious open-concept floor plan with modern finishes and ample natural light. It is move-in ready and would benefit from a fresh coat of paint and landscaping to further enhance its curb appeal.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can make a home look more inviting and modern ↑
• Rental Landscaping the front yard — A well-maintained front yard can attract more renters ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers ↑

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Godwin El F TX #2,149/4,322 Nat'l #24,299/41,679 High Princeton H S C- TX #437/1,632 Nat'l #4,893/17,239

Schools (NCES district)

• District: Princeton ISD
• NCES district ID: 4835850
• Math proficiency: 51% ▼ -8.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $54,827
• Composite: 42.44/100
• National rank: #3226
• State rank: #188 of 826 in TX

C Composite livability gradescore 62/100

Livability — Princeton

• Score: 62/100
• State rank: #969
• US rank: #17215

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princeton, TX
• County: Collin County · 1,210,074 people
• City population: 34,171
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 34,171
• Household income: $100,037
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 47% Hispanic / Latino 30% Black 17% Two or more races 10% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Lithuanian 2% Romanian 1% Russian 1%
• Foreign-born: 15% · Canada, China, Mexico
• Languages at home: 70% English-only · Spanish 22% Other Indo-European 2% Other Asian/Pacific 1%

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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: ▼ -103.99%
• Current HPI: 238.9373
• Rent YoY: ▼ -1.02%
• Metro: Dallas-Fort Worth-Arlington, TX
• 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

-38.9% since first listed

9 events — show timeline

• 2026-02-04 Listed $240,000 NTREIS
• 2024-12-31 Listing Removed — NTREIS
• 2024-11-19 Price Changed $305,000 NTREIS
• 2024-07-05 Listed $320,000 NTREIS
• 2022-11-17 Sold (Public Records) — Public Records
• 2022-11-17 Sold (Public Records) — Public Records
• 2022-06-27 Sold (MLS) — NTREIS
• 2022-05-13 Pending — NTREIS
• 2022-05-13 Listed $392,900 NTREIS

Property tax history

+105.1%/yr

Latest (2025): $4,557 · +0.2% YoY. Source: county tax records.