6421 Glade St · Wylie, TX 75407

$208,359

3 bd · 2.0 ba · 1,266 sqft · SingleFamily · 6 Days on market

Built 2026 Good condition 5,184 sqft lot Est $228k · 9% under $41/mo HOA · 2% 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 +13.6/30.0
• ARV discount +11.4/15.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

LENNAR - Tillage Farms West - Oakridge Floorplan - This new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-concept layout connecting a spacious family room, a multi-functional kitchen and lovely dining area. The owner’s suite is situated in a private corner and comes complete with an adjoining bathroom, while the two secondary bedrooms are located near the foyer. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Private corner
• Owner's suite
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• MULTI-FUNCTIONAL KITCHEN
• OWNER'S SUITE
• PRIVATE CORNER

Property features AI

Finance

• Other: Builder listing / special listing conditions noted
• Financial info: Loan types accepted: Cash, Conventional, FHA, USDA, VA; Treat as clear loan type; no second mortgage
• HOA & community: Mandatory association; Annual association fee with management by PMP Management; Association fee covers full use of facilities, grounds maintenance, and management fees

Exterior

• Parking: Attached 2-car garage (garage faces front); 2 covered parking spaces
• Security: Smoke detector(s); Carbon monoxide detector(s); Fire alarm
• Utilities: MUD water; MUD sewer; Concrete roads/driveway; Curbs; Sidewalk; Located in a Municipal Utility District
• Home design: Single family residence; One story; New construction (incomplete) built in 2026; Residential property
• Construction: Fiber cement and siding exterior; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Wood fencing; Landscaped yard; Sprinkler system; Interior lot

Interior

• Kitchen: Natural stone/granite counters; Pantry / walk-in pantry; Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); ENERGY STAR qualified equipment; Central air (electric)
• Interior features: Open floorplan; Built-in features; Decorative lighting; Cable TV available; High speed internet available; Pantry; Walk-in closet(s)
• Laundry & utility: Washer/dryer hookup not explicitly listed (no dedicated laundry appliance entries)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $208k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $12 ($149/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (9.3% below list).
• Recommended offer: $189k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Mayfield El (609 students, 73% 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).
• 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 23d 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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $189,034 (9.3% below list)

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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $227,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6728 Teal Cir	0.32mi	3/2.0	1,268 (+0%)	0mo	$239,999	$189	84
6412 Longspur Ln	0.04mi	3/2.0	1,402 (+11%)	0mo	$222,999	$159	80
6508 Glade St	0.07mi	3/2.0	1,402 (+11%)	1mo	$222,999	$159	78
6414 Willet Rd	0.08mi	3/2.0	1,402 (+11%)	1mo	$252,999	$180	78
6413 Longspur Ln	0.06mi	3/2.0	1,411 (+12%)	1mo	$215,000	$152	77
416 Sandhill Crane Ln	0.11mi	3/2.0	1,402 (+11%)	0mo	$221,999	$158	77
6308 Sandpiper Ln	0.23mi	3/2.5	1,360 (+7%)	1mo	$217,999	$160	74
6110 Pinion Trl	0.44mi	3/2.5	1,419 (+12%)	1mo	$229,990	$162	56
6513 Waterfall Ln	0.60mi	2/2.0 (-1)	1,099 (-13%)	1mo	$219,000	$199	44
228 Tall Cedar Way	0.56mi	2/2.5 (-1)	1,101 (-13%)	1mo	$209,620	$190	44
6524 Shoreline Ln	0.68mi	2/2.0 (-1)	1,098 (-13%)	1mo	$215,000	$196	40
125 Redwood Rd	0.70mi	2/2.5 (-1)	1,101 (-13%)	1mo	$204,990	$186	38

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: -19.4%
• Equity multiple: 0.34×
• Total profit: $-38,457
• Equity at exit: $31,067

10-year hold

• IRR: -20.4%
• Equity multiple: 0.08×
• Total profit: $-53,658
• Equity at exit: $18,015

Cash invested: $58,341 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$1,093
• Tax est. 1.5%: −$260 /mo · $3,125/yr
• Insurance: −$87
• HOA: −$41
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $12

Break-even live

Break-even rent $1,875

Max offer price $208,359

Occupancy floor 94%

Sensitivity live

Price	-10% $156	-5% $84	+0% $12	+5% $-60	+10% $-132
Rent	-10% $-137	-5% $-62	+0% $12	+5% $87	+10% $162
Rate	-1.0pp $117	-0.5pp $65	base $12	+0.5pp $-42	+1.0pp $-96

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: $52,090
• Closing costs: $6,251
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6505 Glade St Princeton, TX	4.0	2.0	1600	$1,800	$1.12	45d	1	0.02mi
427 Bower DR Princeton, TX	4.0	2.0	1600	$1,850	$1.16	26d	1	0.09mi
416 Finch CIR Princeton, TX	3.0	2.0	1266	$1,350	$1.07	45d	1	0.12mi
600 Sandhill Crane Ln Princeton, TX	3.0	2.0	1402	$2,100	$1.50	14d	1	0.14mi
545 Holleman Dr Princeton, TX	3.0	2.0	1474	$1,750	$1.19	45d	1	0.17mi
613 Holleman Dr , TX	3.0	2.0	1260	$1,800	$1.43	0d	1	0.19mi
538 Montclair Ave Princeton, TX	3.0	2.0	1260	$1,775	$1.41	12d	1	0.20mi
639 Montclair Ave , TX	4.0	2.0	1707	$2,100	$1.23	45d	1	0.22mi
639 Montclair Ave , TX	4.0	2.0	1707	$1,850	$1.08	9d	1	0.22mi
639 Montclair Ave , TX	4.0	2.0	1707	$1,850	$1.08	0d	1	0.22mi
6310 Sandpiper Ln Princeton, TX	4.0	2.5	1549	$2,030	$1.31	13d	1	0.25mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	14d	1	0.26mi
6311 Whimbrel Way Princeton, TX	4.0	2.5	1535	$1,775	$1.16	0d	1	0.26mi
732 Sandhill Crane Ln Princeton, TX	4.0	2.5	1570	$1,875	$1.19	13d	1	0.29mi
6222 Sandpiper Ln Unit NA Princeton, TX	3.0	2.5	1400	$1,750	$1.25	9d	1	0.29mi
721 Wagtail Dr Princeton, TX	4.0	2.5	1535	$1,600	$1.04	26d	1	0.30mi
214 Wheatgrass Ln Princeton, TX	3.0	2.0	1407	$1,699	$1.21	45d	1	0.32mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	4d	1	0.33mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,650	$1.21	0d	1	0.33mi
6744 Teal Cir Princeton, TX	3.0	2.0	1474	$1,790	$1.21	22d	1	0.33mi
6751 Highlands St Princeton, TX	3.0	2.0	1411	$1,639	$1.16	18d	1	0.34mi
812 Sandhill Crane Ln Princeton, TX	3.0	2.5	1309	$1,850	$1.41	45d	1	0.35mi
801 Wagtail Dr , TX	4.0	2.5	1535	$1,975	$1.29	9d	1	0.35mi
803 Wagtail Dr , TX	3.0	2.5	1360	$1,605	$1.18	24d	1	0.36mi
6561 Alfalfa St Princeton, TX	3.0	2.0	1436	$1,599	$1.11	45d	1	0.36mi
241 Thresher Ln Princeton, TX	4.0	2.0	1295	$1,850	$1.43	26d	1	0.36mi
6550 August Dr Princeton, TX	3.0	2.0	1407	$1,695	$1.20	5d	1	0.37mi
211 Herman Ln Princeton, TX	4.0	2.0	1295	$1,595	$1.23	45d	1	0.38mi
230 Sunflower St Princeton, TX	4.0	2.0	1300	$1,520	$1.17	0d	1	0.38mi
6313 Kingfisher Way Princeton, TX	3.0	3.0	1360	$1,650	$1.21	45d	1	0.39mi
134 Harvest St Princeton, TX	3.0	2.0	1440	$1,825	$1.27	20d	1	0.40mi
623 Linden Rd Princeton, TX	3.0	2.5	1419	$1,650	$1.16	45d	1	0.41mi
252 Jethro Ln Princeton, TX	4.0	2.0	1300	$1,595	$1.23	45d	1	0.41mi
206 Sunflower St Princeton, TX	3.0	2.0	1155	$1,475	$1.28	22d	1	0.41mi
152 Thresher Ln Princeton, TX	4.0	2.0	1300	$1,750	$1.35	14d	1	0.41mi
911 Sandhill Crane Ln Princeton, TX	3.0	2.5	1360	$1,575	$1.16	46d	1	0.41mi
6225 Kingfisher Way Princeton, TX	3.0	2.5	1290	$1,625	$1.26	6d	1	0.42mi
904 Sandhill Crane Ln Princeton, TX	4.0	2.5	1600	$1,750	$1.09	45d	1	0.42mi
619 Fisher Ln Princeton, TX	3.0	2.0	1260	$1,600	$1.27	45d	1	0.42mi
914 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,775	$1.49	9d	1	0.42mi

HOA detail

• Monthly dues: $41 · $492/yr

Listing history 6 events

1. 2026-05-19
   listed $205,999 Active 539-char remark
2. 2026-05-14
   price $205,999 414-char remark
3. 2026-05-13
   status Active 414-char remark
4. 2026-05-13
   price $244,999 414-char remark
5. 2026-03-25
   historical 414-char remark
6. 2026-03-24
   listed $214,999 Active 414-char remark

ⓘ 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: $22,684
• − Mortgage interest: −$11,671
• − Property taxes: −$3,125
• − Insurance: −$1,042
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − HOA: −$492
• − Depreciation: −$6,061
• Taxable loss: −$3,337
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $950/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-family home is in good condition with a modern and well-maintained interior and exterior. It is move-in ready and would benefit from a fresh coat of paint on the exterior walls and new curtains to enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint the exterior walls — Fresh paint can enhance curb appeal and property value.
• Rental Replace the curtains — Fresh curtains can make the space more inviting and appealing to renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior walls — Fresh paint can enhance curb appeal and property value. ↑
• Rental Replace the curtains — Fresh curtains can make the space more inviting and appealing to renters. ↑

ⓘ 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: 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

+1.1% since first listed

3 events — show timeline

• 2026-05-25 Pending — NTREIS
• 2026-05-22 Price Changed $208,359 NTREIS
• 2026-05-19 Listed $205,999 NTREIS