2012 Princeton Ave · Farmersville, TX 75442

$226,000

4 bd · 2.0 ba · 1,706 sqft · SingleFamily public records · 45 Days on market

Built 2021 Fair condition 5,576 sqft lot $132/sqft · 22% below area Est $292k · 22% under $35/mo HOA · 2% of rent ↓ 16% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +8.5/30.0
• 1% rule +4.2/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

2021 single-story in Camden Park, one of Farmersville's most sought-after communities. 4 bedrooms, 2 full baths, 1,706 sqft on a quiet street in Collin County. Open floor plan with spacious living area flowing into the kitchen featuring granite counters, walk-in pantry, and center island. Split bedroom design gives the master suite true privacy with its own en-suite bath and walk-in closet. Covered porches front and back, attached 2-car garage, and low-maintenance yard. Needs cosmetic refresh, paint and cleanup, and is priced well below comparable homes in the neighborhood to reflect that. Ideal for buyers wanting instant equity, investors, or anyone who wants a nearly new home at a value p

Key facts

• 5,576 sq ft lot
• Garage
• Built 2021

Property features AI

Finance

• Other: Possession at closing/funding; Standard listing; exclusive agency agreement
• Financial info: Listing accepts Cash, Conventional, FHA, USDA, and VA financing
• HOA & community: Mandatory HOA (Camden Park); HOA dues cover full use of facilities, grounds maintenance, and management fees; HOA fee paid annually

Exterior

• Parking: 2 covered/carport spaces; Garage with garage door opener
• Utilities: City water; City sewer; Individual gas meter; Individual water meter; Underground utilities; Asphalt roads; Concrete and curbs; Sidewalks; Community mailbox; Utilities easement on property; Energy-efficient windows
• Home design: Single family residence; Residential property; One story; Built in 2021; No accessibility features reported; Deed restrictions; no mobile homes; pet restrictions; Subdivision: Camden Park, Phase 3
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Gutters

Interior

• Kitchen: Commercial-grade range; Electric range; Gas oven; Microwave
• Bedrooms: Primary bedroom (12 x 12) on main level; Bedroom (10 x 10) on main level; Bedroom (10 x 10) on main level; Bedroom (10 x 10) on main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air (electric)
• Interior features: Cable TV available; High-speed internet available; 9 total rooms; One living area; One dining area; One level
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $226k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (8.1% below list).
• Recommended offer: $191k (15.6% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 4.0% in Farmersville — 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 (#425 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D, amenities F, commute F.
• Farmersville ISD (town): math 38% / reading 47% proficiency, ranked #298 of 826 in TX (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Farmersville Int (math 36% / reading 44%, grade F, #1,514 of 4,322 statewide, top 36%, 598 students, 62% FRL); Farmersville J H (math 42% / reading 46%, grade D, #512 of 1,662 statewide, top 32%, 327 students, 59% FRL); Farmersville H S (math 32% / reading 57%, grade F, #652 of 1,632 statewide, top 43%, 670 students, 53% FRL) — zoned schools average 58% FRL vs 42% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 418 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 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 $7k 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 45 days — a 3% lower offer ($219k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $190,812 (15.6% 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 45 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.78%
• DSCR: 0.83
• GRM: 9.1

CMA / ARV

• ARV (median comp): $291,510
• List price: $226,000
• Delta: -22.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Harvard Blvd	0.11mi	3/2.0 (-1)	1,688 (-1%)	7mo	$258,500	$153	82
1809 Princeton Ave	0.14mi	4/2.0	1,650 (-3%)	8mo	$250,000	$152	81
2206 Princeton Ave	0.15mi	4/2.0	1,706 (0%)	16mo	$285,000	$167	79
204 University St	0.07mi	4/2.0	1,676 (-2%)	19mo	$280,000	$167	78
1907 Yale St	0.09mi	3/2.0 (-1)	1,659 (-3%)	10mo	$292,000	$176	78
109 Dartmouth Ave	0.13mi	4/2.0	1,706 (0%)	20mo	$285,000	$167	77
1810 Yale St	0.16mi	3/2.0 (-1)	1,676 (-2%)	18mo	$289,900	$173	69
109 Columbia St	0.29mi	4/2.0	1,656 (-3%)	22mo	$290,000	$175	63
1805 Crimson Ave	0.18mi	4/2.0	1,587 (-7%)	24mo	$289,000	$182	60
6803 Welsh Dr	0.67mi	3/2.0 (-1)	1,896 (+11%)	5mo	$258,599	$136	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.22×
• Total profit: $-49,105
• Equity at exit: $33,697

10-year hold

• IRR: -16.5%
• Equity multiple: 0.08×
• Total profit: $-58,272
• Equity at exit: $19,540

Cash invested: $63,280 (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 75442

• Home prices YoY: -8.3%
• Active inventory: 418
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,078 high
• Mortgage (P&I): −$1,185
• Tax from tax record: −$526 /mo · $6,317/yr
• Insurance: −$94
• HOA: −$35
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-199

Break-even live

Break-even rent $2,330

Max offer price $190,812

Occupancy floor —

Sensitivity live

Price	-10% $-71	-5% $-135	+0% $-199	+5% $-263	+10% $-327
Rent	-10% $-363	-5% $-281	+0% $-199	+5% $-117	+10% $-35
Rate	-1.0pp $-85	-0.5pp $-142	base $-199	+0.5pp $-258	+1.0pp $-317

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: $56,500
• Closing costs: $6,780
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1901 Princeton Ave Farmersville, TX	3.0	2.0	1676	$1,695	$1.01	0d	1	0.10mi
1914 Bluebonnet Ln Farmersville, TX	4.0	2.5	1818	$2,358	$1.30	0d	1	0.10mi
310 Harvard Blvd Farmersville, TX	1.0–3.0	1.0–2.0	975	$2,395	$2.46	0d	72	0.12mi
114 Providence Ave Farmersville, TX	3.0	2.0	1435	$1,700	$1.18	9d	1	0.17mi
1709 Princeton Ave Farmersville, TX	3.0	2.0	1676	$1,679	$1.00	45d	1	0.21mi
121 N Hamilton St Farmersville, TX	3.0	2.0	1200	$1,800	$1.50	0d	1	1.49mi
121 N Hamilton St Farmersville, TX	3.0	2.0	1202	$1,800	$1.50	13d	1	1.49mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 18 events

1. 2026-06-21
   days on market $226,000 Active 45 DOM
2. 2026-06-18
   days on market $226,000 Active 42 DOM
3. 2026-06-17
   days on market $226,000 Active 41 DOM
4. 2026-06-16
   days on market $226,000 Active 40 DOM
5. 2026-06-15
   days on market $226,000 Active 39 DOM
6. 2026-06-13
   days on market $226,000 Active 37 DOM
7. 2026-06-13
   pricedays on market $226,000 Active 36 DOM
8. 2026-06-09
   days on market $229,000 Active 33 DOM
9. 2026-06-08
   days on market $229,000 Active 32 DOM
10. 2026-06-07
    days on market $229,000 Active 31 DOM
11. 2026-06-04
    days on market $229,000 Active 28 DOM
12. 2026-06-03
    days on market $229,000 Active 27 DOM
13. 2026-06-02
    days on market $229,000 Active 26 DOM
14. 2026-06-01
    days on market $229,000 Active 25 DOM
15. 2026-05-31
    days on market $229,000 Active 24 DOM
16. 2026-05-12
    price $239,900 749-char remark
17. 2026-05-11
    price $249,000 749-char remark
18. 2026-05-07
    listed $269,900 Active 749-char remark

ⓘ 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: $6,317 · $526/mo
• Projected year-2 tax: $6,317 · $526/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 6/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,935
• − Mortgage interest: −$12,660
• − Property taxes: −$6,317
• − Insurance: −$1,130
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − HOA: −$420
• − Depreciation: −$6,575
• Taxable loss: −$6,156
• Est. tax savings @ 24.0%: +$1,477
• After-tax cash flow: $-913/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 · 1 photo

Fair 45/100 Cosmetic rehab

A 2012 single-story home in Farmersville's Camden Park neighborhood, priced below comparable homes. Needs a cosmetic refresh, including fresh paint and flooring, to maximize its value.

Repairs flagged

• Major Paint — Walls and trim need fresh paint
• Minor Flooring — Carpeted floors could be replaced with hardwood or tile

Value-add opportunities

• Both Paint and freshen interior — Fresh paint and organization can boost both resale and rental value
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring can significantly increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Walls and trim need fresh paint	Major	$15,000–50,000
Flooring · Carpeted floors could be replaced with hardwood or tile	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Paint and freshen interior — Fresh paint and organization can boost both resale and rental value ↑
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring can significantly 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: Farmersville ISD
• NCES district ID: 4819080
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $56,626
• Composite: 37.17/100
• National rank: #4479
• State rank: #298 of 826 in TX

Livability — Farmersville

• Score: 69/100
• State rank: #425
• US rank: #8723

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmersville, TX
• County: Collin County · 1,159,394 people
• City population: 10,805
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 10,805
• Household income: $95,250
• Rent vs Own: 18.4% rent · 81.6% own
• Severe rent burden: 105.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 25% Two or more races 13% Black 5% Pacific Islander 2%
• Hispanic origin (detail): Mexican 20% Puerto Rican 5%
• Common ancestry: Italian 3% Serbian 2% Romanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 84% English-only · Spanish 14% German/W. Germanic 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: ▼ -27.67%
• Current HPI: 304.6738
• Rent YoY: —
• 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

-16.3% since first listed

6 events — show timeline

• 2026-06-11 Price Changed $226,000 NTREIS
• 2026-05-21 Price Changed $229,000 NTREIS
• 2026-05-20 Price Changed $234,500 NTREIS
• 2026-05-12 Price Changed $239,900 NTREIS
• 2026-05-11 Price Changed $249,000 NTREIS
• 2026-05-07 Listed $269,900 NTREIS

Property tax history

+77.5%/yr

Latest (2025): $6,317 · +1.1% YoY. Source: county tax records.