Dewsbury Plan · Wylie, TX 75407

$246,990

4 bd · 2.5 ba · 1,648 sqft · SingleFamily · 260 Days on market

Good condition

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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 +10.4/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the V18D Dewsbury, one of our two-story floorplans featured in our Arbor Trails South community in Princeton, Texas! With 2 farmhouse elevations to choose from, the V18D Dewsbury is sure to turn heads. Inside this 4-bedroom, 2.5-bathroom home, you'll find 1,648 square feet of open concept living. Your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features quality cabinets with hidden hinges and crown molding, hard surface countertops, kitchen island and stainless-steel range and dishwasher, which are sure to make meal prep easy. You'll never be too far from the action with the living and dining area right there. In every bedroom you'll have carpeted floors and a closet in each room. The primary bedroom has its own attached bathroom that features a walk-in closet and all the space you need to get ready in the morning. Enjoy bedrooms upstairs with a large shower in your main bedroom ensuite. Contact us today and find your home at Arbor Trails! Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

Key facts

• Open concept living
• Hidden hinges
• Quality cabinets

Tags

• OPEN CONCEPT LIVING
• QUALITY CABINETS
• HIDDEN HINGES
• CROWN MOLDING
• HARD SURFACE COUNTERTOPS
• KITCHEN ISLAND

🏗️ New construction. The $246,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $258,694.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $247k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (15.5% below list).
• Recommended offer: $209k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• 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 25d on market — plan ~3-4 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 260 days — a 12% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Recommended offer $208,819 (15.5% 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 260 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.81% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.29%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $258,694
• List price: $246,990
• Delta: -4.52%
• 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
123 Tall Cedar Way	0.03mi	4/2.5	1,648 (0%)	1mo	$236,990	$144	98
120 Redwood Rd	0.06mi	4/2.5	1,720 (+4%)	0mo	$255,990	$149	90
204 Redwood Rd	0.08mi	3/2.5 (-1)	1,489 (-10%)	1mo	$237,990	$160	74
118 Redwood Dr	0.06mi	3/2.5 (-1)	1,895 (+15%)	1mo	$264,990	$140	66
200 Redwood Rd	0.08mi	3/2.5 (-1)	1,895 (+15%)	1mo	$264,990	$140	66
211 Arbor Dr	0.09mi	3/2.5 (-1)	1,895 (+15%)	1mo	$264,990	$140	66
210 Redwood Dr	0.10mi	3/2.5 (-1)	1,895 (+15%)	1mo	$270,480	$143	65
7009 Cottonseed Dr	0.15mi	3/2.5 (-1)	1,895 (+15%)	0mo	$264,990	$140	63
6414 Willet Rd	0.63mi	3/2.0 (-1)	1,402 (-15%)	1mo	$252,999	$180	38
6508 Glade St	0.63mi	3/2.0 (-1)	1,402 (-15%)	1mo	$222,999	$159	38
416 Sandhill Crane Ln	0.67mi	3/2.0 (-1)	1,402 (-15%)	0mo	$221,999	$158	37
6412 Longspur Ln	0.67mi	3/2.0 (-1)	1,402 (-15%)	0mo	$222,999	$159	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: -23.5%
• Equity multiple: 0.22×
• Total profit: $-56,803
• Equity at exit: $38,572

10-year hold

• IRR: -29.4%
• Equity multiple: -0.16×
• Total profit: $-84,312
• Equity at exit: $22,367

Cash invested: $72,434 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,088 high
• Mortgage (P&I): −$1,357
• Tax est. 1.5%: −$323 /mo · $3,880/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-138

Break-even live

Break-even rent $2,263

Max offer price $238,710

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-49	+0% $-138	+5% $-227	+10% $-317
Rent	-10% $-303	-5% $-221	+0% $-138	+5% $-56	+10% $27
Rate	-1.0pp $-8	-0.5pp $-72	base $-138	+0.5pp $-205	+1.0pp $-273

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: $64,673
• Closing costs: $7,761
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Arbor DR Princeton, TX	4.0	2.5	1720	$2,000	$1.16	44d	1	0.05mi
316 Arbor DR Princeton, TX	4.0	2.5	1648	$1,799	$1.09	24d	1	0.05mi
213 Arbor DR Princeton, TX	4.0	2.5	1720	$1,800	$1.05	3d	1	0.05mi
125 Arbor Dr Unit NA Princeton, TX	4.0	2.5	2054	$2,097	$1.02	24d	1	0.09mi
120 Redwood Rd Princeton, TX	4.0	2.5	1720	$2,300	$1.34	2d	1	0.09mi
151 Sesame Ln Princeton, TX	4.0	2.0	1299	$1,634	$1.26	24d	1	0.10mi
101 County Road 1010 Unit 1010 Princeton, TX	3.0	2.0	1860	$2,295	$1.23	44d	1	0.11mi
7007 Cottonseed Dr Princeton, TX	4.0	2.5	1720	$1,995	$1.16	10d	1	0.16mi
7018 Cottonseed Dr Princeton, TX	4.0	2.5	2131	$2,095	$0.98	24d	1	0.16mi
7007 Cottonseed Dr Princeton, TX	4.0	2.5	1720	$1,995	$1.16	7d	1	0.16mi
7012 Cottonseed Dr Princeton, TX	4.0	2.5	1800	$1,878	$1.04	21d	1	0.18mi
119 Sunflower St Princeton, TX	4.0	2.0	1300	$1,999	$1.54	13d	1	0.19mi
6808 Sunbeam Cir Princeton, TX	3.0	2.0	1155	$1,534	$1.33	22d	1	0.20mi
6739 Coulter Dr Princeton, TX	3.0	2.0	1155	$1,500	$1.30	44d	1	0.20mi
321 Tall Cedar Way Princeton, TX	3.0	3.0	1468	$1,725	$1.18	44d	1	0.21mi
252 Jethro Ln Princeton, TX	4.0	2.0	1300	$1,595	$1.23	44d	1	0.22mi
206 Sunflower St Princeton, TX	3.0	2.0	1155	$1,475	$1.28	21d	1	0.24mi
230 Sunflower St Princeton, TX	4.0	2.0	1300	$1,560	$1.20	24d	1	0.26mi
7016 Vining Dr Princeton, TX	4.0	2.5	1648	$2,000	$1.21	44d	1	0.27mi
7020 Vining DR Princeton, TX	3.0	2.5	1382	$1,850	$1.34	24d	1	0.28mi
152 Thresher Ln Princeton, TX	4.0	2.0	1300	$1,750	$1.35	13d	1	0.28mi
241 Thresher Ln Princeton, TX	4.0	2.0	1295	$1,850	$1.43	24d	1	0.28mi
422 Tall Cedar Way Princeton, TX	4.0	3.0	1648	$1,795	$1.09	44d	1	0.29mi
6751 Highlands St Princeton, TX	3.0	2.0	1411	$1,639	$1.16	17d	1	0.30mi
211 Herman Ln Princeton, TX	4.0	2.0	1295	$1,595	$1.23	44d	1	0.30mi
6561 Alfalfa St Princeton, TX	3.0	2.0	1436	$1,599	$1.11	44d	1	0.36mi
6550 August Dr Princeton, TX	3.0	2.0	1407	$1,695	$1.20	4d	1	0.37mi
6533 Middlebury Dr Princeton, TX	4.0	2.0	1598	$1,900	$1.19	5d	1	0.40mi
6445 Middlebury Dr Princeton, TX	3.0	2.0	1266	$1,649	$1.30	7d	1	0.49mi
214 Wheatgrass Ln Princeton, TX	3.0	2.0	1407	$1,699	$1.21	44d	1	0.49mi
639 Montclair Ave , TX	4.0	2.0	1707	$1,850	$1.08	7d	1	0.50mi
639 Montclair Ave , TX	4.0	2.0	1707	$2,100	$1.23	44d	1	0.50mi
6744 Teal Cir Princeton, TX	3.0	2.0	1474	$1,790	$1.21	21d	1	0.51mi
619 Fisher Ln Princeton, TX	3.0	2.0	1260	$1,600	$1.27	44d	1	0.53mi
538 Montclair Ave Princeton, TX	3.0	2.0	1260	$1,775	$1.41	10d	1	0.54mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	13d	1	0.54mi
427 Bower DR Princeton, TX	4.0	2.0	1600	$1,850	$1.16	24d	1	0.55mi
545 Holleman Dr Princeton, TX	3.0	2.0	1474	$1,750	$1.19	44d	1	0.55mi
134 Harvest St Princeton, TX	3.0	2.0	1440	$1,825	$1.27	19d	1	0.59mi
613 Holleman Dr , TX	3.0	2.0	1260	$2,000	$1.59	24d	1	0.60mi

Listing history 16 events

1. 2026-06-18
   days on market $246,990 Active 260 DOM
2. 2026-06-17
   days on market $246,990 Active 259 DOM
3. 2026-06-16
   days on market $246,990 Active 258 DOM
4. 2026-06-15
   days on market $246,990 Active 257 DOM
5. 2026-06-13
   days on market $246,990 Active 255 DOM
6. 2026-06-13
   days on market $246,990 Active 254 DOM
7. 2026-06-09
   days on market $246,990 Active 251 DOM
8. 2026-06-08
   days on market $246,990 Active 250 DOM
9. 2026-06-07
   days on market $246,990 Active 249 DOM
10. 2026-06-04
    days on market $246,990 Active 246 DOM
11. 2026-06-03
    days on market $246,990 Active 245 DOM
12. 2026-06-02
    days on market $246,990 Active 244 DOM
13. 2026-06-01
    days on market $246,990 Active 243 DOM
14. 2026-05-31
    days on market $246,990 Active 242 DOM
15. 2026-02-03
    price $246,990 1314-char remark

    Show marketing remark (1314 chars)

    Introducing the V18D Dewsbury, one of our two-story floorplans featured in our Arbor Trails South community in Princeton, Texas! With 2 farmhouse elevations to choose from, the V18D Dewsbury is sure to turn heads. Inside this 4-bedroom, 2.5-bathroom home, you'll find 1,648 square feet of open concept living. Your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features quality cabinets with hidden hinges and crown molding, hard surface countertops, kitchen island and stainless-steel range and dishwasher, which are sure to make meal prep easy. You'll never be too far from the action with the living and dining area right there. In every bedroom you'll have carpeted floors and a closet in each room. The primary bedroom has its own attached bathroom that features a walk-in closet and all the space you need to get ready in the morning. Enjoy bedrooms upstairs with a large shower in your main bedroom ensuite. Contact us today and find your home at Arbor Trails! Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

16. 2025-10-02
    listed $244,990 Active 1314-char remark

    Show marketing remark (1314 chars)

    Introducing the V18D Dewsbury, one of our two-story floorplans featured in our Arbor Trails South community in Princeton, Texas! With 2 farmhouse elevations to choose from, the V18D Dewsbury is sure to turn heads. Inside this 4-bedroom, 2.5-bathroom home, you'll find 1,648 square feet of open concept living. Your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features quality cabinets with hidden hinges and crown molding, hard surface countertops, kitchen island and stainless-steel range and dishwasher, which are sure to make meal prep easy. You'll never be too far from the action with the living and dining area right there. In every bedroom you'll have carpeted floors and a closet in each room. The primary bedroom has its own attached bathroom that features a walk-in closet and all the space you need to get ready in the morning. Enjoy bedrooms upstairs with a large shower in your main bedroom ensuite. Contact us today and find your home at Arbor Trails! Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,058
• − Mortgage interest: −$14,491
• − Property taxes: −$3,880
• − Insurance: −$1,293
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$7,526
• Taxable loss: −$6,141
• Est. tax savings @ 24.0%: +$1,474
• After-tax cash flow: $-183/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 · 6 photos

Good 80/100 Cosmetic rehab

This two-story home in Wylie, TX, is in excellent condition with a good condition score of 80. It features a modern kitchen, well-maintained exterior, and hardwood flooring. The property is move-in ready with minimal repairs needed.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Resale Kitchen backsplash — A backsplash can add visual interest and functionality to the kitchen.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen backsplash — A backsplash can add visual interest and functionality to the kitchen. ↑

ⓘ 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

+0.8% since first listed

2 events — show timeline

• 2026-02-03 Price Changed $246,990 Zillow
• 2025-10-02 Listed $244,990 Zillow