210 County Road 1015 · Wylie, TX 75407

$180,000

4 bd · 2.0 ba · 2,128 sqft · Land public records · 105 Days on market

Built 1998 1.00 ac lot $85/sqft · 37% below area Est $288k · 37% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4 bedrooms and 2 bathrooms mobile home with addition building 1 bedroom and 1 bathroom. Spacious home on one acre lot close to the lake in Princeton! This home offers split master suite with full bath and closet. The island kitchen offers views of the spacious backyard. Large carport and addition are great for storage or finish out. This house is in poor condition after tenants been evicted, owner wants to sell it AS-IS, no repair.

Key facts

• 1 acre lot
• Built 1998
• Listed 104 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $180k.

Deal economics

• At list price, monthly cash flow is $926 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 4.0% in Wylie — 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 69/100 on livability (#419 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing 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.
• Market conditions: Rents soft (-1.0%/yr); 1404 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).
• This rent runs 34% of the median local income ($100k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y ago; this cycle's ask is 12314% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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.
6. 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.
7. 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: 1.59% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.05%
• DSCR: 1.98
• GRM: 5.2

CMA / ARV

• ARV (median comp): $287,609
• List price: $180,000
• Delta: -37.41%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.2%
• Equity multiple: 1.43×
• Total profit: $21,516
• Equity at exit: $26,839

10-year hold

• IRR: 17.6%
• Equity multiple: 2.24×
• Total profit: $62,639
• Equity at exit: $15,563

Cash invested: $50,400 (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: 1404
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,865 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$319 /mo · $3,825/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $926

Break-even live

Break-even rent $1,693

Max offer price $180,000

Occupancy floor 63%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3649 County Road 770 Princeton, TX	3.0	3.0	2200	$3,300	$1.50	1d	1	0.65mi
413 Wild Rose Way Princeton, TX	4.0	3.0	2540	$2,400	$0.94	19d	1	1.47mi
341 Wild Rose Way Princeton, TX	4.0	3.0	2090	$2,150	$1.03	43d	1	1.47mi

Listing history 43 events

1. 2026-06-13
   days on market $180,000 Active 105 DOM
2. 2026-06-13
   days on market $180,000 Active 104 DOM
3. 2026-06-09
   days on market $180,000 Active 101 DOM
4. 2026-06-08
   days on market $180,000 Active 100 DOM
5. 2026-06-07
   days on market $180,000 Active 99 DOM
6. 2026-06-04
   days on market $180,000 Active 96 DOM
7. 2026-06-03
   days on market $180,000 Active 95 DOM
8. 2026-06-02
   days on market $180,000 Active 94 DOM
9. 2026-06-01
   days on market $180,000 Active 93 DOM
10. 2026-05-31
    days on market $180,000 Active 92 DOM
11. 2026-05-13
    price $185,000 440-char remark

    Show marketing remark (440 chars)

    This 4 bedrooms and 2 bathrooms mobile home with addition building 1 bedroom and 1 bathroom. Spacious home on one acre lot close to the lake in Princeton! This home offers split master suite with full bath and closet. The island kitchen offers views of the spacious backyard. Large carport and addition are great for storage or finish out. This house is in poor condition after tenants been evicted, owner wants to sell it AS-IS, no repair.

12. 2026-05-08
    price $1,400
13. 2026-05-01
    listed $1,450

    Show marketing remark (440 chars)

    This 4 bedrooms and 2 bathrooms mobile home with addition building 1 bedroom and 1 bathroom. Spacious home on one acre lot close to the lake in Princeton! This home offers split master suite with full bath and closet. The island kitchen offers views of the spacious backyard. Large carport and addition are great for storage or finish out. This house is in poor condition after tenants been evicted, owner wants to sell it AS-IS, no repair.

14. 2026-05-01
    status Active 440-char remark

    Show marketing remark (440 chars)

    This 4 bedrooms and 2 bathrooms mobile home with addition building 1 bedroom and 1 bathroom. Spacious home on one acre lot close to the lake in Princeton! This home offers split master suite with full bath and closet. The island kitchen offers views of the spacious backyard. Large carport and addition are great for storage or finish out. This house is in poor condition after tenants been evicted, owner wants to sell it AS-IS, no repair.

15. 2026-04-30
    historical 440-char remark

    Show marketing remark (440 chars)

    This 4 bedrooms and 2 bathrooms mobile home with addition building 1 bedroom and 1 bathroom. Spacious home on one acre lot close to the lake in Princeton! This home offers split master suite with full bath and closet. The island kitchen offers views of the spacious backyard. Large carport and addition are great for storage or finish out. This house is in poor condition after tenants been evicted, owner wants to sell it AS-IS, no repair.

16. 2026-04-11
    price $188,000 440-char remark

    Show marketing remark (440 chars)

    This 4 bedrooms and 2 bathrooms mobile home with addition building 1 bedroom and 1 bathroom. Spacious home on one acre lot close to the lake in Princeton! This home offers split master suite with full bath and closet. The island kitchen offers views of the spacious backyard. Large carport and addition are great for storage or finish out. This house is in poor condition after tenants been evicted, owner wants to sell it AS-IS, no repair.

17. 2026-03-22
    price $189,000 440-char remark

    Show marketing remark (440 chars)

    This 4 bedrooms and 2 bathrooms mobile home with addition building 1 bedroom and 1 bathroom. Spacious home on one acre lot close to the lake in Princeton! This home offers split master suite with full bath and closet. The island kitchen offers views of the spacious backyard. Large carport and addition are great for storage or finish out. This house is in poor condition after tenants been evicted, owner wants to sell it AS-IS, no repair.

18. 2026-03-15
    price $195,000 440-char remark

    Show marketing remark (440 chars)

    This 4 bedrooms and 2 bathrooms mobile home with addition building 1 bedroom and 1 bathroom. Spacious home on one acre lot close to the lake in Princeton! This home offers split master suite with full bath and closet. The island kitchen offers views of the spacious backyard. Large carport and addition are great for storage or finish out. This house is in poor condition after tenants been evicted, owner wants to sell it AS-IS, no repair.

19. 2026-03-09
    price $205,000 440-char remark

    Show marketing remark (440 chars)

    This 4 bedrooms and 2 bathrooms mobile home with addition building 1 bedroom and 1 bathroom. Spacious home on one acre lot close to the lake in Princeton! This home offers split master suite with full bath and closet. The island kitchen offers views of the spacious backyard. Large carport and addition are great for storage or finish out. This house is in poor condition after tenants been evicted, owner wants to sell it AS-IS, no repair.

20. 2026-02-27
    listed $215,000 Active 440-char remark

    Show marketing remark (440 chars)

    This 4 bedrooms and 2 bathrooms mobile home with addition building 1 bedroom and 1 bathroom. Spacious home on one acre lot close to the lake in Princeton! This home offers split master suite with full bath and closet. The island kitchen offers views of the spacious backyard. Large carport and addition are great for storage or finish out. This house is in poor condition after tenants been evicted, owner wants to sell it AS-IS, no repair.

21. 2025-09-06
    historical $1,400
22. 2025-09-06
    historical
23. 2025-08-29
    price $1,400
24. 2025-08-27
    price $230,000
25. 2025-08-23
    price $1,450
26. 2025-08-18
    listed $1,500
27. 2025-08-15
    listed $235,000 Active
28. 2024-07-29
    historical $1,450
29. 2024-07-28
    historical
30. 2024-07-15
    price $1,450
31. 2024-06-24
    price $210,000
32. 2024-06-21
    listed $1,500
33. 2024-06-20
    price $195,000
34. 2024-06-12
    listed $200,000 Active
35. 2024-01-06
    historical $1,500
36. 2023-12-22
    price $1,500
37. 2023-12-01
    listed $1,600
38. 2013-08-05
    soldstatus Closed
39. 2013-07-09
    status Pending
40. 2013-07-09
    status Active
41. 2013-07-01
    status Pending
42. 2013-06-26
    listed $39,000 Active
43. 2004-03-22
    soldstatus

ⓘ 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: $3,825 · $319/mo
• Projected year-2 tax: $3,825 · $319/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 ≥111°F today · 25 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: $34,386
• − Mortgage interest: −$10,083
• − Property taxes: −$3,825
• − Insurance: −$900
• − Repairs & maintenance: −$2,751
• − Management: −$2,751
• − Depreciation: −$5,236
• Taxable income: $8,840
• Est. tax owed @ 24.0%: −$2,122
• After-tax cash flow: $8,991/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 — Wylie

• Score: 69/100
• State rank: #419
• US rank: #8623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collin County · 1,159,394 people
• City population: 69,325
• 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

+374.4% since first listed

33 events — show timeline

• 2026-05-13 Price Changed $185,000 NTREIS
• 2026-05-08 Price Changed $1,400 NTREIS
• 2026-05-01 Listed for Rent $1,450 NTREIS
• 2026-05-01 Relisted — NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2026-04-11 Price Changed $188,000 NTREIS
• 2026-03-22 Price Changed $189,000 NTREIS
• 2026-03-15 Price Changed $195,000 NTREIS
• 2026-03-09 Price Changed $205,000 NTREIS
• 2026-02-27 Listed $215,000 NTREIS
• 2025-09-06 Rental Removed $1,400 NTREIS
• 2025-09-06 Listing Removed — NTREIS
• 2025-08-29 Price Changed $1,400 NTREIS
• 2025-08-27 Price Changed $230,000 NTREIS
• 2025-08-23 Price Changed $1,450 NTREIS
• 2025-08-18 Listed for Rent $1,500 NTREIS
• 2025-08-15 Listed $235,000 NTREIS
• 2024-07-29 Rental Removed $1,450 NTREIS
• 2024-07-28 Listing Removed — NTREIS
• 2024-07-15 Price Changed $1,450 NTREIS
• 2024-06-24 Price Changed $210,000 NTREIS
• 2024-06-21 Listed for Rent $1,500 NTREIS
• 2024-06-20 Price Changed $195,000 NTREIS
• 2024-06-12 Listed $200,000 NTREIS
• 2024-01-06 Rental Removed $1,500 NTREIS
• 2023-12-22 Price Changed $1,500 NTREIS
• 2023-12-01 Listed for Rent $1,600 NTREIS
• 2013-08-05 Sold (MLS) — NTREIS
• 2013-07-09 Pending — NTREIS
• 2013-07-09 Relisted — NTREIS
• 2013-07-01 Pending — NTREIS
• 2013-06-26 Listed $39,000 NTREIS
• 2004-03-22 Sold (Public Records) — Public Records

Property tax history

+14.2%/yr

Latest (2025): $3,825 · +10.3% YoY. Source: county tax records.