1104 Ruby Ct · Princeton, TX 75407

$275,000

4 bd · 2.0 ba · 1,587 sqft · SingleFamily public records · 265 Days on market

Built 2017 4,966 sqft lot $173/sqft · 19% below area Est $340k · 19% under $44/mo HOA · 2% of rent ↓ 10% since listing

---

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

Welcome to 1104 Ruby Court, a beautifully maintained home in the heart of Princeton, Texas. Nestled on a premier cul-de-sac lot, this residence is a testament to pride of ownership and offers an exceptional living experience. Situated across from a tranquil greenbelt and adjacent to a scenic walking trail, enjoy peaceful surroundings and easy access to outdoor activities. Located near Highway 380, commuting is a breeze, providing you with both serenity and accessibility. Benefit from the proximity to the community pool and park, perfect for relaxation and recreation. This home boasts a welcoming open floor plan connecting the living, dining, and kitchen areas, ideal for entertaining. With four spacious bedrooms filled with natural light, including a master suite with an en-suite bathroom, comfort and privacy are assured. NEW ROOF AND GUTTERS OCTOBER 29TH!

Key facts

• Cul-de-sac lot
• Open floor plan
• Walking trail

Tags

• CUL-DE-SAC LOT
• GREENBELT
• WALKING TRAIL
• COMMUNITY POOLS
• PARKS
• OPEN FLOOR PLAN

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 $221k (19.6% 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); 1404 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 265 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

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 $218,202 (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 265 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: -5.01%
• DSCR: 0.78
• GRM: 10.4

CMA / ARV

• ARV (median comp): $340,273
• List price: $275,000
• Delta: -19.18%
• 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	0.26mi	4/2.0	1,590 (+0%)	1mo	$259,000	$163	87
1003 Sapphire Dr	0.27mi	4/2.0	1,630 (+3%)	1mo	$285,000	$175	82
1208 Augustin Dr	0.50mi	3/2.0 (-1)	1,591 (+0%)	0mo	$258,000	$162	71
1305 Savannah Ridge Dr	0.63mi	4/2.0	1,587 (0%)	1mo	$275,000	$173	70
1217 Lambert Dr	0.45mi	3/2.0 (-1)	1,635 (+3%)	2mo	$275,000	$168	67
1508 Wild Rye Cir	0.70mi	4/2.0	1,587 (0%)	1mo	$275,000	$173	66
1312 Riviera Dr	0.43mi	4/2.0	1,748 (+10%)	1mo	$275,000	$157	62
115 Cottonwood Dr	0.71mi	3/2.0 (-1)	1,614 (+2%)	0mo	$260,000	$161	59
1120 Grace Dr	0.43mi	3/2.0 (-1)	1,412 (-11%)	4mo	$249,900	$177	53
1204 Bellevue Dr	0.55mi	3/2.0 (-1)	1,432 (-10%)	2mo	$220,000	$154	52
2001 Partridge Rd	0.73mi	3/2.0 (-1)	1,692 (+7%)	2mo	$318,990	$189	49
2002 Sandpiper Way	0.73mi	4/2.0	1,800 (+13%)	5mo	$314,990	$175	40

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: $-71,383
• Equity at exit: $41,003

10-year hold

• IRR: -47.7%
• Equity multiple: -0.47×
• Total profit: $-113,015
• 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: 1404
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,211 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$468 /mo · $5,611/yr
• Insurance: −$115
• HOA: −$44
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-322

Break-even live

Break-even rent $2,618

Max offer price $218,202

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 Riverstone Trl Princeton, TX	5.0	2.0	2047	$2,195	$1.07	10d	1	0.15mi
1123 Garnet St Princeton, TX	3.0	2.0	1891	$1,980	$1.05	20d	1	0.17mi
1101 Emerald Dr Princeton, TX	4.0	2.0	1630	$1,800	$1.10	24d	1	0.19mi
904 Opal Path Princeton, TX	4.0	2.0	1891	$1,995	$1.05	43d	1	0.21mi
1405 Diamond Ct Princeton, TX	4.0	2.0	1891	$1,925	$1.02	43d	1	0.21mi
1008 Emerald Dr Princeton, TX	4.0	2.5	2119	$2,300	$1.09	43d	1	0.22mi
1202 Meadow Wood Ct Princeton, TX	5.0	2.0	2044	$2,400	$1.17	4d	1	0.23mi
1111 Meadow Side Dr Princeton, TX	4.0	4.0	1567	$2,195	$1.40	7d	1	0.30mi
900 Sapphire Dr Princeton, TX	5.0	2.0	2046	$2,300	$1.12	43d	1	0.30mi
811 Emerald Dr Princeton, TX	4.0	2.0	2080	$2,250	$1.08	43d	1	0.31mi
1218 Meadow Creek Dr Princeton, TX	4.0	2.0	1567	$1,715	$1.09	10d	1	0.33mi
1218 Meadow Creek Dr Princeton, TX	4.0	2.0	1567	$1,726	$1.10	17d	1	0.33mi
1302 Meadow Creek Dr Princeton, TX	4.0	2.0	1889	$2,095	$1.11	7d	1	0.33mi
908 Mercury Dr Princeton, TX	4.0	2.0	1630	$1,875	$1.15	43d	1	0.34mi
802 Platinum Dr Princeton, TX	4.0	2.0	1710	$1,875	$1.10	20d	1	0.36mi
1210 Antoinette Dr Princeton, TX	3.0	2.5	2244	$2,045	$0.91	4d	1	0.37mi
1011 Meadow Green Ct Princeton, TX	3.0	2.0	1580	$1,895	$1.20	12d	1	0.37mi
1655 Ratama Dr Princeton, TX	4.0	2.0	1851	$2,250	$1.22	12d	1	0.40mi
1217 Caroline Dr Princeton, TX	4.0	2.0	1948	$1,975	$1.01	5d	1	0.41mi
909 Cormorant St Princeton, TX	3.0	2.5	2141	$2,100	$0.98	5d	1	0.45mi
1118 Grace Dr Princeton, TX	4.0	2.0	1924	$2,900	$1.51	17d	1	0.45mi
1213 Lambert Dr Princeton, TX	3.0	2.0	1691	$1,995	$1.18	43d	1	0.46mi
2049 Meadow View Dr Princeton, TX	4.0	2.0	1807	$1,800	$1.00	12d	1	0.49mi
1114 Augustin Dr Princeton, TX	3.0	2.5	2226	$1,700	$0.76	43d	1	0.50mi
1413 Orchid Dr Princeton, TX	3.0	2.5	1633	$2,049	$1.25	1d	11	0.52mi
1048 Churchill Dr Princeton, TX	4.0	2.0	1901	$1,950	$1.03	43d	1	0.52mi
1210 Augustin Dr Princeton, TX	4.0	2.0	1760	$1,750	$0.99	17d	1	0.53mi
1114 Bellevue Dr Princeton, TX	4.0	2.0	1591	$1,949	$1.23	2d	1	0.55mi
1062 Churchill Dr Princeton, TX	4.0	2.0	1901	$1,889	$0.99	7d	1	0.59mi
600 W Monte Carlo Blvd Princeton, TX	1.0–3.0	1.0–2.0	1245	$1,728	$1.39	1d	32	0.59mi
1101 Rainer Dr Princeton, TX	4.0	2.0	1712	$2,150	$1.26	24d	1	0.63mi
1121 Rainer Dr Princeton, TX	4.0	2.0	1892	$1,950	$1.03	2d	1	0.63mi
1212 Roman Dr Princeton, TX	4.0	2.0	1712	$1,895	$1.11	17d	1	0.63mi
515 Creekside Dr Princeton, TX	3.0	2.0	1540	$1,900	$1.23	43d	1	0.64mi
1305 Savannah Ridge Dr Princeton, TX	3.0	2.0	1587	$1,795	$1.13	10d	1	0.64mi
144 Meadow Crest Dr Princeton, TX	3.0	2.0	1873	$2,000	$1.07	43d	1	0.66mi
812 Indigo Rd Princeton, TX	3.0	2.0	1653	$2,200	$1.33	43d	1	0.68mi
461 San Remo Princeton, TX	3.0	2.0	2084	$2,500	$1.20	24d	1	0.69mi
1911 Sandpiper Way Princeton, TX	3.0	2.0	1977	$2,050	$1.04	4d	1	0.69mi
203 Cedar Creek Dr Princeton, TX	3.0	2.0	1324	$1,975	$1.49	18d	1	0.69mi

HOA detail

• Monthly dues: $44 · $528/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-18
   days on market $275,000 Active 265 DOM
2. 2026-06-17
   days on market $275,000 Active 264 DOM
3. 2026-06-16
   days on market $275,000 Active 263 DOM
4. 2026-06-15
   days on market $275,000 Active 262 DOM
5. 2026-06-13
   days on market $275,000 Active 260 DOM
6. 2026-06-13
   days on market $275,000 Active 259 DOM
7. 2026-06-09
   days on market $275,000 Active 256 DOM
8. 2026-06-08
   days on market $275,000 Active 255 DOM
9. 2026-06-07
   days on market $275,000 Active 254 DOM
10. 2026-06-04
    days on market $275,000 Active 251 DOM
11. 2026-06-03
    days on market $275,000 Active 250 DOM
12. 2026-06-02
    days on market $275,000 Active 249 DOM
13. 2026-06-01
    days on market $275,000 Active 248 DOM
14. 2026-05-31
    days on market $275,000 Active 247 DOM
15. 2026-05-05
    price $275,000 867-char remark

    Show marketing remark (867 chars)

    Welcome to 1104 Ruby Court, a beautifully maintained home in the heart of Princeton, Texas. Nestled on a premier cul-de-sac lot, this residence is a testament to pride of ownership and offers an exceptional living experience. Situated across from a tranquil greenbelt and adjacent to a scenic walking trail, enjoy peaceful surroundings and easy access to outdoor activities. Located near Highway 380, commuting is a breeze, providing you with both serenity and accessibility. Benefit from the proximity to the community pool and park, perfect for relaxation and recreation. This home boasts a welcoming open floor plan connecting the living, dining, and kitchen areas, ideal for entertaining. With four spacious bedrooms filled with natural light, including a master suite with an en-suite bathroom, comfort and privacy are assured. NEW ROOF AND GUTTERS OCTOBER 29TH!

16. 2025-10-21
    price $299,000 867-char remark

    Show marketing remark (867 chars)

    Welcome to 1104 Ruby Court, a beautifully maintained home in the heart of Princeton, Texas. Nestled on a premier cul-de-sac lot, this residence is a testament to pride of ownership and offers an exceptional living experience. Situated across from a tranquil greenbelt and adjacent to a scenic walking trail, enjoy peaceful surroundings and easy access to outdoor activities. Located near Highway 380, commuting is a breeze, providing you with both serenity and accessibility. Benefit from the proximity to the community pool and park, perfect for relaxation and recreation. This home boasts a welcoming open floor plan connecting the living, dining, and kitchen areas, ideal for entertaining. With four spacious bedrooms filled with natural light, including a master suite with an en-suite bathroom, comfort and privacy are assured. NEW ROOF AND GUTTERS OCTOBER 29TH!

17. 2025-09-25
    listed $305,000 Active 867-char remark

    Show marketing remark (867 chars)

    Welcome to 1104 Ruby Court, a beautifully maintained home in the heart of Princeton, Texas. Nestled on a premier cul-de-sac lot, this residence is a testament to pride of ownership and offers an exceptional living experience. Situated across from a tranquil greenbelt and adjacent to a scenic walking trail, enjoy peaceful surroundings and easy access to outdoor activities. Located near Highway 380, commuting is a breeze, providing you with both serenity and accessibility. Benefit from the proximity to the community pool and park, perfect for relaxation and recreation. This home boasts a welcoming open floor plan connecting the living, dining, and kitchen areas, ideal for entertaining. With four spacious bedrooms filled with natural light, including a master suite with an en-suite bathroom, comfort and privacy are assured. NEW ROOF AND GUTTERS OCTOBER 29TH!

ⓘ 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: $26,534
• − Mortgage interest: −$15,404
• − Property taxes: −$5,611
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − HOA: −$528
• − Depreciation: −$8,000
• Taxable loss: −$8,630
• Est. tax savings @ 24.0%: +$2,071
• After-tax cash flow: $-1,787/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

-9.8% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $275,000 NTREIS
• 2025-10-21 Price Changed $299,000 NTREIS
• 2025-09-25 Listed $305,000 NTREIS

Property tax history

+24.2%/yr

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