6212 Chickney Dr · Princeton, TX 75071

$281,557

3 bd · 2.0 ba · 1,318 sqft · SingleFamily · 64 Days on market

Built 2026 Excellent condition 4,792 sqft lot $214/sqft · at area comps Est $293k · at est. $65/mo HOA · 3% 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 +10.6/30.0
• ARV discount +9.3/15.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• 1% rule +3.4/10.0
• Livability +3.1/5.0
• DSCR +3.0/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy family dinners around the kitchen island in the Sequoia's convenient eat-in kitchen. White cabinets with veined white quartz countertops, muted beige EVP flooring with light taupe carpet.

Key facts

• Resort style pool
• Kitchen island
• 4,792 sq ft lot

Tags

• ENERGY EFFICIENT HOME
• KITCHEN ISLAND
• AMENITY FILLED COMMUNITY
• RESORT STYLE POOL
• QUICK ACCESS TO US 380
• SHOPPING AND ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $282k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (16.0% below list).
• Recommended offer: $237k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.5% in Princeton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Mckinney ISD (suburban): math 54% / reading 58% proficiency, ranked #72 of 826 in TX (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-2.1%/yr); 2125 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 64 days — a 6% lower offer ($265k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,608 (16.0% 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 64 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.15%
• DSCR: 0.90
• GRM: 9.9

CMA / ARV

• ARV (median comp): $293,138
• List price: $281,557
• Delta: -3.95%
• 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
6004 Belchamp Dr	0.25mi	3/2.0	1,318 (0%)	1mo	$281,257	$213	88
1130 Old Stead Dr	0.27mi	3/2.0	1,318 (0%)	0mo	$285,397	$217	87
1213 Bridgewalk Dr	0.28mi	3/2.0	1,318 (0%)	2mo	$280,357	$213	86
715 Dotty Dr	0.45mi	3/2.0	1,318 (0%)	2mo	$276,097	$209	77
803 Dotty Dr	0.45mi	3/2.0	1,318 (0%)	3mo	$275,736	$209	77
707 Dotty Dr	0.46mi	3/2.0	1,318 (0%)	3mo	$277,257	$210	76
804 Leavenworth Dr	0.47mi	3/2.0	1,318 (0%)	4mo	$274,357	$208	75
714 Leavenworth Dr	0.48mi	3/2.0	1,318 (0%)	4mo	$261,017	$198	74
809 Leavenworth Dr	0.50mi	3/2.0	1,318 (0%)	4mo	$269,097	$204	73
707 Leavenworth Dr	0.52mi	3/2.0	1,318 (0%)	4mo	$269,097	$204	72
826 Honeydew Ln	0.72mi	3/2.0	1,318 (0%)	14mo	$306,533	$233	54
818 Honeydew Ln	0.73mi	3/2.0	1,318 (0%)	15mo	$303,793	$230	53

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: -23.4%
• Equity multiple: 0.22×
• Total profit: $-61,500
• Equity at exit: $41,981

10-year hold

• IRR: -29.6%
• Equity multiple: -0.16×
• Total profit: $-91,654
• Equity at exit: $24,344

Cash invested: $78,836 (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 75071

• Home prices YoY: -19.1%
• Rents YoY: -2.1%
• Active inventory: 2125
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,366 high
• Mortgage (P&I): −$1,477
• Tax est. 1.5%: −$352 /mo · $4,223/yr
• Insurance: −$117
• HOA: −$65
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-142

Break-even live

Break-even rent $2,545

Max offer price $261,071

Occupancy floor —

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: $70,389
• Closing costs: $8,447
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1211 Bridgewalk Dr McKinney, TX	4.0	2.0	1605	$2,500	$1.56	24d	1	0.25mi
1209 Bridgewalk Dr McKinney, TX	3.0	2.0	1551	$2,299	$1.48	5d	1	0.25mi
1209 Bridgewalk Dr McKinney, TX	3.0	2.0	1551	$2,350	$1.52	24d	1	0.25mi
715 Dotty Dr McKinney, TX	3.0	2.0	1318	$2,200	$1.67	24d	1	0.42mi
808 Leavenworth Dr McKinney, TX	4.0	2.0	1605	$3,300	$2.06	16d	1	0.43mi
1004 Knox River Dr McKinney, TX	3.0	2.0	1609	$1,999	$1.24	7d	1	0.46mi
1004 Knox River Dr McKinney, TX	3.0	2.0	1609	$1,999	$1.24	12d	1	0.46mi
704 Summerberry Dr McKinney, TX	4.0	2.0	1818	$2,700	$1.49	1d	1	0.70mi
610 Clover Creek Dr Unit 610 McKinney, TX	3.0	2.0	1533	$2,250	$1.47	43d	1	0.83mi
600 Clover Creek Dr McKinney, TX	3.0	2.0	1533	$2,500	$1.63	1d	1	0.84mi
607 Clover Creek Dr McKinney, TX	3.0	2.0	1551	$2,300	$1.48	11d	1	0.86mi
514 Green Grass Dr McKinney, TX	3.0	2.0	1504	$2,300	$1.53	3d	1	0.90mi
519 Green Grass Dr McKinney, TX	3.0	2.0	1450	$2,500	$1.72	1d	1	0.92mi
506 Towerglen Dr McKinney, TX	3.0	2.0	1503	$2,100	$1.40	43d	1	0.95mi
7221 Mayplace Dr McKinney, TX	4.0	2.0	1836	$2,300	$1.25	24d	1	1.14mi
421 Bertney Dr McKinney, TX	3.0	2.0	1500	$2,200	$1.47	43d	1	1.19mi
114 Mountain Meadow Ln McKinney, TX	3.0	2.0	1475	$2,300	$1.56	43d	1	1.37mi
108 Mountain Meadow Ln McKinney, TX	3.0	2.0	1566	$2,200	$1.40	43d	1	1.39mi
4330 FM 75 Princeton, TX	4.0	2.0	1832	$2,200	$1.20	10d	1	1.41mi
4908 Pebblewood Dr McKinney, TX	4.0	2.0	1818	$2,595	$1.43	2d	1	1.44mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 15 events

1. 2026-06-18
   days on market $281,557 Active 64 DOM
2. 2026-06-17
   days on market $281,557 Active 63 DOM
3. 2026-06-16
   days on market $281,557 Active 62 DOM
4. 2026-06-15
   days on market $281,557 Active 61 DOM
5. 2026-06-13
   days on market $281,557 Active 59 DOM
6. 2026-06-09
   days on market $281,557 Active 55 DOM
7. 2026-06-08
   days on market $281,557 Active 54 DOM
8. 2026-06-07
   days on market $281,557 Active 53 DOM
9. 2026-06-04
   pricedays on market $281,557 Active 50 DOM
10. 2026-06-03
    days on market $280,057 Active 49 DOM
11. 2026-06-02
    days on market $280,057 Active 48 DOM
12. 2026-06-01
    days on market $280,057 Active 47 DOM
13. 2026-05-31
    days on market $280,057 Active 46 DOM
14. 2026-04-22
    listed $280,057 Active 193-char remark

    Show marketing remark (193 chars)

    Enjoy family dinners around the kitchen island in the Sequoia's convenient eat-in kitchen. White cabinets with veined white quartz countertops, muted beige EVP flooring with light taupe carpet.

15. 2026-04-15
    listed $280,057 Active 758-char remark

    Show marketing remark (758 chars)

    BRAND NEW energy - efficient home Jun 2026! Enjoy family dinners around the kitchen island in the Sequoia's convenient eat-in kitchen. White cabinets with veined white quartz countertops, muted beige EVP flooring with light taupe carpet. Spend the weekends debating what activity to do in this amenity-filled community, make a splash in the resort-style pool, pick up a game of basketball, or let the kids loose on the playground. With quick access to US 380, residents will enjoy the benefits of a short commute to downtown McKinney, Frisco, or Richardson to enjoy nearby shopping and entertainment. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥110°F today · 19 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: $28,393
• − Mortgage interest: −$15,772
• − Property taxes: −$4,223
• − Insurance: −$1,408
• − Repairs & maintenance: −$2,271
• − Management: −$2,271
• − HOA: −$780
• − Depreciation: −$8,191
• Taxable loss: −$6,523
• Est. tax savings @ 24.0%: +$1,566
• After-tax cash flow: $-133/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

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and has the potential for further value increases through exterior painting and landscaping improvements.

Value-add opportunities

• Both Painting the exterior brick and siding — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick and siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can 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: Mckinney ISD
• NCES district ID: 4829850
• Math proficiency: 54% ▼ -9.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $78,283
• Composite: 50.46/100
• National rank: #1862
• State rank: #72 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

• County: Collin County · 1,159,394 people
• City population: 34,171
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 72,964
• Household income: $132,447
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 1682.0

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 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 17% Black 13% Two or more races 12% Asian 10%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 2% Slovak 2% Portuguese 1%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 76% English-only · Spanish 11% Other Indo-European 4% Other Asian/Pacific 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: ▼ -59.92%
• Current HPI: 254.4946
• Rent YoY: ▼ -2.15%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-22 Listed $280,057 Zillow
• 2026-04-15 Listed $280,057 NTREIS