620 Hilltop Cir · Wylie, TX 75098

$315,000

3 bd · 2.5 ba · 1,504 sqft · SingleFamily public records · 90 Days on market

Built 1966 10,280 sqft lot Est $298k · 6% over

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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 +13.1/30.0
• Schools +5.7/10.0
• ARV discount +4.9/15.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property owner did an amazing job renovating this beautiful home. Wood laminate flooring & fresh paint throughout. 2.5 baths all totally gutted and remodeled along with newer cabinets in the kitchen, granite counters, and stainless appliances including refrigerator, range, dishwasher, & microwave oven. The large living room has a wood burning fireplace. The huge utility room comes with a washer and dryer and has lots of storage. Just bring your furniture and kick back! Very highly rated Wylie schools nearby. Very large fenced lot with room to garden or raise chickens! Move to the country and enjoy the fresh air!

Key facts

• Versatile layout
• Primary suite
• Open living area

Tags

• UPDATED HOME
• VERSATILE LAYOUT
• PRIMARY SUITE
• DEDICATED OFFICE SPACE
• DIRECT ACCESS TO BACKYARD
• OPEN LIVING AREA

Property features AI

Finance

• Other: Possession negotiable (30–60 days or as agreed)
• Financial info: Accepted financing: Cash, Conventional, FHA, VA
• HOA & community: No association

Exterior

• Parking: Driveway; Concrete parking; No garage / no covered parking
• Security: Audio and video recording permitted for visitors
• Utilities: All-weather road access; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1966; Composition roof; Pillar/post/pier foundation
• Exterior features: Fenced front yard; Covered patio/porch; Cleared vegetation

Interior

• Kitchen: Electric range; Dishwasher; Disposal; Built-in cabinets; Eat-in kitchen area
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom includes ensuite bath and sitting area
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Decorative lighting throughout; Eat-in kitchen; One living area; One dining area; 7 total rooms
• Laundry & utility: Utility room with built-in cabinets, sink, and space for a freezer; Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-9 ($-106/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (16.2% below list).
• Recommended offer: $264k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Wylie ISD (suburban): math 64% / reading 63% proficiency, ranked #28 of 826 in TX (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: R F Hartman El (math 62% / reading 62%, grade B, #321 of 4,322 statewide, top 8%, 541 students, 53% FRL) — zoned schools average 53% FRL vs 26% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.4%/yr); 704 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $9k 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 90 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.
• Current owner paid $55k; list at $315k implies a 471% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,982 (16.2% 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 90 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — 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. 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: 0.84% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $297,792
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2933 Jamestown Dr	0.55mi	3/2.0	1,588 (+6%)	2mo	$325,000	$205	62
2922 Sheridan Ln	0.72mi	3/2.0	1,588 (+6%)	10mo	$314,900	$198	47
2806 Gold Hill Dr	0.66mi	3/2.0	1,616 (+7%)	10mo	$315,000	$195	47
2814 Gold Hill Dr	0.62mi	3/2.0	1,609 (+7%)	16mo	$315,000	$196	44
2710 Gold Hill Dr	0.73mi	3/2.0	1,609 (+7%)	12mo	$350,000	$218	42
2919 Sheridan Ln	0.75mi	3/2.0	1,588 (+6%)	14mo	$310,000	$195	42

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: -19.8%
• Equity multiple: 0.33×
• Total profit: $-59,352
• Equity at exit: $46,968

10-year hold

• IRR: -20.5%
• Equity multiple: 0.07×
• Total profit: $-82,347
• Equity at exit: $27,235

Cash invested: $88,200 (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 75098

• Home prices YoY: -24.5%
• Rents YoY: -1.4%
• Active inventory: 704
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,640 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$311 /mo · $3,733/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-9

Break-even live

Break-even rent $2,651

Max offer price $313,444

Occupancy floor 95%

Sensitivity live

Price	-10% $170	-5% $80	+0% $-9	+5% $-98	+10% $-187
Rent	-10% $-217	-5% $-113	+0% $-9	+5% $95	+10% $200
Rate	-1.0pp $150	-0.5pp $71	base $-9	+0.5pp $-90	+1.0pp $-173

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
529 Shore Dr Wylie, TX	4.0	2.0	1998	$4,000	$2.00	13d	1	0.08mi

Listing history 32 events

1. 2026-06-21
   days on market $315,000 Active 90 DOM
2. 2026-06-18
   days on market $315,000 Active 87 DOM
3. 2026-06-17
   days on market $315,000 Active 86 DOM
4. 2026-06-16
   days on market $315,000 Active 85 DOM
5. 2026-06-15
   days on market $315,000 Active 84 DOM
6. 2026-06-13
   days on market $315,000 Active 82 DOM
7. 2026-06-13
   days on market $315,000 Active 81 DOM
8. 2026-06-09
   days on market $315,000 Active 78 DOM
9. 2026-06-08
   days on market $315,000 Active 77 DOM
10. 2026-06-07
    days on market $315,000 Active 76 DOM
11. 2026-06-04
    days on market $315,000 Active 73 DOM
12. 2026-06-03
    days on market $315,000 Active 72 DOM
13. 2026-06-02
    days on market $315,000 Active 71 DOM
14. 2026-06-01
    days on market $315,000 Active 70 DOM
15. 2026-05-31
    days on market $315,000 Active 69 DOM
16. 2026-03-23
    listed $315,000 Active
17. 2022-05-03
    soldstatus
18. 2022-05-03
    soldstatus
19. 2022-04-28
    soldstatus Closed 634-char remark

    Show marketing remark (634 chars)

    This property owner did an amazing job renovating this beautiful home. Wood laminate flooring & fresh paint throughout. 2.5 baths all totally gutted and remodeled along with newer cabinets in the kitchen, granite counters, and stainless appliances including refrigerator, range, dishwasher, & microwave oven. The large living room has a wood burning fireplace. The huge utility room comes with a washer and dryer and has lots of storage. Just bring your furniture and kick back! Very highly rated Wylie schools nearby. Very large fenced lot with room to garden or raise chickens! Move to the country and enjoy the fresh air!

20. 2022-04-19
    status Pending 634-char remark

    Show marketing remark (634 chars)

    This property owner did an amazing job renovating this beautiful home. Wood laminate flooring & fresh paint throughout. 2.5 baths all totally gutted and remodeled along with newer cabinets in the kitchen, granite counters, and stainless appliances including refrigerator, range, dishwasher, & microwave oven. The large living room has a wood burning fireplace. The huge utility room comes with a washer and dryer and has lots of storage. Just bring your furniture and kick back! Very highly rated Wylie schools nearby. Very large fenced lot with room to garden or raise chickens! Move to the country and enjoy the fresh air!

21. 2022-04-12
    historical Active Option Contract 634-char remark

    Show marketing remark (634 chars)

    This property owner did an amazing job renovating this beautiful home. Wood laminate flooring & fresh paint throughout. 2.5 baths all totally gutted and remodeled along with newer cabinets in the kitchen, granite counters, and stainless appliances including refrigerator, range, dishwasher, & microwave oven. The large living room has a wood burning fireplace. The huge utility room comes with a washer and dryer and has lots of storage. Just bring your furniture and kick back! Very highly rated Wylie schools nearby. Very large fenced lot with room to garden or raise chickens! Move to the country and enjoy the fresh air!

22. 2022-04-08
    listed $299,000 Active 634-char remark

    Show marketing remark (634 chars)

    This property owner did an amazing job renovating this beautiful home. Wood laminate flooring & fresh paint throughout. 2.5 baths all totally gutted and remodeled along with newer cabinets in the kitchen, granite counters, and stainless appliances including refrigerator, range, dishwasher, & microwave oven. The large living room has a wood burning fireplace. The huge utility room comes with a washer and dryer and has lots of storage. Just bring your furniture and kick back! Very highly rated Wylie schools nearby. Very large fenced lot with room to garden or raise chickens! Move to the country and enjoy the fresh air!

23. 2022-04-08
    historical

    Show marketing remark (634 chars)

    This property owner did an amazing job renovating this beautiful home. Wood laminate flooring & fresh paint throughout. 2.5 baths all totally gutted and remodeled along with newer cabinets in the kitchen, granite counters, and stainless appliances including refrigerator, range, dishwasher, & microwave oven. The large living room has a wood burning fireplace. The huge utility room comes with a washer and dryer and has lots of storage. Just bring your furniture and kick back! Very highly rated Wylie schools nearby. Very large fenced lot with room to garden or raise chickens! Move to the country and enjoy the fresh air!

24. 2022-03-28
    listed $329,000 Active
25. 2017-10-17
    soldstatus
26. 2017-10-13
    soldstatus Sold
27. 2017-10-06
    status Pending
28. 2017-09-30
    historical Active Option Contract
29. 2017-09-13
    price $139,000
30. 2017-09-01
    price $144,000
31. 2017-08-16
    listed $145,000 Active
32. 1998-02-23
    soldstatus $55,146

ⓘ 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: $3,733 · $311/mo
• Projected year-2 tax: $5,764 · $480/mo
• Expected delta: +$2,031/yr (+$169/mo · 54.4%)

ⓘ 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 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,678
• − Mortgage interest: −$17,645
• − Property taxes: −$3,733
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,534
• − Management: −$2,534
• − Depreciation: −$9,164
• Taxable loss: −$5,508
• Est. tax savings @ 24.0%: +$1,322
• After-tax cash flow: $1,216/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: Wylie ISD
• NCES district ID: 4846530
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $84,145
• Composite: 57.25/100
• National rank: #1091
• State rank: #28 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): 69,325
• Household income: $122,089
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 996.0

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 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 19% Two or more races 15% Black 13% Asian 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 14% Other Indo-European 4% Vietnamese 2%

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: ▼ -84.91%
• Current HPI: 261.9973
• Rent YoY: ▼ -1.39%
• 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

+471.2% since first listed

17 events — show timeline

• 2026-03-23 Listed $315,000 NTREIS
• 2022-05-03 Sold (Public Records) — Public Records
• 2022-05-03 Sold (Public Records) — Public Records
• 2022-04-28 Sold (MLS) — NTREIS
• 2022-04-19 Pending — NTREIS
• 2022-04-12 Contingent — NTREIS
• 2022-04-08 Listing Removed — NTREIS
• 2022-04-08 Listed $299,000 NTREIS
• 2022-03-28 Listed $329,000 NTREIS
• 2017-10-17 Sold (Public Records) — Public Records
• 2017-10-13 Sold (MLS) — NTREIS
• 2017-10-06 Pending — NTREIS
• 2017-09-30 Contingent — NTREIS
• 2017-09-13 Price Changed $139,000 NTREIS
• 2017-09-01 Price Changed $144,000 NTREIS
• 2017-08-16 Listed $145,000 NTREIS
• 1998-02-23 Sold (Public Records) $55,146 Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,733 · -1.6% YoY. Source: county tax records.