Clayton Resolution X Plan · Princeton, TX 75407

$94,995

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 211 Days on market

Manufactured home Good condition $865/mo HOA · 58% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• 1% rule +4.9/10.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Appreciation +2.5/10.0
• Rent growth +2.2/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Manufactured-home adj. -2.3

Listing remarks MLS

The Clayton Resolution 3X offers a thoughtfully designed living space with 3 bedrooms and 2 bathrooms, encompassing approximately 1,140 square feet. Its open-concept layout seamlessly connects the living, dining, and kitchen areas, creating an inviting atmosphere for family gatherings and entertaining. The split-bedroom design ensures privacy, with the primary suite featuring a spacious ensuite bathroom and a generous walk-in closet.

Key facts

• Listed 210 days

🏗️ New construction. The $94,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $149,900.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-727 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $45k (52.9% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $45k (52.9% below list) — sets the bar for cash-flow.
• Cap rate 0.5% vs local median 4.5% in Princeton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Harper El (math 50% / reading 41%, grade D-, #1,112 of 4,322 statewide, top 26%, 436 students, 56% 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) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents soft (-1.0%/yr); 2157 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 74% 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).
• This rent is only 18% of the median local income ($100k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 211 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 58% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 8→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,764 (52.9% 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 211 days. Have you received any prior offers? Is the seller open to a 53% 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: 0.99% ✗
• Cap rate: 0.48%
• Cash-on-cash: -20.77%
• DSCR: 0.08
• GRM: 8.4

CMA / ARV

• ARV (median comp): $149,900
• List price: $94,995
• Delta: -36.63%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Acorn Rd	1.11mi	3/2.0	1,192 (-2%)	0mo	$167,999	$141	62
640 Autumnwood Way	1.39mi	3/2.0	1,260 (+4%)	2mo	$254,900	$202	57
829 Wild Rose Way	0.75mi	3/2.0	1,294 (+6%)	3mo	$262,490	$203	52
5360 County Road 437	1.32mi	3/2.0	1,344 (+10%)	1mo	$120,000	$89	46
425 Acorn Rd	1.14mi	3/2.0	1,033 (-15%)	0mo	$161,999	$157	40
4937 Praline Dr	1.14mi	3/2.0	1,033 (-15%)	1mo	$157,499	$152	39
4957 Praline Dr	1.17mi	3/2.0	1,033 (-15%)	1mo	$157,999	$153	39
813 Wild Rose Way	0.72mi	3/2.0	1,447 (+19%)	3mo	$271,490	$188	39
5202 Finbrooke Dr	1.44mi	3/2.0	1,479 (+22%)	2mo	$248,000	$168	38
5300 County Road 437	1.27mi	3/2.0	1,514 (+24%)	3mo	$399,000	$264	37
416 Ardsley Ln	1.13mi	3/2.0	1,438 (+18%)	4mo	$259,000	$180	37
702 Slocum Way	1.46mi	2/1.0 (-1)	1,012 (-17%)	4mo	$179,000	$177	28

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: -68.4%
• Equity multiple: -0.77×
• Total profit: $-74,369
• Equity at exit: $22,351

10-year hold

• IRR: —
• Equity multiple: -2.31×
• Total profit: $-138,932
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8 active
• Median asking: $100,995 ($81/sqft)
• Median days on market: 211 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +52.8% 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: 2157
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,487 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$865
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-727

Break-even live

Break-even rent $2,406

Max offer price $44,764

Occupancy floor —

Sensitivity live

Price	-10% $-623	-5% $-675	+0% $-727	+5% $-778	+10% $-830
Rent	-10% $-844	-5% $-785	+0% $-727	+5% $-668	+10% $-609
Rate	-1.0pp $-651	-0.5pp $-688	base $-727	+0.5pp $-765	+1.0pp $-805

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: $37,475
• Closing costs: $4,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 Wild Rose Way Princeton, TX	3.0	2.0	1294	$1,750	$1.35	11d	1	0.27mi
324 Wild Rose Way Princeton, TX	3.0	2.0	1294	$1,753	$1.35	20d	1	0.27mi
417 Pineywood Trl Princeton, TX	3.0	2.0	1294	$1,873	$1.45	85d	1	0.32mi
501 Yellow Rose Rd Princeton, TX	3.0	2.0	1294	$2,000	$1.55	139d	1	0.33mi
3918 Applewood Trl Princeton, TX	3.0	2.0	1294	$1,850	$1.43	94d	1	0.39mi
3918 Applewood Trl Princeton, TX	3.0	2.0	1294	$1,825	$1.41	42d	1	0.39mi
3923 Mountain DR Princeton, TX	3.0	2.0	1294	$1,700	$1.31	73d	1	0.69mi
3923 Mountain DR Princeton, TX	3.0	2.0	1294	$1,700	$1.31	76d	1	0.69mi
837 Wild Rose Way Princeton, TX	3.0	2.0	1456	$1,920	$1.32	94d	1	0.74mi
5976 Ripple Rush Dr Princeton, TX	3.0	2.0	1243	$1,650	$1.33	26d	1	1.14mi
5105 Greywing Dr Princeton, TX	3.0	2.0	1438	$1,795	$1.25	90d	1	1.19mi
3033 County Road 743 Princeton, TX	3.0	2.0	1344	$1,250	$0.93	51d	1	1.31mi
108 Wyndemere Ln Princeton, TX	3.0	2.0	1438	$2,100	$1.46	139d	1	1.34mi
5213 Longshadow Dr Princeton, TX	3.0	2.0	1260	$1,650	$1.31	28d	1	1.42mi
702 Slocum Way Princeton, TX	2.0	1.0	1012	$1,600	$1.58	90d	1	1.42mi
709 Slocum Way Princeton, TX	3.0	2.0	1243	$1,650	$1.33	7d	1	1.43mi
510 Olmstead Dr Princeton, TX	3.0	2.0	1260	$1,795	$1.42	40d	1	1.45mi
510 Olmstead Dr Princeton, TX	3.0	2.0	1260	$1,795	$1.42	50d	1	1.45mi
718 Trestle Dr Princeton, TX	2.0	1.0	1012	$1,700	$1.68	94d	1	1.49mi

Listing history 9 events

1. 2026-06-09
   days on market $94,995 Active 211 DOM
2. 2026-06-08
   days on market $94,995 Active 210 DOM
3. 2026-06-07
   days on market $94,995 Active 209 DOM
4. 2026-06-04
   days on market $94,995 Active 206 DOM
5. 2026-06-03
   days on market $94,995 Active 205 DOM
6. 2026-06-02
   days on market $94,995 Active 204 DOM
7. 2026-06-01
   days on market $94,995 Active 203 DOM
8. 2026-05-31
   days on market $94,995 Active 202 DOM
9. 2025-11-11
   listed $94,995 Active 437-char remark

   Show marketing remark (437 chars)

   The Clayton Resolution 3X offers a thoughtfully designed living space with 3 bedrooms and 2 bathrooms, encompassing approximately 1,140 square feet. Its open-concept layout seamlessly connects the living, dining, and kitchen areas, creating an inviting atmosphere for family gatherings and entertaining. The split-bedroom design ensures privacy, with the primary suite featuring a spacious ensuite bathroom and a generous walk-in closet.

ⓘ 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 8/10 Severe 8 d/yr ≥111°F today · 27 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: $17,838
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − HOA: −$10,380
• − Depreciation: −$4,361
• Taxable loss: −$11,151
• Est. tax savings @ 24.0%: +$2,676
• After-tax cash flow: $-6,043/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 None rehab

This Clayton Resolution X Plan home is in good condition with no visible repairs needed. It offers a good starting point for potential buyers or renters, with minor updates like painting and landscaping that can significantly enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers or renters. ↑
• Both Adding a small patio or deck — A patio or deck can increase the living space and add value for both resale and rental purposes. ↑

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Harper El D- TX #1,112/4,322 Nat'l #15,746/41,679 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

• 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

1 event — show timeline

• 2025-11-11 Listed $94,995 Zillow