1013 Quartz Trl · Princeton, TX 75407

$275,000

4 bd · 2.0 ba · 1,587 sqft · SingleFamily public records · 73 Days on market

Built 2017 5,009 sqft lot $173/sqft · 19% below area Est $340k · 19% under $38/mo HOA · 2% of rent ↓ 17% 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 +7.7/30.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3,900k towards closing if you use preferred lender, Stone Guard Lending! Welcome to this beautifully maintained 4-bedroom, 2-bathroom home offering 1,587 square feet of inviting living space! Nestled in the sought-after Trails of Riverstone community in Princeton, TX, this move-in ready gem features stylish designer touches throughout—from decorative lighting and granite countertops to wood-look laminate flooring. The open-concept layout includes a spacious living area, cozy breakfast nook, and an extended patio perfect for outdoor entertaining. This home has been lovingly cared for and is ready to welcome its next chapter. Primary bathroom has shelves to fulfill your linen closet's needs. Community amenities include a sparkling pool and a playground for the kids, ensuring year-round fun for the whole family. With convenient access to shopping, parks, and more—this home truly checks every box. Don’t miss your chance to make it yours!

Key facts

• Extended patio
• Open-concept layout
• Playground

Tags

• TRAILS OF RIVERSTONE COMMUNITY
• OPEN-CONCEPT LAYOUT
• EXTENDED PATIO
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-322 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (19.9% below list).
• Recommended offer: $218k (20.7% below list) — sets the bar for cash-flow.

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 leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 73 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,153 (20.7% 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 73 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.80% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.02%
• DSCR: 0.78
• GRM: 10.4

CMA / ARV

• ARV (median comp): $340,223
• List price: $275,000
• Delta: -19.17%
• 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
806 Opal Path	0.22mi	4/2.0	1,590 (+0%)	1mo	$259,000	$163	88
1003 Sapphire Dr	0.27mi	4/2.0	1,630 (+3%)	1mo	$285,000	$175	82
1404 Marble St	0.25mi	4/2.5	1,650 (+4%)	0mo	$275,000	$167	80
1208 Augustin Dr	0.46mi	3/2.0 (-1)	1,591 (+0%)	0mo	$258,000	$162	73
1217 Lambert Dr	0.41mi	3/2.0 (-1)	1,635 (+3%)	2mo	$275,000	$168	69
1305 Savannah Ridge Dr	0.65mi	4/2.0	1,587 (0%)	1mo	$275,000	$173	69
1508 Wild Rye Cir	0.72mi	4/2.0	1,587 (0%)	1mo	$275,000	$173	66
1312 Riviera Dr	0.41mi	4/2.0	1,748 (+10%)	1mo	$275,000	$157	64
1120 Grace Dr	0.38mi	3/2.0 (-1)	1,412 (-11%)	4mo	$249,900	$177	55
1204 Bellevue Dr	0.50mi	3/2.0 (-1)	1,432 (-10%)	2mo	$220,000	$154	54
2001 Partridge Rd	0.66mi	3/2.0 (-1)	1,692 (+7%)	2mo	$318,990	$189	52
2002 Sandpiper Way	0.66mi	4/2.0	1,800 (+13%)	5mo	$314,990	$175	43

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: -28.5%
• Equity multiple: 0.07×
• Total profit: $-71,381
• Equity at exit: $41,003

10-year hold

• IRR: -47.6%
• Equity multiple: -0.47×
• Total profit: $-112,962
• 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: 10.4×

Monthly cashflow live

• Estimated rent: $2,203 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$468 /mo · $5,611/yr
• Insurance: −$115
• HOA: −$38
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-322

Break-even live

Break-even rent $2,611

Max offer price $218,153

Occupancy floor —

Sensitivity live

Price	-10% $-166	-5% $-244	+0% $-322	+5% $-400	+10% $-477
Rent	-10% $-496	-5% $-409	+0% $-322	+5% $-235	+10% $-148
Rate	-1.0pp $-183	-0.5pp $-252	base $-322	+0.5pp $-393	+1.0pp $-466

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
1123 Garnet St Princeton, TX	3.0	2.0	1891	$1,980	$1.05	21d	1	0.11mi
1405 Diamond Ct Princeton, TX	4.0	2.0	1891	$1,925	$1.02	44d	1	0.15mi
1009 Riverstone Trl Princeton, TX	5.0	2.0	2047	$2,195	$1.07	11d	1	0.19mi
904 Opal Path Princeton, TX	4.0	2.0	1891	$1,995	$1.05	44d	1	0.20mi
1101 Emerald Dr Princeton, TX	4.0	2.0	1630	$1,800	$1.10	25d	1	0.21mi
1008 Emerald Dr Princeton, TX	4.0	2.5	2119	$2,300	$1.09	44d	1	0.25mi
1202 Meadow Wood Ct Princeton, TX	5.0	2.0	2044	$2,400	$1.17	5d	1	0.25mi
1218 Meadow Creek Dr Princeton, TX	4.0	2.0	1567	$1,726	$1.10	18d	1	0.30mi
1218 Meadow Creek Dr Princeton, TX	4.0	2.0	1567	$1,715	$1.09	11d	1	0.30mi
1111 Meadow Side Dr Princeton, TX	4.0	4.0	1567	$2,195	$1.40	8d	1	0.30mi
1302 Meadow Creek Dr Princeton, TX	4.0	2.0	1889	$2,095	$1.11	8d	1	0.30mi
1210 Antoinette Dr Princeton, TX	3.0	2.5	2244	$2,045	$0.91	5d	1	0.31mi
802 Platinum Dr Princeton, TX	4.0	2.0	1710	$1,875	$1.10	21d	1	0.32mi
1217 Caroline Dr Princeton, TX	4.0	2.0	1948	$1,975	$1.01	6d	1	0.35mi
1655 Ratama Dr Princeton, TX	4.0	2.0	1851	$2,250	$1.22	13d	1	0.35mi
900 Sapphire Dr Princeton, TX	5.0	2.0	2046	$2,300	$1.12	44d	1	0.35mi
811 Emerald Dr Princeton, TX	4.0	2.0	2080	$2,250	$1.08	44d	1	0.36mi
908 Mercury Dr Princeton, TX	4.0	2.0	1630	$1,875	$1.15	44d	1	0.38mi
909 Cormorant St Princeton, TX	3.0	2.5	2141	$2,100	$0.98	6d	1	0.38mi
1118 Grace Dr Princeton, TX	4.0	2.0	1924	$2,850	$1.48	0d	1	0.38mi
1213 Lambert Dr Princeton, TX	3.0	2.0	1691	$1,950	$1.15	0d	1	0.39mi
1011 Meadow Green Ct Princeton, TX	3.0	2.0	1580	$1,895	$1.20	13d	1	0.40mi
1114 Augustin Dr Princeton, TX	3.0	2.5	2226	$1,700	$0.76	44d	1	0.43mi
1048 Churchill Dr Princeton, TX	4.0	2.0	1901	$1,950	$1.03	44d	1	0.46mi
1210 Augustin Dr Princeton, TX	4.0	2.0	1760	$1,750	$0.99	18d	1	0.46mi
1114 Bellevue Dr Princeton, TX	4.0	2.0	1591	$1,949	$1.23	2d	1	0.48mi
2049 Meadow View Dr Princeton, TX	4.0	2.0	1807	$1,800	$1.00	13d	1	0.50mi
1062 Churchill Dr Princeton, TX	4.0	2.0	1901	$1,889	$0.99	8d	1	0.52mi
600 W Monte Carlo Blvd Princeton, TX	1.0–3.0	1.0–2.0	1245	$1,728	$1.39	0d	31	0.55mi
1413 Orchid Dr Princeton, TX	3.0	2.5	1633	$2,049	$1.25	2d	11	0.55mi
1101 Rainer Dr Princeton, TX	4.0	2.0	1712	$2,150	$1.26	25d	1	0.56mi
1121 Rainer Dr Princeton, TX	4.0	2.0	1892	$1,900	$1.00	0d	1	0.56mi
1212 Roman Dr Princeton, TX	4.0	2.0	1712	$1,895	$1.11	17d	1	0.57mi
812 Indigo Rd Princeton, TX	3.0	2.0	1653	$2,200	$1.33	44d	1	0.61mi
1305 Savannah Ridge Dr Princeton, TX	3.0	2.0	1587	$1,795	$1.13	11d	1	0.63mi
1305 Savannah Ridge Dr Princeton, TX	3.0	2.0	1587	$1,795	$1.13	0d	1	0.63mi
461 San Remo Princeton, TX	3.0	2.0	2084	$2,500	$1.20	25d	1	0.63mi
1911 Sandpiper Way Princeton, TX	3.0	2.0	1977	$1,950	$0.99	0d	1	0.63mi
2107 Camellia St Princeton, TX	4.0	2.0	1829	$2,200	$1.20	13d	1	0.64mi
144 Meadow Crest Dr Princeton, TX	3.0	2.0	1873	$2,000	$1.07	44d	1	0.66mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: pool

Listing history 12 events

1. 2026-06-04
   days on market $275,000 Active 73 DOM
2. 2026-06-03
   days on market $275,000 Active 72 DOM
3. 2026-06-02
   days on market $275,000 Active 71 DOM
4. 2026-06-01
   days on market $275,000 Active 70 DOM
5. 2026-05-31
   days on market $275,000 Active 69 DOM
6. 2026-03-23
   listed $275,000 Active 972-char remark

   Show marketing remark (972 chars)

   3,900k towards closing if you use preferred lender, Stone Guard Lending! Welcome to this beautifully maintained 4-bedroom, 2-bathroom home offering 1,587 square feet of inviting living space! Nestled in the sought-after Trails of Riverstone community in Princeton, TX, this move-in ready gem features stylish designer touches throughout—from decorative lighting and granite countertops to wood-look laminate flooring. The open-concept layout includes a spacious living area, cozy breakfast nook, and an extended patio perfect for outdoor entertaining. This home has been lovingly cared for and is ready to welcome its next chapter. Primary bathroom has shelves to fulfill your linen closet's needs. Community amenities include a sparkling pool and a playground for the kids, ensuring year-round fun for the whole family. With convenient access to shopping, parks, and more—this home truly checks every box. Don’t miss your chance to make it yours!

7. 2025-12-26
   historical
8. 2025-08-21
   price $295,000
9. 2025-06-30
   listed $300,000 Active
10. 2023-07-29
    historical $2,050
11. 2023-07-25
    listed $2,050
12. 2023-07-14
    listed $330,000 Active

ⓘ 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: $5,611 · $468/mo
• Projected year-2 tax: $5,611 · $468/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 · 24 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: $26,438
• − Mortgage interest: −$15,404
• − Property taxes: −$5,611
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − HOA: −$456
• − Depreciation: −$8,000
• Taxable loss: −$8,638
• Est. tax savings @ 24.0%: +$2,073
• After-tax cash flow: $-1,788/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

-16.7% since first listed

7 events — show timeline

• 2026-03-23 Listed $275,000 NTREIS
• 2025-12-26 Listing Removed — NTREIS
• 2025-08-21 Price Changed $295,000 NTREIS
• 2025-06-30 Listed $300,000 NTREIS
• 2023-07-29 Rental Removed $2,050 NTREIS
• 2023-07-25 Listed for Rent $2,050 NTREIS
• 2023-07-14 Listed $330,000 NTREIS

Property tax history

+24.2%/yr

Latest (2025): $5,611 · -1.6% YoY. Source: county tax records.