1706 Sidewinder Dr · Princeton, TX 75407

$79,995

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 62 Days on market

Built 2026 Good condition

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully designed 3-bedroom, 2-bath home offers upscale features at an attainable price-ideal for buyers who want style, comfort, and real value. The open-concept layout feels bright and spacious, while the modern kitchen features updated appliances, custom cabinetry, and a large island that blends everyday function with a polished look. The private primary suite includes a walk-in closet, and two additional bedrooms provide flexible space for guests, a home office, or hobbies. Residents enjoy exclusive access to premium community amenities, including a resort-style swimming pool, fully equipped 24-hour fitness center, upscale clubhouse with a coffee bar and gaming lounge, professionally maintained grounds, and included lawn care services-all designed to create a low-maintenance lifestyle with a more elevated feel. Monthly site fees include access to community amenities and professional maintenance services, adding convenience and peace of mind to everyday living. Flexible on-site financing and rent-to-own opportunities are available, making homeownership more accessible without sacrificing quality or comfort. Schedule your private tour today and discover resort-style living in Princeton, TX.

Key facts

• Updated appliances
• Custom cabinetry
• Open layout

Tags

• OPEN LAYOUT
• MODERN KITCHEN
• UPDATED APPLIANCES
• CUSTOM CABINETRY
• LARGE ISLAND
• PRIVATE PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $993 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.2% vs local median 4.5% in Princeton — 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 62/100 on livability (#969 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: schools C-, amenities F, commute 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.
• Market conditions: Rents soft (-1.0%/yr); 1409 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $75,195 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.45% ✓
• Cap rate: 21.20%
• Cash-on-cash: 53.22%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 47.9%
• Equity multiple: 2.99×
• Total profit: $44,602
• Equity at exit: $11,928

10-year hold

• IRR: 52.2%
• Equity multiple: 5.39×
• Total profit: $98,263
• Equity at exit: $6,917

Cash invested: $22,399 (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 75407

• Home prices YoY: -30.3%
• Rents YoY: -1.0%
• Active inventory: 1409
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,957 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $993

Break-even live

Break-even rent $700

Max offer price $79,995

Occupancy floor 44%

Sensitivity live

Price	-10% $1,049	-5% $1,021	+0% $993	+5% $966	+10% $938
Rent	-10% $839	-5% $916	+0% $993	+5% $1,071	+10% $1,148
Rate	-1.0pp $1,034	-0.5pp $1,014	base $993	+0.5pp $973	+1.0pp $952

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: $19,999
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 Fox DR Princeton, TX	3.0	2.0	1435	$2,208	$1.54	0d	11	0.02mi
617 Delaware Ave Princeton, TX	3.0	2.0	1407	$1,749	$1.24	6d	1	0.28mi
1805 Washington St Princeton, TX	3.0	2.0	1437	$1,775	$1.24	44d	1	0.31mi
1710 Washington St Princeton, TX	3.0	2.0	1437	$1,770	$1.23	3d	1	0.32mi
604 Princeton Hts Princeton, TX	3.0–5.0	2.0–2.5	1882	$2,045	$1.09	0d	1	0.33mi
1106 Princeton Hts Princeton, TX	3.0	2.0	1399	$1,795	$1.28	3d	1	0.40mi
1819 Chapel Hill Rd Princeton, TX	3.0	2.0	1437	$1,700	$1.18	44d	1	0.42mi
410 Forest St Princeton, TX	3.0	2.0	1412	$1,800	$1.27	8d	1	0.45mi
1211 Princeton Hts Princeton, TX	3.0	2.0	1401	$1,770	$1.26	18d	1	0.46mi
1211 Princeton Hts Princeton, TX	3.0	2.0	1401	$1,995	$1.42	44d	1	0.46mi
1008 N 4th St Princeton, TX	3.0	2.0	1245	$1,761	$1.41	0d	1	0.55mi
1001 Weiss Ave Princeton, TX	3.0	2.0	1209	$1,595	$1.32	44d	1	0.55mi
1105 Butler Ave Princeton, TX	3.0	2.0	1399	$1,749	$1.25	18d	1	0.55mi
912 N 4th St Princeton, TX	4.0	2.0	1448	$2,149	$1.48	0d	1	0.58mi
2207 Pioneer Dr Unit 2207 Princeton, TX	3.0	2.0	1412	$2,100	$1.49	13d	1	0.61mi
1106 Parkway Trl Princeton, TX	3.0	2.5	1404	$1,500	$1.07	44d	1	0.64mi
2301 States St Princeton, TX	3.0	2.0	1443	$1,770	$1.23	44d	1	0.71mi
2307 States St Princeton, TX	3.0	2.0	1412	$1,800	$1.27	44d	1	0.72mi
600 Jefferson Ave Princeton, TX	3.0	2.0	1300	$1,800	$1.38	19d	1	0.80mi
111 Connecticut Ct Princeton, TX	3.0	2.0	1412	$1,895	$1.34	21d	1	0.84mi
114 Prairie Creek Cir Princeton, TX	3.0	1.0	1043	$1,550	$1.49	44d	1	0.85mi
742 Prairie Creek Dr Princeton, TX	2.0	1.0	935	$1,350	$1.44	13d	1	0.91mi
724 Prairie Creek Dr Princeton, TX	2.0	1.0	914	$1,250	$1.37	44d	1	0.91mi
228 N 4th St Princeton, TX	3.0	2.0	1466	$1,450	$0.99	44d	1	1.01mi
600 W Monte Carlo Blvd Princeton, TX	1.0–3.0	1.0–2.0	1245	$1,728	$1.39	0d	31	1.01mi
100 E Brown St Princeton, TX	3.0	1.0	1196	$2,870	$2.40	2d	1	1.12mi
596 N Beauchamp Blvd Princeton, TX	1.0–2.0	1.0–2.0	1009	$2,050	$2.03	3d	40	1.16mi
133 S 4th St Princeton, TX	2.0	1.0	850	$1,253	$1.47	44d	2	1.27mi
325 Allenwood Dr Princeton, TX	3.0	1.5	1008	$1,900	$1.88	44d	1	1.29mi
512 E Hazelwood St Unit A Princeton, TX	3.0	2.0	1295	$1,349	$1.04	44d	1	1.31mi
514 E Hazelwood St Princeton, TX	3.0	2.0	1380	$1,475	$1.07	0d	1	1.32mi
514 E Hazelwood St Princeton, TX	3.0	2.0	1380	$1,475	$1.07	25d	1	1.32mi
514 E Hazelwood St Unit B Princeton, TX	3.0	2.0	1380	$1,495	$1.08	44d	1	1.32mi
514 E Hazelwood St Unit B Princeton, TX	3.0	2.0	1380	$1,475	$1.07	8d	1	1.32mi
414 E Hazelwood St Princeton, TX	3.0	2.0	1328	$1,595	$1.20	25d	1	1.32mi
502 E Hazelwood St Princeton, TX	3.0	2.0	1295	$1,550	$1.20	44d	1	1.32mi
200 Cole St Princeton, TX	1.0–2.0	1.0–2.0	838	$1,263	$1.51	0d	8	1.39mi
200 Cole St Princeton, TX	1.0–3.0	1.0–2.0	960	$1,799	$1.87	44d	23	1.39mi
899 E Hazelwood St Princeton, TX	1.0–3.0	1.0–2.0	989	$1,780	$1.80	0d	13	1.41mi
713 Cedar Cove Dr Princeton, TX	3.0	2.0	1366	$1,840	$1.35	0d	1	1.44mi

Listing history 16 events

1. 2026-06-21
   days on market $79,995 Active 62 DOM
2. 2026-06-18
   days on market $79,995 Active 59 DOM
3. 2026-06-17
   days on market $79,995 Active 58 DOM
4. 2026-06-16
   days on market $79,995 Active 57 DOM
5. 2026-06-15
   days on market $79,995 Active 56 DOM
6. 2026-06-13
   days on market $79,995 Active 54 DOM
7. 2026-06-13
   days on market $79,995 Active 53 DOM
8. 2026-06-09
   days on market $79,995 Active 50 DOM
9. 2026-06-08
   days on market $79,995 Active 49 DOM
10. 2026-06-07
    days on market $79,995 Active 48 DOM
11. 2026-06-04
    days on market $79,995 Active 45 DOM
12. 2026-06-03
    days on market $79,995 Active 44 DOM
13. 2026-06-02
    days on market $79,995 Active 43 DOM
14. 2026-06-01
    days on market $79,995 Active 42 DOM
15. 2026-05-31
    days on market $79,995 Active 41 DOM
16. 2026-04-21
    listed $79,995 Active 1219-char remark

    Show marketing remark (1219 chars)

    This beautifully designed 3-bedroom, 2-bath home offers upscale features at an attainable price-ideal for buyers who want style, comfort, and real value. The open-concept layout feels bright and spacious, while the modern kitchen features updated appliances, custom cabinetry, and a large island that blends everyday function with a polished look. The private primary suite includes a walk-in closet, and two additional bedrooms provide flexible space for guests, a home office, or hobbies. Residents enjoy exclusive access to premium community amenities, including a resort-style swimming pool, fully equipped 24-hour fitness center, upscale clubhouse with a coffee bar and gaming lounge, professionally maintained grounds, and included lawn care services-all designed to create a low-maintenance lifestyle with a more elevated feel. Monthly site fees include access to community amenities and professional maintenance services, adding convenience and peace of mind to everyday living. Flexible on-site financing and rent-to-own opportunities are available, making homeownership more accessible without sacrificing quality or comfort. Schedule your private tour today and discover resort-style living in Princeton, TX.

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 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: $23,487
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$2,327
• Taxable income: $11,321
• Est. tax owed @ 24.0%: −$2,717
• After-tax cash flow: $9,204/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 · 1 photo

Good 80/100 Cosmetic rehab

This beautifully designed 3-bedroom, 2-bath home offers upscale features and is in good condition, with a good potential for value enhancement through minor cosmetic upgrades.

Value-add opportunities

• Both Painting the exterior and landscaping — Enhances curb appeal and adds value.
• Both Upgrading the flooring in bathrooms — Improves aesthetics and functionality.
• Both Installing smart home features — Enhances comfort and adds modern appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and landscaping — Enhances curb appeal and adds value. ↑
• Both Upgrading the flooring in bathrooms — Improves aesthetics and functionality. ↑
• Both Installing smart home features — Enhances comfort and adds modern appeal. ↑

ⓘ 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: 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

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

• County: Collin County · 1,159,394 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: 368.0

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 0.66)
• 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%

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

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

1 event — show timeline

• 2026-04-21 Listed $79,995 Zillow