3405 High Valley Dr · Princeton, TX 75071

$270,990

3 bd · 2.0 ba · 1,351 sqft · SingleFamily · 88 Days on market

Built 2025 4,800 sqft lot $201/sqft · 9% below area Est $297k · 9% under $53/mo HOA · 2% of rent

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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 +11.5/15.0
• Cash flow +9.2/30.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 21218542 - Built by Trophy Signature Homes - Ready Now! ~ The birch tree represents new beginnings and what better place to start anew than with a floor plan bearing the same name? Invite new neighbors over for a housewarming party featuring stuffed mushrooms. The secret ingredient is the gourmet kitchen you used to make them in. There’s plenty of room to entertain in the airy great room, but with the patio door open, guests can enjoy fresh air. When conversation turns to work, take them to see the bedroom you converted into a home office. The spacious closet is perfect for storing supplies. After the party, snuggle with your spouse in the lovely primary suite. You made some great new friends today.

Key facts

• Primary suite
• Gourmet kitchen
• Airy great room

Tags

• GOURMET KITCHEN
• AIRY GREAT ROOM
• HOME OFFICE
• SPACIOUS CLOSET
• PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $271k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (19.6% below list).
• Recommended offer: $218k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: 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 (-2.1%/yr); 2161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k 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 88 days — a 6% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $217,948 (19.6% 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 88 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.80% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.23%
• DSCR: 0.86
• GRM: 10.4

CMA / ARV

• ARV (median comp): $297,333
• List price: $270,990
• Delta: -8.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Greenbriar Dr	0.09mi	3/2.0	1,335 (-1%)	2mo	$269,990	$202	92
501 Dorothy Dr	0.37mi	3/2.0	1,270 (-6%)	0mo	$268,557	$211	72
506 Dorothy Dr	0.39mi	3/2.0	1,270 (-6%)	1mo	$268,057	$211	71
505 Green Gables Dr	0.38mi	3/2.0	1,475 (+9%)	1mo	$275,990	$187	66
512 Dorothy Dr	0.41mi	3/2.0	1,475 (+9%)	0mo	$286,680	$194	65
515 Dorothy Dr	0.42mi	3/2.0	1,475 (+9%)	1mo	$282,559	$192	64
428 Dorothy Dr	0.36mi	3/2.0	1,498 (+11%)	1mo	$279,315	$186	64
503 Dorothy Dr	0.38mi	3/2.0	1,498 (+11%)	1mo	$276,825	$185	63
511 Dorothy Dr	0.41mi	3/2.0	1,498 (+11%)	0mo	$288,815	$193	62
507 Green Gables Dr	0.39mi	3/2.0	1,498 (+11%)	2mo	$282,315	$188	62
516 Dorothy Dr	0.42mi	3/2.0	1,498 (+11%)	1mo	$282,815	$189	61
519 Dorothy Dr	0.44mi	3/2.0	1,498 (+11%)	2mo	$280,625	$187	60

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: -25.2%
• Equity multiple: 0.17×
• Total profit: $-63,224
• Equity at exit: $40,405

10-year hold

• IRR: -34.7%
• Equity multiple: -0.27×
• Total profit: $-96,199
• Equity at exit: $23,430

Cash invested: $75,877 (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: 2161
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,179 high
• Mortgage (P&I): −$1,421
• Tax est. 1.5%: −$339 /mo · $4,065/yr
• Insurance: −$113
• HOA: −$53
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-204

Break-even live

Break-even rent $2,438

Max offer price $241,478

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-110	+0% $-204	+5% $-298	+10% $-391
Rent	-10% $-376	-5% $-290	+0% $-204	+5% $-118	+10% $-32
Rate	-1.0pp $-67	-0.5pp $-135	base $-204	+0.5pp $-274	+1.0pp $-346

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: $67,748
• Closing costs: $8,130
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Greenbriar Dr McKinney, TX	3.0	2.0	1662	$2,200	$1.32	0d	1	0.06mi
4005 High Valley Dr McKinney, TX	3.0	2.0	1600	$2,100	$1.31	44d	1	0.28mi
206 Berkshire Dr McKinney, TX	3.0	2.0	1334	$1,999	$1.50	44d	1	0.29mi
405 Green Gables Dr McKinney, TX	3.0	2.0	1548	$2,200	$1.42	44d	1	0.31mi
205 Travine Dr McKinney, TX	3.0	2.0	1566	$2,300	$1.47	44d	1	0.31mi
106 Travine Dr McKinney, TX	3.0	2.0	1600	$2,100	$1.31	44d	1	0.33mi
501 Green Gables Dr McKinney, TX	3.0	2.0	1551	$2,200	$1.42	8d	1	0.35mi
501 Dorothy Dr McKinney, TX	3.0	2.0	1270	$2,000	$1.57	4d	1	0.36mi
503 Dorothy Dr McKinney, TX	3.0	2.0	1498	$2,200	$1.47	23d	1	0.36mi
3407 Copperwood Dr McKinney, TX	3.0	2.0	1833	$2,300	$1.25	11d	1	0.43mi
517 River Ridge Dr McKinney, TX	4.0	2.0	1791	$2,400	$1.34	44d	1	0.43mi
519 Ridgedale DR McKinney, TX	3.0	2.0	1318	$2,098	$1.59	44d	1	0.46mi
3906 Walmer WAY McKinney, TX	3.0	2.0	1318	$1,950	$1.48	44d	1	0.56mi
3007 Italia Ter Princeton, TX	3.0	2.0	1800	$2,300	$1.28	25d	1	0.72mi
2905 Cantoni Crk Princeton, TX	4.0	2.0	1800	$2,300	$1.28	44d	1	0.79mi
206 Goosewood Dr McKinney, TX	3.0	2.0	1566	$2,300	$1.47	19d	1	0.83mi
3204 Ferrero Ln Princeton, TX	3.0	2.0	1814	$1,900	$1.05	0d	1	0.87mi
4908 Pebblewood Dr McKinney, TX	4.0	2.0	1818	$2,595	$1.43	4d	1	0.97mi
112 Connecticut Ct , TX	3.0	2.5	1605	$1,990	$1.24	44d	1	1.03mi
111 Connecticut Ct Princeton, TX	3.0	2.0	1412	$1,895	$1.34	21d	1	1.04mi
108 Mountain Meadow Ln McKinney, TX	3.0	2.0	1566	$2,200	$1.40	44d	1	1.09mi
114 Mountain Meadow Ln McKinney, TX	3.0	2.0	1475	$2,300	$1.56	44d	1	1.10mi
2313 States St Princeton, TX	3.0	2.5	1826	$2,200	$1.20	25d	1	1.11mi
421 Bertney Dr McKinney, TX	3.0	2.0	1500	$2,200	$1.47	44d	1	1.11mi
610 Union Dr Princeton, TX	4.0	2.0	1829	$2,350	$1.28	25d	1	1.13mi
2307 States St Princeton, TX	3.0	2.0	1412	$1,800	$1.27	44d	1	1.13mi
2301 States St Princeton, TX	3.0	2.0	1443	$1,770	$1.23	44d	1	1.15mi
216 Savannah Way Princeton, TX	3.0	2.5	1650	$1,875	$1.14	8d	1	1.20mi
2207 Pioneer Dr Unit 2207 Princeton, TX	3.0	2.0	1412	$2,100	$1.49	13d	1	1.20mi
2119 Hamilton St Princeton, TX	3.0	2.5	1605	$2,000	$1.25	44d	1	1.24mi
2107 Camellia St Princeton, TX	4.0	2.0	1829	$2,200	$1.20	13d	1	1.24mi
4330 FM 75 Princeton, TX	4.0	2.0	1832	$2,200	$1.20	11d	1	1.25mi
812 Indigo Rd Princeton, TX	3.0	2.0	1653	$2,200	$1.33	44d	1	1.27mi
2117 Revere Dr Princeton, TX	3.0	2.5	1633	$2,050	$1.26	44d	1	1.30mi
1101 Rainer Dr Princeton, TX	4.0	2.0	1712	$2,150	$1.26	25d	1	1.35mi
410 Forest St Princeton, TX	3.0	2.0	1412	$1,800	$1.27	8d	1	1.40mi
1906 Chapel Hill Rd Princeton, TX	3.0	2.5	1633	$1,995	$1.22	44d	1	1.43mi
1114 Bellevue Dr Princeton, TX	4.0	2.0	1591	$1,949	$1.23	3d	1	1.44mi
1212 Roman Dr Princeton, TX	4.0	2.0	1712	$1,895	$1.11	18d	1	1.45mi
1901 Chapel Hill Rd Princeton, TX	3.0	2.5	1605	$1,750	$1.09	19d	1	1.46mi

HOA detail

• Monthly dues: $53 · $636/yr

Listing history 19 events

1. 2026-06-21
   days on market $270,990 Active 88 DOM
2. 2026-06-18
   days on market $270,990 Active 85 DOM
3. 2026-06-17
   days on market $270,990 Active 84 DOM
4. 2026-06-16
   days on market $270,990 Active 83 DOM
5. 2026-06-15
   days on market $270,990 Active 82 DOM
6. 2026-06-13
   days on market $270,990 Active 80 DOM
7. 2026-06-13
   days on market $270,990 Active 79 DOM
8. 2026-06-09
   days on market $270,990 Active 76 DOM
9. 2026-06-08
   days on market $270,990 Active 75 DOM
10. 2026-06-07
    days on market $270,990 Active 74 DOM
11. 2026-06-04
    days on market $270,990 Active 71 DOM
12. 2026-06-03
    days on market $270,990 Active 70 DOM
13. 2026-06-02
    days on market $270,990 Active 69 DOM
14. 2026-06-01
    days on market $270,990 Active 68 DOM
15. 2026-05-31
    days on market $270,990 Active 67 DOM
16. 2026-04-30
    price $270,990 719-char remark

    Show marketing remark (719 chars)

    MLS# 21218542 - Built by Trophy Signature Homes - Ready Now! ~ The birch tree represents new beginnings and what better place to start anew than with a floor plan bearing the same name? Invite new neighbors over for a housewarming party featuring stuffed mushrooms. The secret ingredient is the gourmet kitchen you used to make them in. There’s plenty of room to entertain in the airy great room, but with the patio door open, guests can enjoy fresh air. When conversation turns to work, take them to see the bedroom you converted into a home office. The spacious closet is perfect for storing supplies. After the party, snuggle with your spouse in the lovely primary suite. You made some great new friends today.

17. 2026-04-29
    price $270,990 650-char remark

    Show marketing remark (650 chars)

    The birch tree represents new beginnings and what better place to start anew than with a floor plan bearing the same name? Invite new neighbors over for a housewarming party featuring stuffed mushrooms. The secret ingredient is the gourmet kitchen you used to make them in. There's plenty of room to entertain in the airy great room, but with the patio door open, guests can enjoy fresh air. When conversation turns to work, take them to see the bedroom you converted into a home office. The spacious closet is perfect for storing supplies. After the party, snuggle with your spouse in the lovely primary suite. You made some great new friends today.

18. 2026-03-25
    listed $269,990 Active 719-char remark

    Show marketing remark (719 chars)

    MLS# 21218542 - Built by Trophy Signature Homes - Ready Now! ~ The birch tree represents new beginnings and what better place to start anew than with a floor plan bearing the same name? Invite new neighbors over for a housewarming party featuring stuffed mushrooms. The secret ingredient is the gourmet kitchen you used to make them in. There’s plenty of room to entertain in the airy great room, but with the patio door open, guests can enjoy fresh air. When conversation turns to work, take them to see the bedroom you converted into a home office. The spacious closet is perfect for storing supplies. After the party, snuggle with your spouse in the lovely primary suite. You made some great new friends today.

19. 2026-03-24
    listed $269,990 Active 650-char remark

    Show marketing remark (650 chars)

    The birch tree represents new beginnings and what better place to start anew than with a floor plan bearing the same name? Invite new neighbors over for a housewarming party featuring stuffed mushrooms. The secret ingredient is the gourmet kitchen you used to make them in. There's plenty of room to entertain in the airy great room, but with the patio door open, guests can enjoy fresh air. When conversation turns to work, take them to see the bedroom you converted into a home office. The spacious closet is perfect for storing supplies. After the party, snuggle with your spouse in the lovely primary suite. You made some great new friends today.

ⓘ 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: $26,154
• − Mortgage interest: −$15,180
• − Property taxes: −$4,065
• − Insurance: −$1,355
• − Repairs & maintenance: −$2,092
• − Management: −$2,092
• − HOA: −$636
• − Depreciation: −$7,883
• Taxable loss: −$7,150
• Est. tax savings @ 24.0%: +$1,716
• After-tax cash flow: $-732/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: 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): 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

+0.4% since first listed

4 events — show timeline

• 2026-04-30 Price Changed $270,990 NTREIS
• 2026-04-29 Price Changed $270,990 Zillow
• 2026-03-25 Listed $269,990 NTREIS
• 2026-03-24 Listed $269,990 Zillow