205 Acorn Rd · Princeton, TX 75407

$178,589

3 bd · 2.0 ba · 1,192 sqft · SingleFamily · 10 Days on market

Built 2025 Good condition 4,400 sqft lot Est $247k · 28% under $60/mo HOA · 3% of rent

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Why this score? — see what drove the C+ 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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.1/10.0
• 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

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to an outdoor space. There are two secondary bedrooms that are both ideal for household members and overnight guests.

Key facts

• 4,400 sq ft lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Financial info: List price $188,999

Exterior

• Home design: Single-family home (Gates plan); Address: 205 Acorn Rd, Princeton TX 75407
• Exterior features: Living area approximately 1,192

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (new construction plan: Gates)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Cap rate 8.1% 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); 1404 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

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 $178,589

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $246,744
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 Jasmine Dr	0.51mi	3/2.0	1,260 (+6%)	21mo	$269,000	$213	50
112 Honeysuckle St	0.55mi	3/2.0	1,260 (+6%)	21mo	$285,000	$226	47
113 Honeysuckle St	0.58mi	3/2.0	1,260 (+6%)	23mo	$270,000	$214	44
207 Lemongrass	0.54mi	2/1.0 (-1)	1,039 (-13%)	8mo	$187,900	$181	37
115 Lemongrass Dr	0.52mi	2/1.0 (-1)	1,039 (-13%)	13mo	$215,000	$207	35
5509 Timber Point Dr	0.69mi	2/1.0 (-1)	1,039 (-13%)	4mo	$199,000	$192	34
318 Moray Dr	0.69mi	2/1.0 (-1)	1,047 (-12%)	8mo	$210,000	$201	32

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: -9.9%
• Equity multiple: 0.65×
• Total profit: $-17,596
• Equity at exit: $26,628

10-year hold

• IRR: -5.5%
• Equity multiple: 0.69×
• Total profit: $-15,465
• Equity at exit: $15,441

Cash invested: $50,005 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,978 high
• Mortgage (P&I): −$937
• Tax est. 1.5%: −$223 /mo · $2,679/yr
• Insurance: −$74
• HOA: −$60
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $268

Break-even live

Break-even rent $1,638

Max offer price $178,589

Occupancy floor 81%

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: $44,647
• Closing costs: $5,358
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Wyndemere Ln Princeton, TX	3.0	2.0	1438	$2,100	$1.46	43d	1	0.34mi
5105 Greywing Dr Princeton, TX	3.0	2.0	1438	$1,895	$1.32	17d	1	0.51mi
136 Honeysuckle St Princeton, TX	3.0	2.0	1267	$1,700	$1.34	43d	1	0.58mi
5504 Rockrose Ln Princeton, TX	3.0	2.0	1479	$1,999	$1.35	4d	1	0.65mi
119 Cypress Ln Princeton, TX	3.0	2.0	1260	$1,750	$1.39	43d	1	0.74mi
510 Olmstead Dr Princeton, TX	3.0	2.0	1260	$2,395	$1.90	5d	1	0.75mi
5644 Rockrose Ln Princeton, TX	3.0	2.0	1262	$1,800	$1.43	43d	1	0.81mi
320 Dewberry St Princeton, TX	3.0	2.0	1481	$1,745	$1.18	12d	1	0.84mi
5708 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,925	$1.34	43d	1	0.86mi
5213 Longshadow Dr Princeton, TX	3.0	2.0	1260	$2,035	$1.62	5d	1	0.87mi
5720 Rockrose Ln Princeton, TX	4.0	3.0	1500	$2,205	$1.47	5d	1	0.88mi
5724 Rockrose Ln Princeton, TX	3.0	2.0	1266	$2,050	$1.62	24d	1	0.89mi
330 Ashbrook Way Princeton, TX	3.0	2.0	1479	$1,800	$1.22	18d	1	0.89mi
5733 Rockrose Ln Princeton, TX	3.0	2.0	1266	$1,720	$1.36	43d	1	0.90mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,749	$1.18	5d	1	0.92mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,849	$1.25	24d	1	0.92mi
617 Dashwood Dr Princeton, TX	3.0	2.0	1440	$1,619	$1.12	2d	1	0.92mi
5817 Rockrose Ln Princeton, TX	3.0	2.0	1411	$1,624	$1.15	20d	1	0.93mi
5322 Longshadow Dr Princeton, TX	3.0	2.0	1407	$1,899	$1.35	20d	1	0.94mi
5322 Longshadow Dr Princeton, TX	3.0	2.0	1407	$1,699	$1.21	1d	1	0.94mi
718 Trestle Dr Princeton, TX	2.0	1.0	1012	$1,750	$1.73	16d	1	0.95mi
5825 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,780	$1.24	43d	1	0.95mi
427 Ashbrook Way Princeton, TX	3.0	2.0	1482	$1,800	$1.21	3d	1	0.95mi
318 Mahogany Ln Princeton, TX	3.0	2.0	1479	$1,800	$1.22	24d	1	0.97mi
5836 Timber Point Dr Princeton, TX	3.0	2.0	1440	$1,875	$1.30	18d	1	0.97mi
5324 Vinebrook Way Princeton, TX	3.0	2.0	1262	$1,695	$1.34	43d	1	1.00mi
228 Rubylace Dr Princeton, TX	3.0	2.0	1436	$1,700	$1.18	43d	1	1.01mi
5318 Curwood Dr Princeton, TX	3.0	2.0	1440	$1,650	$1.15	43d	1	1.04mi
5836 Crystal Water Way Princeton, TX	3.0	2.0	1481	$1,799	$1.21	5d	1	1.05mi
5808 Cherry Hollow Way Princeton, TX	3.0	2.0	1260	$1,749	$1.39	17d	1	1.05mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	7d	1	1.08mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	16d	1	1.08mi
501 Yellow Rose Rd Princeton, TX	3.0	2.0	1294	$2,000	$1.55	43d	1	1.15mi
143 Plumcove Dr Princeton, TX	3.0	3.0	1376	$2,150	$1.56	43d	1	1.17mi
3918 Applewood Trl Princeton, TX	3.0	2.0	1294	$1,875	$1.45	22d	1	1.25mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	43d	1	1.27mi
6018 Primrose Rd , TX	3.0–4.0	2.5	1484	$1,800	$1.21	3d	5	1.44mi
623 Linden Rd Princeton, TX	3.0	2.5	1419	$1,650	$1.16	43d	1	1.47mi
6114 Holly Spring Rd , TX	2.0	2.5	1130	$1,675	$1.48	43d	1	1.48mi
6203 Holly Spring Rd , TX	2.0	2.5	1130	$1,595	$1.41	43d	1	1.48mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 12 events

1. 2026-06-18
   days on market $178,589 Active 10 DOM
2. 2026-06-17
   days on market $178,589 Active 9 DOM
3. 2026-06-16
   days on market $178,589 Active 8 DOM
4. 2026-06-15
   price $178,589 Active 7 DOM
5. 2026-06-15
   days on market $180,589 Active 7 DOM
6. 2026-06-13
   days on market $180,589 Active 5 DOM
7. 2026-06-13
   days on market $180,589 Active 4 DOM
8. 2026-06-08
   pricedays on marketlisting id $180,589 Active 1 DOM
9. 2026-06-07
   days on market $178,999 Active 5 DOM
10. 2026-06-04
    pricedays on market $178,999 Active 2 DOM
11. 2026-06-02
    remarks 394-char remark
12. 2026-06-02
    listed $188,999 Active 1 DOM

ⓘ 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 ≥111°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: $23,730
• − Mortgage interest: −$10,004
• − Property taxes: −$2,679
• − Insurance: −$893
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − HOA: −$720
• − Depreciation: −$5,195
• Taxable income: $442
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $3,110/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 · 12 photos

Good 80/100 Cosmetic rehab

This single-level home features a spacious open floorplan with modern updates and a good condition score, making it a solid investment opportunity.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Boosts curb appeal and rental value
• Both Add smart home features — Improves convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Boosts curb appeal and rental value ↑
• Both Add smart home features — Improves convenience and marketability ↑

ⓘ 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: 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