909 Mckinney Ave · Princeton, TX 75407

$275,000

3 bd · 2.0 ba · 2,244 sqft · SingleFamily public records · 397 Days on market

Built 1979 8,712 sqft lot $123/sqft · 19% below area Est $341k · 19% under ↓ 5% 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 +8.3/30.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.2/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the heart of one of the fastest-growing cities, this classic brick home offers endless possibilities. Boasting a charming exterior and a spacious interior, this property is ready for a new owner to bring their vision to life. Inside, you'll find original character paired with ample space, featuring 4 bedrooms and 2 bathrooms. While some updates are needed, the home’s sturdy construction and traditional appeal provide a perfect canvas for customization. Whether you're looking to modernize or preserve its timeless beauty, the choice is yours! Good neighborhood and schools nearby. Outside, a generous yard offers plenty of space for outdoor enjoyment *****Lot next to it is also for sale (MLS # 20750739) same owner and could be a package deal with more property. Good location to call home. Come out and take a look and make some offers, seller is motivated.

Key facts

• Generous yard
• Original character
• Spacious interior

Tags

• CHARMING EXTERIOR
• SPACIOUS INTERIOR
• ORIGINAL CHARACTER
• STURDY CONSTRUCTION
• GENEROUS YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-249 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (28.2% below list).
• Recommended offer: $197k (28.2% below list) — sets the bar for 1% rule.

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 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $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 397 days — a 12% lower offer ($242k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,362 (28.2% 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 397 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.72% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.89%
• DSCR: 0.83
• GRM: 11.6

CMA / ARV

• ARV (median comp): $341,112
• List price: $275,000
• Delta: -19.38%
• 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
1110 Windermere Way	0.30mi	3/2.5	2,232 (-0%)	8mo	$388,900	$174	77
811 Princeton Heights Blvd	0.36mi	3/2.5	2,232 (-0%)	7mo	$392,900	$176	74
1110 Bullock Dr	0.36mi	3/2.5	2,232 (-0%)	13mo	$368,900	$165	70
802 Princeton Heights Blvd	0.40mi	4/2.5 (+1)	2,307 (+3%)	1mo	$391,900	$170	69
504 Regency Ct	0.42mi	4/3.0 (+1)	2,260 (+1%)	11mo	$386,129	$171	62
1112 Bullock Dr	0.36mi	4/2.5 (+1)	2,307 (+3%)	16mo	$394,900	$171	59
1314 Windermere Way	0.48mi	3/2.5	2,123 (-5%)	12mo	$349,500	$165	56
121 Caldwell St	0.39mi	4/2.5 (+1)	2,361 (+5%)	15mo	$399,999	$169	54
715 Tidal Dr	0.42mi	4/3.0 (+1)	2,059 (-8%)	12mo	$380,220	$185	48
717 Tidal Dr	0.42mi	4/2.0 (+1)	1,988 (-11%)	13mo	$360,888	$182	46
610 Aroco Bnd	0.42mi	4/2.5 (+1)	1,991 (-11%)	16mo	$416,500	$209	42
231 Teakwood Dr	0.70mi	4/3.5 (+1)	2,140 (-5%)	16mo	$349,500	$163	36

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: -26.1%
• Equity multiple: 0.14×
• Total profit: $-66,261
• Equity at exit: $41,003

10-year hold

• IRR: -35.8%
• Equity multiple: -0.31×
• Total profit: $-100,619
• Equity at exit: $23,777

Cash invested: $77,000 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,974 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$252 /mo · $3,023/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-249

Break-even live

Break-even rent $2,289

Max offer price $230,931

Occupancy floor —

Sensitivity live

Price	-10% $-94	-5% $-172	+0% $-249	+5% $-327	+10% $-405
Rent	-10% $-405	-5% $-327	+0% $-249	+5% $-172	+10% $-94
Rate	-1.0pp $-111	-0.5pp $-180	base $-249	+0.5pp $-321	+1.0pp $-393

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
819 Parkplace Rdg Princeton, TX	3.0	2.5	1669	$1,700	$1.02	45d	1	0.06mi
812 Parkplace Rdg Princeton, TX	4.0	2.5	1514	$1,575	$1.04	14d	1	0.09mi
806 Parkplace Rdg Princeton, TX	4.0	2.5	1600	$1,500	$0.94	20d	1	0.10mi
837 E College St Princeton, TX	4.0	2.5	1575	$1,500	$0.95	45d	1	0.12mi
1106 Parkway Trl Princeton, TX	3.0	2.5	1404	$1,500	$1.07	45d	1	0.14mi
704 E College St Princeton, TX	4.0	2.0	1710	$1,575	$0.92	45d	1	0.19mi
1206 Dye Blvd Princeton, TX	4.0	6.0	1845	$2,199	$1.19	45d	1	0.33mi
907 Princeton Hts Princeton, TX	3.0	2.5	1627	$1,995	$1.23	25d	1	0.34mi
1215 Bullock Dr Princeton, TX	4.0	2.5	1836	$2,095	$1.14	45d	1	0.36mi
1210 Bullock Dr Princeton, TX	3.0	3.0	1627	$1,850	$1.14	45d	1	0.38mi
804 Princeton Hts Princeton, TX	3.0	2.5	2232	$2,225	$1.00	6d	1	0.38mi
604 Princeton Hts Princeton, TX	3.0–5.0	2.0–2.5	1882	$2,045	$1.09	0d	1	0.39mi
1211 Princeton Hts Princeton, TX	3.0	2.0	1401	$1,995	$1.42	45d	1	0.40mi
1211 Princeton Hts Princeton, TX	3.0	2.0	1401	$1,770	$1.26	18d	1	0.40mi
912 N 4th St Princeton, TX	4.0	2.0	1448	$2,149	$1.48	0d	1	0.41mi
228 N 4th St Princeton, TX	3.0	2.0	1466	$1,450	$0.99	45d	1	0.45mi
1104 Witherspoon Ln Princeton, TX	4.0	3.0	1845	$2,200	$1.19	45d	1	0.50mi
1411 Windermere Way Princeton, TX	4.0	2.5	2323	$2,099	$0.90	6d	1	0.53mi
1414 Windermere Way Princeton, TX	3.0	2.5	1635	$1,945	$1.19	0d	1	0.56mi
1421 Butler Ave Princeton, TX	3.0	2.5	2225	$1,999	$0.90	25d	1	0.56mi
1411 Butler Ave Princeton, TX	4.0	3.0	2323	$2,399	$1.03	5d	1	0.56mi
712 Prairie Creek Dr Princeton, TX	4.0	3.0	2049	$2,350	$1.15	45d	1	0.67mi
1605 Fox DR Princeton, TX	3.0	2.0	1435	$2,208	$1.54	0d	11	0.69mi
236 Cr-454 Princeton, TX	3.0	2.5	1680	$2,030	$1.21	0d	1	0.72mi
305 Turquoise Ln Princeton, TX	4.0	2.0	1811	$1,850	$1.02	14d	1	0.74mi
101 Teakwood Dr Princeton, TX	4.0	2.0	1812	$2,000	$1.10	23d	1	0.76mi
1712 Sandalwood Way Princeton, TX	4.0	2.0	1803	$1,795	$1.00	25d	1	0.76mi
1707 Cotton Blossom Ln Princeton, TX	4.0	2.0	1811	$2,095	$1.16	5d	1	0.78mi
313 Sweet Pea Ln Princeton, TX	4.0	2.0	1802	$1,900	$1.05	4d	1	0.78mi
1715 Cotton Blossom Ln Princeton, TX	4.0	2.0	2006	$2,099	$1.05	45d	1	0.81mi
1717 Cotton Blossom Ln Princeton, TX	3.0	2.0	1924	$1,900	$0.99	20d	1	0.82mi
424 Madison Way Princeton, TX	4.0	3.0	2258	$2,350	$1.04	45d	1	0.85mi
1609 Washington St Princeton, TX	4.0	2.5	2182	$2,150	$0.99	0d	1	0.85mi
306 Golden Sands Ln Princeton, TX	4.0	2.5	1811	$1,995	$1.10	45d	1	0.90mi
265 Honeysuckle Ln Princeton, TX	4.0	2.5	2171	$2,195	$1.01	45d	1	0.91mi
406 Kingsbury Ave Princeton, TX	3.0	2.0	1810	$2,095	$1.16	45d	1	0.91mi
263 Honeysuckle Ln Princeton, TX	4.0	2.0	1800	$1,850	$1.03	45d	1	0.92mi
405 Wydown Dr Princeton, TX	4.0	2.5	2672	$2,350	$0.88	45d	1	0.92mi
514 Virginia Way Princeton, TX	4.0	2.0	1980	$2,200	$1.11	5d	1	0.93mi
1710 Washington St Princeton, TX	3.0	2.0	1437	$1,770	$1.23	3d	1	0.93mi

Listing history 17 events

1. 2026-06-21
   days on market $275,000 Active 397 DOM
2. 2026-06-18
   days on market $275,000 Active 394 DOM
3. 2026-06-17
   days on market $275,000 Active 393 DOM
4. 2026-06-16
   days on market $275,000 Active 392 DOM
5. 2026-06-15
   days on market $275,000 Active 391 DOM
6. 2026-06-13
   days on market $275,000 Active 389 DOM
7. 2026-06-13
   days on market $275,000 Active 388 DOM
8. 2026-06-09
   days on market $275,000 Active 385 DOM
9. 2026-06-08
   days on market $275,000 Active 384 DOM
10. 2026-06-07
    days on market $275,000 Active 383 DOM
11. 2026-06-04
    days on market $275,000 Active 380 DOM
12. 2026-06-03
    days on market $275,000 Active 379 DOM
13. 2026-06-02
    days on market $275,000 Active 378 DOM
14. 2026-06-01
    days on market $275,000 Active 377 DOM
15. 2026-05-31
    days on market $275,000 Active 376 DOM
16. 2025-07-30
    price $275,000 880-char remark

    Show marketing remark (880 chars)

    Nestled in the heart of one of the fastest-growing cities, this classic brick home offers endless possibilities. Boasting a charming exterior and a spacious interior, this property is ready for a new owner to bring their vision to life. Inside, you'll find original character paired with ample space, featuring 4 bedrooms and 2 bathrooms. While some updates are needed, the home’s sturdy construction and traditional appeal provide a perfect canvas for customization. Whether you're looking to modernize or preserve its timeless beauty, the choice is yours! Good neighborhood and schools nearby. Outside, a generous yard offers plenty of space for outdoor enjoyment *****Lot next to it is also for sale (MLS # 20750739) same owner and could be a package deal with more property. Good location to call home. Come out and take a look and make some offers, seller is motivated.

17. 2025-05-20
    listed $290,000 Active 880-char remark

    Show marketing remark (880 chars)

    Nestled in the heart of one of the fastest-growing cities, this classic brick home offers endless possibilities. Boasting a charming exterior and a spacious interior, this property is ready for a new owner to bring their vision to life. Inside, you'll find original character paired with ample space, featuring 4 bedrooms and 2 bathrooms. While some updates are needed, the home’s sturdy construction and traditional appeal provide a perfect canvas for customization. Whether you're looking to modernize or preserve its timeless beauty, the choice is yours! Good neighborhood and schools nearby. Outside, a generous yard offers plenty of space for outdoor enjoyment *****Lot next to it is also for sale (MLS # 20750739) same owner and could be a package deal with more property. Good location to call home. Come out and take a look and make some offers, seller is motivated.

ⓘ 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: $3,023 · $252/mo
• Projected year-2 tax: $5,032 · $419/mo
• Expected delta: +$2,010/yr (+$167/mo · 66.5%)

ⓘ 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: $23,683
• − Mortgage interest: −$15,404
• − Property taxes: −$3,023
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$8,000
• Taxable loss: −$7,908
• Est. tax savings @ 24.0%: +$1,898
• After-tax cash flow: $-1,096/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

• Census place: Princeton, TX
• 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

-5.2% since first listed

2 events — show timeline

• 2025-07-30 Price Changed $275,000 NTREIS
• 2025-05-20 Listed $290,000 NTREIS

Property tax history

+1.0%/yr

Latest (2025): $3,023 · -3.2% YoY. Source: county tax records.