725 Cloverwood Dr · Wylie, TX 75407

$229,230

4 bd · 2.5 ba · 1,549 sqft · SingleFamily · 32 Days on market

Built 2025 Excellent condition 3,572 sqft lot $148/sqft · at area comps Est $233k · at est. $42/mo HOA · 2% of rent ↓ 2% 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).

• Cash flow +12.2/30.0
• ARV discount +8.2/15.0
• Condition / age +5.0/5.0
• Schools +4.2/10.0
• 1% rule +3.7/10.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

New homes in Princeton, TX! Welcome to Arbor Trails! This gorgeous new Express homes community is located in Collin County, Branch , Princeton area off CR 437. DR Horton, your new home builder, we offer 3 different plans in Arbor Trails ranging from a 2 2.5 1 1,130 sq ft to a 4 2.5 1 that's 1,549 sq ft.

Key facts

• 3,572 sq ft lot
• Garage
• Built 2025

Property features AI

Finance

• Other: Located in the Arbor Trails North subdivision; Lot smaller than 0.5 acre (about 0.082 acre)
• Financial info: Treat as clear loan type; No second mortgage indicated
• HOA & community: Mandatory HOA; HOA semi-annual fee of 250; Association covers management fees; Neighborhood management company

Exterior

• Parking: Attached garage; One covered/garage space
• Security: Carbon monoxide detectors; Smoke detectors
• Utilities: City water; City sewer; Municipal utility district
• Home design: Single-family residence; Two levels; New construction completed in 2025; Smart home features present
• Construction: Frame and siding construction; Composition roof; Slab foundation
• Exterior features: Wood fencing; Concrete, curbs and sidewalks; Underground utilities

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range
• Bedrooms: Primary bedroom on 2nd level; Three additional bedrooms on 2nd level
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cable TV available; High-speed internet available; Other interior features
• Laundry & utility: HVAC system (listed under energy efficiency)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $229k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-44 ($-534/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (12.7% below list).
• Recommended offer: $200k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 21d 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 $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 32 days — a 3% lower offer ($222k) 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.

Recommended offer $200,215 (12.7% 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 32 days. Have you received any prior offers? Is the seller open to a 13% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.87% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 9.5

CMA / ARV

• ARV (median comp): $232,693
• List price: $229,230
• Delta: -1.49%
• 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
6100 Pinion Trl	0.07mi	4/2.5	1,549 (0%)	1mo	$237,490	$153	96
6314 Sandpiper Ln	0.20mi	4/2.5	1,535 (-1%)	1mo	$207,999	$136	89
6110 Pinion Trl	0.07mi	3/2.5 (-1)	1,419 (-8%)	1mo	$229,990	$162	77
724 Wagtail Dr	0.14mi	3/2.5 (-1)	1,360 (-12%)	2mo	$195,999	$144	67
6308 Sandpiper Ln	0.18mi	3/2.5 (-1)	1,360 (-12%)	1mo	$217,999	$160	66
6412 Longspur Ln	0.37mi	3/2.0 (-1)	1,402 (-10%)	0mo	$222,999	$159	60
6413 Longspur Ln	0.39mi	3/2.0 (-1)	1,411 (-9%)	1mo	$215,000	$152	59
416 Sandhill Crane Ln	0.39mi	3/2.0 (-1)	1,402 (-10%)	0mo	$221,999	$158	59
6508 Glade St	0.42mi	3/2.0 (-1)	1,402 (-10%)	1mo	$222,999	$159	57
6414 Willet Rd	0.42mi	3/2.0 (-1)	1,402 (-10%)	1mo	$252,999	$180	57
403 Shearwater Ave	0.49mi	3/2.0 (-1)	1,402 (-10%)	2mo	$253,674	$181	53
5430 Longshadow Dr	0.74mi	3/2.0 (-1)	1,436 (-7%)	1mo	$205,000	$143	46

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: -21.2%
• Equity multiple: 0.29×
• Total profit: $-45,788
• Equity at exit: $34,179

10-year hold

• IRR: -24.1%
• Equity multiple: -0.03×
• Total profit: $-65,966
• Equity at exit: $19,820

Cash invested: $64,184 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$1,202
• Tax est. 1.5%: −$287 /mo · $3,438/yr
• Insurance: −$96
• HOA: −$42
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-44

Break-even live

Break-even rent $2,058

Max offer price $222,797

Occupancy floor 97%

Sensitivity live

Price	-10% $114	-5% $35	+0% $-44	+5% $-124	+10% $-203
Rent	-10% $-203	-5% $-124	+0% $-44	+5% $35	+10% $114
Rate	-1.0pp $71	-0.5pp $14	base $-44	+0.5pp $-104	+1.0pp $-164

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: $57,308
• Closing costs: $6,877
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6102 Pinion Trl , TX	3.0	2.5	1419	$1,600	$1.13	45d	1	0.07mi
6015 Pinion Trl , TX	4.0	2.5	1615	$1,950	$1.21	45d	1	0.08mi
623 Linden Rd Princeton, TX	3.0	2.5	1419	$1,650	$1.16	45d	1	0.09mi
6018 Primrose Rd , TX	3.0–4.0	2.5	1484	$1,875	$1.26	5d	5	0.11mi
6222 Sandpiper Ln Unit NA Princeton, TX	3.0	2.5	1400	$1,750	$1.25	9d	1	0.13mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,650	$1.21	0d	1	0.14mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	4d	1	0.14mi
721 Wagtail Dr Princeton, TX	4.0	2.5	1535	$1,600	$1.04	26d	1	0.17mi
6225 Kingfisher Way Princeton, TX	3.0	2.5	1290	$1,625	$1.26	6d	1	0.18mi
801 Wagtail Dr , TX	4.0	2.5	1535	$1,975	$1.29	9d	1	0.18mi
803 Wagtail Dr , TX	3.0	2.5	1360	$1,605	$1.18	24d	1	0.18mi
6310 Sandpiper Ln Princeton, TX	4.0	2.5	1549	$2,030	$1.31	13d	1	0.19mi
6311 Whimbrel Way Princeton, TX	4.0	2.5	1535	$1,775	$1.16	0d	1	0.19mi
732 Sandhill Crane Ln Princeton, TX	4.0	2.5	1570	$1,875	$1.19	13d	1	0.19mi
812 Sandhill Crane Ln Princeton, TX	3.0	2.5	1309	$1,850	$1.41	45d	1	0.21mi
6313 Kingfisher Way Princeton, TX	3.0	3.0	1360	$1,650	$1.21	45d	1	0.23mi
905 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	24d	1	0.23mi
905 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	26d	1	0.23mi
926 Wood Stork Way Princeton, TX	3.0	2.5	1285	$1,700	$1.32	26d	1	0.23mi
904 Sandhill Crane Ln Princeton, TX	4.0	2.5	1600	$1,750	$1.09	45d	1	0.24mi
914 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,775	$1.49	9d	1	0.25mi
919 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,700	$1.11	19d	1	0.26mi
919 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	45d	1	0.26mi
911 Sandhill Crane Ln Princeton, TX	3.0	2.5	1360	$1,575	$1.16	46d	1	0.26mi
600 Sandhill Crane Ln Princeton, TX	3.0	2.0	1402	$2,100	$1.50	14d	1	0.27mi
935 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,999	$1.68	20d	1	0.28mi
6234 Sanderling St Princeton, TX	4.0	2.5	1535	$1,725	$1.12	45d	1	0.29mi
6505 Glade St Princeton, TX	4.0	2.0	1600	$1,800	$1.12	45d	1	0.43mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	45d	1	0.46mi
416 Finch CIR Princeton, TX	3.0	2.0	1266	$1,350	$1.07	45d	1	0.48mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	9d	1	0.49mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	18d	1	0.49mi
5808 Cherry Hollow Way Princeton, TX	3.0	2.0	1260	$1,749	$1.39	19d	1	0.49mi
427 Bower DR Princeton, TX	4.0	2.0	1600	$1,850	$1.16	26d	1	0.50mi
5836 Crystal Water Way Princeton, TX	3.0	2.0	1481	$1,799	$1.21	7d	1	0.52mi
613 Holleman Dr , TX	3.0	2.0	1260	$1,800	$1.43	0d	1	0.52mi
545 Holleman Dr Princeton, TX	3.0	2.0	1474	$1,750	$1.19	45d	1	0.55mi
538 Montclair Ave Princeton, TX	3.0	2.0	1260	$1,775	$1.41	12d	1	0.57mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	14d	1	0.58mi
656 Waymaker Way Princeton, TX	4.0	3.0	2015	$2,175	$1.08	0d	1	0.58mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 23 events

1. 2026-05-14
   price $234,230 304-char remark
2. 2026-05-13
   price $234,230 1014-char remark
3. 2026-05-07
   price $226,990 304-char remark
4. 2026-05-06
   price $234,230 304-char remark
5. 2026-05-06
   price $226,990 304-char remark
6. 2026-05-02
   price $229,230 1014-char remark
7. 2026-04-28
   status Active 1014-char remark
8. 2026-04-28
   price $239,230 1014-char remark
9. 2026-04-27
   price $236,990 304-char remark
10. 2026-04-24
    listed $239,230 Active 304-char remark
11. 2026-01-23
    historical 1014-char remark
12. 2026-01-22
    historical
13. 2026-01-08
    price $229,990 1014-char remark
14. 2025-12-31
    price $237,230 1014-char remark
15. 2025-11-20
    price $234,990
16. 2025-11-19
    price $234,990 1014-char remark
17. 2025-11-07
    price $229,990 1014-char remark
18. 2025-11-07
    price $234,990 1014-char remark
19. 2025-11-07
    price $229,990 1014-char remark
20. 2025-11-06
    price $229,990
21. 2025-10-29
    price $234,990 1014-char remark
22. 2025-10-17
    listed $234,990 Active
23. 2025-10-16
    listed $239,990 Active 1014-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: $24,026
• − Mortgage interest: −$12,840
• − Property taxes: −$3,438
• − Insurance: −$1,146
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − HOA: −$504
• − Depreciation: −$6,669
• Taxable loss: −$4,416
• Est. tax savings @ 24.0%: +$1,060
• After-tax cash flow: $526/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 · 2 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible signs of wear or damage. It is move-in ready and offers a spacious floor plan with 4 bedrooms and 2.5 bathrooms.

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

-2.5% since first listed

14 events — show timeline

• 2026-05-26 Pending — NTREIS
• 2026-05-24 Price Changed $229,230 NTREIS
• 2026-05-22 Price Changed $221,990 NTREIS
• 2026-05-22 Price Changed $216,990 NTREIS
• 2026-05-14 Price Changed $234,230 NTREIS
• 2026-05-07 Price Changed $226,990 NTREIS
• 2026-05-06 Price Changed $234,230 NTREIS
• 2026-05-06 Price Changed $226,990 NTREIS
• 2026-04-27 Price Changed $236,990 NTREIS
• 2026-04-24 Listed $239,230 NTREIS
• 2026-01-22 Listing Removed — NTREIS
• 2025-11-20 Price Changed $234,990 NTREIS
• 2025-11-06 Price Changed $229,990 NTREIS
• 2025-10-17 Listed $234,990 NTREIS