317 Allenwood Dr · Princeton, TX 75407

$180,000

2 bd · 2.0 ba · 1,330 sqft · SingleFamily public records · 9 Days on market

Built 1970 0.25 ac lot Est $237k · 24% under

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Why this score? — see what drove the C- 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 +14.6/30.0
• 1% rule +4.6/10.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Darling remodeled home at great price! Check out the solid oak & beveled glass door, flagstone porch, Austin stone FP, cedar closet, jet tub, wood floor and new carpet, new plumbing and lighting fixtures, EGDO, fridge included & much more! This early 70's house has French drains and has had foundation work, but can't be brought into loan tolerance, so owner will consider financing with 10% down or even lease-to-own!

Key facts

• 0.25 acre lot
• 2 garage spots
• Built 1970

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Driveway
• Utilities: City water; City sewer; Electricity available; Individual gas meter
• Home design: Single-family residence; Residential property; Built in 1970; One story; Not attached to other units
• Construction: Brick construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered patio/porch; Chain link fencing; Many trees on the lot

Interior

• Kitchen: Dishwasher; Electric oven; Gas cooktop; Microwave
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Fireplace with gas starter
• Interior features: Cable TV available; One living area; One dining area; 3 total rooms; One-level layout

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $42 ($498/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 $173k (3.8% below list).
• Recommended offer: $173k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.5% in Princeton — 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 62/100 on livability (#969 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living 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: Lacy El (math 44% / reading 44%, grade F, #1,243 of 4,322 statewide, top 29%, 670 students, 59% 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) — zoned schools at 61% FRL track the district average.
• 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 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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.

Risks & watch-outs

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

Recommended offer $173,127 (3.8% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $236,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 E Hazelwood St	0.06mi	3/2.0 (+1)	1,256 (-6%)	5mo	$249,900	$199	79
215 N 2nd St	0.28mi	3/2.0 (+1)	1,380 (+4%)	1mo	$245,000	$178	75
171 Town Park Ave	0.29mi	3/2.0 (+1)	1,277 (-4%)	2mo	$289,940	$227	74
232 Town Park Ave	0.28mi	3/2.0 (+1)	1,381 (+4%)	6mo	$289,980	$210	71
204 Griffith	0.21mi	3/2.0 (+1)	1,431 (+8%)	3mo	$229,970	$161	70
211 Griffith Dr	0.25mi	3/2.5 (+1)	1,431 (+8%)	2mo	$229,970	$161	67
212 Griffith Dr	0.22mi	3/2.5 (+1)	1,431 (+8%)	8mo	$249,980	$175	64
214 Griffith Dr	0.23mi	3/2.5 (+1)	1,431 (+8%)	8mo	$249,980	$175	63
100 E Brown St	0.30mi	3/1.0 (+1)	1,196 (-10%)	1mo	$139,900	$117	60
211 Jefferson Ave	0.45mi	3/2.0 (+1)	1,242 (-7%)	8mo	$229,900	$185	57
205 Griffith Dr	0.24mi	3/2.5 (+1)	1,521 (+14%)	2mo	$244,980	$161	56
480 Lake Erie Dr	0.61mi	3/2.0 (+1)	1,249 (-6%)	6mo	$235,000	$188	51

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: -18.3%
• Equity multiple: 0.37×
• Total profit: $-31,521
• Equity at exit: $26,839

10-year hold

• IRR: -18.7%
• Equity multiple: 0.14×
• Total profit: $-43,341
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,731 high
• Mortgage (P&I): −$944
• Tax from tax record: −$307 /mo · $3,687/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $42

Break-even live

Break-even rent $1,679

Max offer price $180,000

Occupancy floor 93%

Sensitivity live

Price	-10% $143	-5% $92	+0% $42	+5% $-9	+10% $-60
Rent	-10% $-95	-5% $-27	+0% $42	+5% $110	+10% $178
Rate	-1.0pp $132	-0.5pp $87	base $42	+0.5pp $-5	+1.0pp $-53

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 Allenwood Dr Princeton, TX	3.0	1.5	1008	$1,900	$1.88	45d	1	0.02mi
414 E Hazelwood St Princeton, TX	3.0	2.0	1328	$1,595	$1.20	26d	1	0.07mi
502 E Hazelwood St Princeton, TX	3.0	2.0	1295	$1,550	$1.20	45d	1	0.19mi
514 E Hazelwood St Princeton, TX	3.0	2.0	1380	$1,475	$1.07	26d	1	0.22mi
514 E Hazelwood St Unit B Princeton, TX	3.0	2.0	1380	$1,475	$1.07	9d	1	0.22mi
514 E Hazelwood St Princeton, TX	3.0	2.0	1380	$1,475	$1.07	1d	1	0.22mi
514 E Hazelwood St Unit B Princeton, TX	3.0	2.0	1380	$1,495	$1.08	45d	1	0.22mi
512 E Hazelwood St Unit A Princeton, TX	3.0	2.0	1295	$1,349	$1.04	45d	1	0.22mi
226 Griffith Dr Princeton, TX	3.0	2.5	1339	$1,675	$1.25	26d	1	0.25mi
228 N 4th St Princeton, TX	3.0	2.0	1466	$1,450	$0.99	45d	1	0.31mi
100 E Brown St Princeton, TX	3.0	1.0	1196	$2,870	$2.40	3d	1	0.33mi
899 E Hazelwood St Princeton, TX	1.0–3.0	1.0–2.0	989	$1,438	$1.45	1d	13	0.37mi
200 Cole St Princeton, TX	1.0–3.0	1.0–2.0	960	$1,447	$1.51	45d	23	0.51mi
200 Cole St Princeton, TX	1.0–2.0	1.0–2.0	838	$1,263	$1.51	1d	8	0.51mi
600 Jefferson Ave Princeton, TX	3.0	2.0	1300	$1,800	$1.38	20d	1	0.52mi
843 Ozark Path Princeton, TX	3.0	2.0	1249	$2,100	$1.68	45d	1	0.67mi
236 Cr-454 Princeton, TX	3.0	2.5	1680	$2,030	$1.21	1d	1	0.67mi
846 Breakwater Dr Princeton, TX	3.0	2.5	1824	$2,000	$1.10	4d	1	0.68mi
846 Breakwater Dr Princeton, TX	3.0	2.5	1824	$2,000	$1.10	1d	1	0.68mi
865 Table Rock St Princeton, TX	3.0	2.0	1563	$2,050	$1.31	24d	1	0.70mi
724 Prairie Creek Dr Princeton, TX	2.0	1.0	914	$1,250	$1.37	45d	1	0.70mi
819 Parkplace Rdg Princeton, TX	3.0	2.5	1669	$1,700	$1.02	45d	1	0.72mi
742 Prairie Creek Dr Princeton, TX	2.0	1.0	935	$1,350	$1.44	14d	1	0.74mi
114 Prairie Creek Cir Princeton, TX	3.0	1.0	1043	$1,550	$1.49	45d	1	0.75mi
461 Princewood Dr Princeton, TX	3.0	2.0	1749	$1,750	$1.00	26d	1	0.77mi
605 Grenada Lake Dr Princeton, TX	3.0	2.0	1563	$1,925	$1.23	17d	1	0.80mi
1008 N 4th St Princeton, TX	3.0	2.0	1245	$1,761	$1.41	1d	1	0.81mi
1106 Parkway Trl Princeton, TX	3.0	2.5	1404	$1,500	$1.07	45d	1	0.82mi
1001 Weiss Ave Princeton, TX	3.0	2.0	1209	$1,595	$1.32	45d	1	0.86mi
414 Sweet Shade Ln Princeton, TX	3.0	2.0	1700	$1,900	$1.12	45d	1	0.86mi
715 Mulberry Dr Princeton, TX	3.0	2.0	1298	$1,695	$1.31	26d	1	0.87mi
622 Saxony Dr Princeton, TX	3.0	2.0	1567	$2,000	$1.28	45d	1	0.87mi
250 N Boorman Ln Princeton, TX	1.0–3.0	1.0–2.0	936	$3,008	$3.21	0d	1	0.92mi
406 Kingsbury Ave Princeton, TX	3.0	2.0	1810	$2,095	$1.16	45d	1	0.93mi
217 Creekwood Dr Princeton, TX	3.0	2.0	1754	$1,795	$1.02	1d	1	0.94mi
767 Myrtle Ln Princeton, TX	3.0	2.0	1516	$1,775	$1.17	6d	1	0.98mi
767 Myrtle Ln Princeton, TX	3.0	2.0	1516	$1,790	$1.18	9d	1	0.98mi
771 Bayonet St Princeton, TX	3.0	2.0	1516	$1,850	$1.22	24d	1	0.99mi
604 Princeton Hts Princeton, TX	3.0–5.0	2.0–2.5	1882	$2,045	$1.09	0d	1	0.99mi
412 Stonecreek Dr Princeton, TX	3.0	2.0	1763	$1,950	$1.11	45d	1	0.99mi

Listing history 7 events

1. 2026-06-21
   days on market $180,000 Active 9 DOM
2. 2026-06-18
   days on market $180,000 Active 6 DOM
3. 2026-06-17
   days on market $180,000 Active 5 DOM
4. 2026-06-16
   days on market $180,000 Active 4 DOM
5. 2026-06-15
   days on market $180,000 Active 3 DOM
6. 2026-06-13
   remarks 358-char remark
7. 2026-06-13
   listed $180,000 Active 1 DOM

ⓘ 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: $3,687 · $307/mo
• Projected year-2 tax: $3,687 · $307/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 ≥110°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,775
• − Mortgage interest: −$10,083
• − Property taxes: −$3,687
• − Insurance: −$900
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$5,236
• Taxable loss: −$2,455
• Est. tax savings @ 24.0%: +$589
• After-tax cash flow: $1,087/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

+111.8% since first listed

7 events — show timeline

• 2026-06-12 Listed $180,000 NTREIS
• 2009-10-26 Sold (Public Records) — Public Records
• 2008-07-02 Sold (Public Records) — Public Records
• 2008-07-02 Sold (MLS) — NTREIS
• 2008-06-21 Listing Removed — NTREIS
• 2007-10-02 Listed $85,000 NTREIS
• 2004-02-27 Sold (Public Records) — Public Records

Property tax history

+3.7%/yr

Latest (2025): $3,687 · +7.3% YoY. Source: county tax records.