6635 Coulter Dr · Wylie, TX 75407

$190,900

4 bd · 2.0 ba · 1,018 sqft · SingleFamily public records · 323 Days on market

Built 2023 Good condition 3,311 sqft lot $188/sqft · at area comps Est $197k · at est. $133/mo HOA · 7% 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).

• Cash flow +12.2/30.0
• ARV discount +8.8/15.0
• 1% rule +5.1/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into the charm of this 3-bedroom, 2-bath home designed with first-time buyers in mind. Built in 2023 and thoughtfully refreshed with new bedroom flooring, energy-efficient exterior doors, and fresh paint throughout—it’s move-in ready and full of potential. Tucked into the growing community of Tillage Farms, this home is your blank canvas to create something special. Limited photos? Even better—come experience the warmth, flow, and light in person.

Key facts

• Fresh paint
• New bedroom flooring
• 3,311 sq ft lot

Tags

• NEW BEDROOM FLOORING
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $191k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-38 ($-453/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (3.5% below list).
• Meets the 1% rule at list price ($2k rent vs $191k).
• Recommended offer: $168k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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.
• 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); 1410 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); 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 $6k 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 323 days — a 12% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 10809% 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; extreme-heat days projected 8→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,992 (12.0% 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 323 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 6.06%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 8.2

CMA / ARV

• ARV (median comp): $196,644
• List price: $190,900
• Delta: -2.92%
• 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
154 Herman Ln	0.10mi	3/2.0 (-1)	1,017 (-0%)	10mo	$199,999	$197	82
114 Sunflower St	0.06mi	3/2.0 (-1)	1,018 (0%)	15mo	$200,000	$196	80
125 Jethro Ln	0.14mi	3/2.0 (-1)	1,033 (+2%)	17mo	$164,900	$160	72
205 Jethro Ln	0.16mi	3/2.0 (-1)	1,017 (-0%)	19mo	$157,999	$155	72
6827 Coulter Dr	0.14mi	3/2.0 (-1)	1,033 (+2%)	18mo	$179,999	$174	71
115 Sesame Ln	0.18mi	3/2.0 (-1)	1,017 (-0%)	19mo	$180,999	$178	70
6639 Coulter Dr	0.01mi	3/2.0 (-1)	1,155 (+14%)	18mo	$199,500	$173	57
142 Sunflower St	0.09mi	3/2.0 (-1)	1,162 (+14%)	15mo	$204,995	$176	55
201 Jethro Ln	0.16mi	3/2.0 (-1)	1,155 (+14%)	18mo	$191,999	$166	50
118 Sesame Ln	0.16mi	3/2.0 (-1)	1,155 (+14%)	20mo	$193,839	$168	49
221 Jethro Ln	0.18mi	3/2.0 (-1)	1,155 (+14%)	19mo	$189,999	$165	49
111 Sesame Ln	0.18mi	3/2.0 (-1)	1,155 (+14%)	19mo	$187,999	$163	48

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: -21.7%
• Equity multiple: 0.27×
• Total profit: $-38,816
• Equity at exit: $28,464

10-year hold

• IRR: -27.5%
• Equity multiple: -0.09×
• Total profit: $-58,027
• Equity at exit: $16,506

Cash invested: $53,452 (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: 1410
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$1,001
• Tax from tax record: −$348 /mo · $4,181/yr
• Insurance: −$80
• HOA: −$133
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-38

Break-even live

Break-even rent $1,977

Max offer price $184,226

Occupancy floor 97%

Sensitivity live

Price	-10% $70	-5% $16	+0% $-38	+5% $-92	+10% $-146
Rent	-10% $-190	-5% $-114	+0% $-38	+5% $38	+10% $115
Rate	-1.0pp $58	-0.5pp $11	base $-38	+0.5pp $-87	+1.0pp $-138

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: $47,725
• Closing costs: $5,727
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6723 Coulter Dr Princeton, TX	3.0	2.0	1018	$1,500	$1.47	45d	1	0.06mi
6739 Coulter Dr Princeton, TX	3.0	2.0	1155	$1,500	$1.30	45d	1	0.08mi
152 Thresher Ln Princeton, TX	4.0	2.0	1300	$1,750	$1.35	14d	1	0.11mi
119 Sunflower St Princeton, TX	4.0	2.0	1300	$1,999	$1.54	14d	1	0.11mi
150 Sunflower St Princeton, TX	3.0	2.0	1017	$1,899	$1.87	7d	1	0.12mi
211 Herman Ln Princeton, TX	4.0	2.0	1295	$1,595	$1.23	45d	1	0.13mi
6550 August Dr Princeton, TX	3.0	2.0	1407	$1,695	$1.20	5d	1	0.14mi
6561 Alfalfa St Princeton, TX	3.0	2.0	1436	$1,599	$1.11	45d	1	0.15mi
206 Sunflower St Princeton, TX	3.0	2.0	1155	$1,475	$1.28	22d	1	0.15mi
145 Jethro Ln Princeton, TX	3.0	2.0	1033	$1,499	$1.45	26d	1	0.17mi
230 Sunflower St Princeton, TX	4.0	2.0	1300	$1,520	$1.17	1d	1	0.18mi
241 Thresher Ln Princeton, TX	4.0	2.0	1295	$1,850	$1.43	26d	1	0.20mi
6445 Middlebury Dr Princeton, TX	3.0	2.0	1266	$1,649	$1.30	9d	1	0.21mi
151 Sesame Ln Princeton, TX	4.0	2.0	1299	$1,634	$1.26	26d	1	0.22mi
252 Jethro Ln Princeton, TX	4.0	2.0	1300	$1,595	$1.23	45d	1	0.22mi
6808 Sunbeam Cir Princeton, TX	3.0	2.0	1155	$1,534	$1.33	24d	1	0.24mi
214 Wheatgrass Ln Princeton, TX	3.0	2.0	1407	$1,699	$1.21	45d	1	0.25mi
6751 Highlands St Princeton, TX	3.0	2.0	1411	$1,639	$1.16	18d	1	0.30mi
6111 Shearwater Rd , TX	3.0	2.0	1392	$1,900	$1.36	1d	1	0.32mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	14d	1	0.32mi
134 Harvest St Princeton, TX	3.0	2.0	1440	$1,825	$1.27	20d	1	0.33mi
321 Tall Cedar Way Princeton, TX	3.0	3.0	1468	$1,725	$1.18	45d	1	0.39mi
7020 Vining DR Princeton, TX	3.0	2.5	1382	$1,850	$1.34	26d	1	0.49mi
545 Holleman Dr Princeton, TX	3.0	2.0	1474	$1,750	$1.19	45d	1	0.50mi
538 Montclair Ave Princeton, TX	3.0	2.0	1260	$1,775	$1.41	12d	1	0.51mi
416 Finch CIR Princeton, TX	3.0	2.0	1266	$1,350	$1.07	45d	1	0.54mi
6744 Teal Cir Princeton, TX	3.0	2.0	1474	$1,790	$1.21	22d	1	0.55mi
613 Holleman Dr , TX	3.0	2.0	1260	$1,800	$1.43	1d	1	0.57mi
619 Fisher Ln Princeton, TX	3.0	2.0	1260	$1,600	$1.27	45d	1	0.62mi
600 Sandhill Crane Ln Princeton, TX	3.0	2.0	1402	$2,100	$1.50	14d	1	0.63mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	45d	1	0.66mi
143 Plumcove Dr Princeton, TX	3.0	3.0	1376	$2,150	$1.56	45d	1	0.67mi
6222 Sandpiper Ln Unit NA Princeton, TX	3.0	2.5	1400	$1,750	$1.25	9d	1	0.78mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,650	$1.21	1d	1	0.83mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	4d	1	0.83mi
623 Linden Rd Princeton, TX	3.0	2.5	1419	$1,650	$1.16	45d	1	0.85mi
812 Sandhill Crane Ln Princeton, TX	3.0	2.5	1309	$1,850	$1.41	45d	1	0.86mi
803 Wagtail Dr , TX	3.0	2.5	1360	$1,605	$1.18	24d	1	0.86mi
5825 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,780	$1.24	45d	1	0.87mi
228 Rubylace Dr Princeton, TX	3.0	2.0	1436	$1,700	$1.18	45d	1	0.87mi

HOA detail

• Monthly dues: $133 · $1,596/yr

Listing history 24 events

1. 2026-06-21
   days on market $190,900 Active 323 DOM
2. 2026-06-18
   days on market $190,900 Active 320 DOM
3. 2026-06-17
   days on market $190,900 Active 319 DOM
4. 2026-06-16
   days on market $190,900 Active 318 DOM
5. 2026-06-15
   days on market $190,900 Active 317 DOM
6. 2026-06-13
   days on market $190,900 Active 315 DOM
7. 2026-06-13
   days on market $190,900 Active 314 DOM
8. 2026-06-09
   days on market $190,900 Active 311 DOM
9. 2026-06-08
   days on market $190,900 Active 310 DOM
10. 2026-06-07
    days on market $190,900 Active 309 DOM
11. 2026-06-04
    days on market $190,900 Active 306 DOM
12. 2026-06-03
    days on market $190,900 Active 305 DOM
13. 2026-06-02
    days on market $190,900 Active 304 DOM
14. 2026-06-01
    days on market $190,900 Active 303 DOM
15. 2026-05-31
    days on market $190,900 Active 302 DOM
16. 2026-03-28
    price $1,625
17. 2026-03-27
    price $190,900 477-char remark

    Show marketing remark (477 chars)

    Step into the charm of this 3-bedroom, 2-bath home designed with first-time buyers in mind. Built in 2023 and thoughtfully refreshed with new bedroom flooring, energy-efficient exterior doors, and fresh paint throughout—it’s move-in ready and full of potential. Tucked into the growing community of Tillage Farms, this home is your blank canvas to create something special. Limited photos? Even better—come experience the warmth, flow, and light in person.

18. 2025-11-17
    price $191,900 477-char remark

    Show marketing remark (477 chars)

    Step into the charm of this 3-bedroom, 2-bath home designed with first-time buyers in mind. Built in 2023 and thoughtfully refreshed with new bedroom flooring, energy-efficient exterior doors, and fresh paint throughout—it’s move-in ready and full of potential. Tucked into the growing community of Tillage Farms, this home is your blank canvas to create something special. Limited photos? Even better—come experience the warmth, flow, and light in person.

19. 2025-10-22
    listed $1,750
20. 2025-10-10
    price $199,900 477-char remark

    Show marketing remark (477 chars)

    Step into the charm of this 3-bedroom, 2-bath home designed with first-time buyers in mind. Built in 2023 and thoughtfully refreshed with new bedroom flooring, energy-efficient exterior doors, and fresh paint throughout—it’s move-in ready and full of potential. Tucked into the growing community of Tillage Farms, this home is your blank canvas to create something special. Limited photos? Even better—come experience the warmth, flow, and light in person.

21. 2025-09-10
    price $207,000 477-char remark

    Show marketing remark (477 chars)

    Step into the charm of this 3-bedroom, 2-bath home designed with first-time buyers in mind. Built in 2023 and thoughtfully refreshed with new bedroom flooring, energy-efficient exterior doors, and fresh paint throughout—it’s move-in ready and full of potential. Tucked into the growing community of Tillage Farms, this home is your blank canvas to create something special. Limited photos? Even better—come experience the warmth, flow, and light in person.

22. 2025-08-27
    price $210,000 477-char remark

    Show marketing remark (477 chars)

    Step into the charm of this 3-bedroom, 2-bath home designed with first-time buyers in mind. Built in 2023 and thoughtfully refreshed with new bedroom flooring, energy-efficient exterior doors, and fresh paint throughout—it’s move-in ready and full of potential. Tucked into the growing community of Tillage Farms, this home is your blank canvas to create something special. Limited photos? Even better—come experience the warmth, flow, and light in person.

23. 2025-08-15
    price $215,000 477-char remark

    Show marketing remark (477 chars)

    Step into the charm of this 3-bedroom, 2-bath home designed with first-time buyers in mind. Built in 2023 and thoughtfully refreshed with new bedroom flooring, energy-efficient exterior doors, and fresh paint throughout—it’s move-in ready and full of potential. Tucked into the growing community of Tillage Farms, this home is your blank canvas to create something special. Limited photos? Even better—come experience the warmth, flow, and light in person.

24. 2025-08-01
    listed $225,000 Active 477-char remark

    Show marketing remark (477 chars)

    Step into the charm of this 3-bedroom, 2-bath home designed with first-time buyers in mind. Built in 2023 and thoughtfully refreshed with new bedroom flooring, energy-efficient exterior doors, and fresh paint throughout—it’s move-in ready and full of potential. Tucked into the growing community of Tillage Farms, this home is your blank canvas to create something special. Limited photos? Even better—come experience the warmth, flow, and light in person.

ⓘ 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: $4,181 · $348/mo
• Projected year-2 tax: $4,181 · $348/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 8 d/yr ≥110°F today · 26 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: $23,154
• − Mortgage interest: −$10,693
• − Property taxes: −$4,181
• − Insurance: −$954
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − HOA: −$1,596
• − Depreciation: −$5,553
• Taxable loss: −$3,529
• Est. tax savings @ 24.0%: +$847
• After-tax cash flow: $394/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 3-bedroom, 2-bath home is move-in ready with fresh paint and modern finishes, making it an excellent investment opportunity.

Value-add opportunities

• Both painting — fresh paint enhances curb appeal and interior aesthetics
• Both landscaping — improves curb appeal and adds value
• Both upgrading appliances — modern appliances increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both painting — fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscaping — improves curb appeal and adds value ↑
• Both upgrading appliances — modern appliances increase both resale and rental value ↑

ⓘ 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 — 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

-99.3% since first listed

9 events — show timeline

• 2026-03-28 Price Changed $1,625 NTREIS
• 2026-03-27 Price Changed $190,900 NTREIS
• 2025-11-17 Price Changed $191,900 NTREIS
• 2025-10-22 Listed for Rent $1,750 NTREIS
• 2025-10-10 Price Changed $199,900 NTREIS
• 2025-09-10 Price Changed $207,000 NTREIS
• 2025-08-27 Price Changed $210,000 NTREIS
• 2025-08-15 Price Changed $215,000 NTREIS
• 2025-08-01 Listed $225,000 NTREIS

Property tax history

+164.0%/yr

Latest (2025): $4,181 · -10.7% YoY. Source: county tax records.