Rhythm Nation Plan · Princeton, TX 75407

$75,995

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 234 Days on market

Manufactured home Good condition

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a home that fits your lifestyle and your budget? You've found it! This thoughtfully designed home perfectly blends comfort, style, and practicality-offering three bedrooms and two bathrooms across 1,056 square feet of bright, open living space. The open-concept floorplan makes every inch count, connecting a cozy living area to a modern kitchen that's perfect for cooking, entertaining, or relaxing after a long day. Each bedroom is a personal retreat, giving space to unwind and recharge. With modern finishes and smart design, this home proves you don't have to spend big to live beautifully. Each of our homes in Princeton feature upgraded finishes and thoughtful touches you'll love at a price that makes sense. Step outside and enjoy more of what matters-say hello to the friendly staff at the clubhouse, take a dip in the resort-style pool, or get your heart pumping in the fitness center. Make new friends in shared spaces or soak in the laid-back neighborhood vibe. Every detail is designed to make life more comfortable, more social, and a whole lot more fun. Nestled in Princeton, Texas, this community blends small-town charm with big city conveniences, offering the perfect mix of peace and connection. It's everything you want in a home-without stretching your budget!

Key facts

• Private decks
• Fitness center
• Resort style pool

Tags

• OPEN CONCEPT FLOORPLAN
• MODERN KITCHEN
• PRIVATE DECKS
• RESORT STYLE POOL
• FITNESS CENTER

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $76k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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: Smith El (math 53% / reading 48%, grade D+, #833 of 4,322 statewide, top 20%, 683 students, 54% 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 59% FRL track the district average.
• Market conditions: Rents soft (-1.0%/yr); 1415 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); 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 $525 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($67k) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,875 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.98% ✓
• Cap rate: 16.74%
• Cash-on-cash: 37.31%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 2.20×
• Total profit: $25,440
• Equity at exit: $11,331

10-year hold

• IRR: 35.3%
• Equity multiple: 3.80×
• Total profit: $59,486
• Equity at exit: $6,571

Cash invested: $21,279 (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: 1415
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,502 high
• Mortgage (P&I): −$399
• Tax est. 1.5%: −$95 /mo · $1,140/yr
• Insurance: −$32
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $662

Break-even live

Break-even rent $665

Max offer price $75,995

Occupancy floor 51%

Sensitivity live

Price	-10% $714	-5% $688	+0% $662	+5% $635	+10% $609
Rent	-10% $543	-5% $602	+0% $662	+5% $721	+10% $780
Rate	-1.0pp $700	-0.5pp $681	base $662	+0.5pp $642	+1.0pp $622

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: $18,999
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 Fox DR Princeton, TX	3.0	2.0	1435	$2,208	$1.54	0d	11	0.02mi
617 Delaware Ave Princeton, TX	3.0	2.0	1407	$1,749	$1.24	7d	1	0.28mi
1805 Washington St Princeton, TX	3.0	2.0	1437	$1,775	$1.24	46d	1	0.31mi
1710 Washington St Princeton, TX	3.0	2.0	1437	$1,770	$1.23	4d	1	0.32mi
604 Princeton Hts Princeton, TX	3.0–5.0	2.0–2.5	1882	$2,045	$1.09	0d	1	0.33mi
1106 Princeton Hts Princeton, TX	3.0	2.0	1399	$1,795	$1.28	4d	1	0.40mi
1819 Chapel Hill Rd Princeton, TX	3.0	2.0	1437	$1,700	$1.18	46d	1	0.42mi
410 Forest St Princeton, TX	3.0	2.0	1412	$1,800	$1.27	9d	1	0.45mi
1211 Princeton Hts Princeton, TX	3.0	2.0	1401	$1,770	$1.26	19d	1	0.46mi
1211 Princeton Hts Princeton, TX	3.0	2.0	1401	$1,995	$1.42	46d	1	0.46mi
1008 N 4th St Princeton, TX	3.0	2.0	1245	$1,761	$1.41	1d	1	0.55mi
1001 Weiss Ave Princeton, TX	3.0	2.0	1209	$1,595	$1.32	46d	1	0.55mi
1105 Butler Ave Princeton, TX	3.0	2.0	1399	$1,749	$1.25	19d	1	0.55mi
912 N 4th St Princeton, TX	4.0	2.0	1448	$2,149	$1.48	1d	1	0.58mi
2207 Pioneer Dr Unit 2207 Princeton, TX	3.0	2.0	1412	$2,100	$1.49	15d	1	0.61mi
1106 Parkway Trl Princeton, TX	3.0	2.5	1404	$1,500	$1.07	46d	1	0.64mi
2301 States St Princeton, TX	3.0	2.0	1443	$1,770	$1.23	46d	1	0.71mi
2307 States St Princeton, TX	3.0	2.0	1412	$1,800	$1.27	46d	1	0.72mi
600 Jefferson Ave Princeton, TX	3.0	2.0	1300	$1,800	$1.38	21d	1	0.80mi
111 Connecticut Ct Princeton, TX	3.0	2.0	1412	$1,895	$1.34	23d	1	0.84mi
114 Prairie Creek Cir Princeton, TX	3.0	1.0	1043	$1,550	$1.49	46d	1	0.85mi
742 Prairie Creek Dr Princeton, TX	2.0	1.0	935	$1,350	$1.44	15d	1	0.91mi
724 Prairie Creek Dr Princeton, TX	2.0	1.0	914	$1,250	$1.37	46d	1	0.91mi
228 N 4th St Princeton, TX	3.0	2.0	1466	$1,450	$0.99	46d	1	1.01mi
600 W Monte Carlo Blvd Princeton, TX	1.0–3.0	1.0–2.0	1245	$1,728	$1.39	0d	30	1.01mi
100 E Brown St Princeton, TX	3.0	1.0	1196	$2,870	$2.40	3d	1	1.12mi
596 N Beauchamp Blvd Princeton, TX	1.0–2.0	1.0–2.0	1009	$2,070	$2.05	0d	40	1.16mi
133 S 4th St Princeton, TX	2.0	1.0	850	$1,253	$1.47	46d	2	1.27mi
325 Allenwood Dr Princeton, TX	3.0	1.5	1008	$1,900	$1.88	46d	1	1.29mi
512 E Hazelwood St Unit A Princeton, TX	3.0	2.0	1295	$1,349	$1.04	46d	1	1.31mi
514 E Hazelwood St Unit B Princeton, TX	3.0	2.0	1380	$1,475	$1.07	9d	1	1.32mi
514 E Hazelwood St Princeton, TX	3.0	2.0	1380	$1,475	$1.07	1d	1	1.32mi
514 E Hazelwood St Unit B Princeton, TX	3.0	2.0	1380	$1,495	$1.08	46d	1	1.32mi
514 E Hazelwood St Princeton, TX	3.0	2.0	1380	$1,475	$1.07	26d	1	1.32mi
414 E Hazelwood St Princeton, TX	3.0	2.0	1328	$1,595	$1.20	26d	1	1.32mi
502 E Hazelwood St Princeton, TX	3.0	2.0	1295	$1,550	$1.20	46d	1	1.32mi
200 Cole St Princeton, TX	1.0–2.0	1.0–2.0	838	$1,263	$1.51	1d	8	1.39mi
200 Cole St Princeton, TX	1.0–3.0	1.0–2.0	960	$1,799	$1.87	46d	23	1.39mi
899 E Hazelwood St Princeton, TX	1.0–3.0	1.0–2.0	989	$1,780	$1.80	1d	13	1.41mi
713 Cedar Cove Dr Princeton, TX	3.0	2.0	1366	$1,840	$1.35	1d	1	1.44mi

Listing history 19 events

1. 2026-06-22
   days on market $75,995 Active 234 DOM
2. 2026-06-21
   days on market $75,995 Active 233 DOM
3. 2026-06-18
   days on market $75,995 Active 230 DOM
4. 2026-06-17
   days on market $75,995 Active 229 DOM
5. 2026-06-16
   days on market $75,995 Active 228 DOM
6. 2026-06-15
   days on market $75,995 Active 227 DOM
7. 2026-06-13
   days on market $75,995 Active 225 DOM
8. 2026-06-13
   days on market $75,995 Active 224 DOM
9. 2026-06-09
   days on market $75,995 Active 221 DOM
10. 2026-06-08
    days on market $75,995 Active 220 DOM
11. 2026-06-07
    days on market $75,995 Active 219 DOM
12. 2026-06-04
    days on market $75,995 Active 216 DOM
13. 2026-06-03
    days on market $75,995 Active 215 DOM
14. 2026-06-02
    days on market $75,995 Active 214 DOM
15. 2026-06-01
    days on market $75,995 Active 213 DOM
16. 2026-05-31
    days on market $75,995 Active 212 DOM
17. 2026-03-11
    price $75,995 1294-char remark

    Show marketing remark (1294 chars)

    Looking for a home that fits your lifestyle and your budget? You've found it! This thoughtfully designed home perfectly blends comfort, style, and practicality-offering three bedrooms and two bathrooms across 1,056 square feet of bright, open living space. The open-concept floorplan makes every inch count, connecting a cozy living area to a modern kitchen that's perfect for cooking, entertaining, or relaxing after a long day. Each bedroom is a personal retreat, giving space to unwind and recharge. With modern finishes and smart design, this home proves you don't have to spend big to live beautifully. Each of our homes in Princeton feature upgraded finishes and thoughtful touches you'll love at a price that makes sense. Step outside and enjoy more of what matters-say hello to the friendly staff at the clubhouse, take a dip in the resort-style pool, or get your heart pumping in the fitness center. Make new friends in shared spaces or soak in the laid-back neighborhood vibe. Every detail is designed to make life more comfortable, more social, and a whole lot more fun. Nestled in Princeton, Texas, this community blends small-town charm with big city conveniences, offering the perfect mix of peace and connection. It's everything you want in a home-without stretching your budget!

18. 2025-11-03
    price $73,995 1294-char remark

    Show marketing remark (1294 chars)

    Looking for a home that fits your lifestyle and your budget? You've found it! This thoughtfully designed home perfectly blends comfort, style, and practicality-offering three bedrooms and two bathrooms across 1,056 square feet of bright, open living space. The open-concept floorplan makes every inch count, connecting a cozy living area to a modern kitchen that's perfect for cooking, entertaining, or relaxing after a long day. Each bedroom is a personal retreat, giving space to unwind and recharge. With modern finishes and smart design, this home proves you don't have to spend big to live beautifully. Each of our homes in Princeton feature upgraded finishes and thoughtful touches you'll love at a price that makes sense. Step outside and enjoy more of what matters-say hello to the friendly staff at the clubhouse, take a dip in the resort-style pool, or get your heart pumping in the fitness center. Make new friends in shared spaces or soak in the laid-back neighborhood vibe. Every detail is designed to make life more comfortable, more social, and a whole lot more fun. Nestled in Princeton, Texas, this community blends small-town charm with big city conveniences, offering the perfect mix of peace and connection. It's everything you want in a home-without stretching your budget!

19. 2025-11-01
    listed $74,995 Active 1294-char remark

    Show marketing remark (1294 chars)

    Looking for a home that fits your lifestyle and your budget? You've found it! This thoughtfully designed home perfectly blends comfort, style, and practicality-offering three bedrooms and two bathrooms across 1,056 square feet of bright, open living space. The open-concept floorplan makes every inch count, connecting a cozy living area to a modern kitchen that's perfect for cooking, entertaining, or relaxing after a long day. Each bedroom is a personal retreat, giving space to unwind and recharge. With modern finishes and smart design, this home proves you don't have to spend big to live beautifully. Each of our homes in Princeton feature upgraded finishes and thoughtful touches you'll love at a price that makes sense. Step outside and enjoy more of what matters-say hello to the friendly staff at the clubhouse, take a dip in the resort-style pool, or get your heart pumping in the fitness center. Make new friends in shared spaces or soak in the laid-back neighborhood vibe. Every detail is designed to make life more comfortable, more social, and a whole lot more fun. Nestled in Princeton, Texas, this community blends small-town charm with big city conveniences, offering the perfect mix of peace and connection. It's everything you want in a home-without stretching your budget!

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 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: $18,026
• − Mortgage interest: −$4,257
• − Property taxes: −$1,140
• − Insurance: −$380
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$2,211
• Taxable income: $7,155
• Est. tax owed @ 24.0%: −$1,717
• After-tax cash flow: $6,221/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 · 11 photos

Good 80/100 Cosmetic rehab

This thoughtfully designed home offers a modern and comfortable living space with a good condition score and minimal repairs needed. It's move-in ready with a good ROI potential.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace ceiling fan — Improves air circulation and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace ceiling fan — Improves air circulation and aesthetics ↑

ⓘ 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: 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

• 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

+1.3% since first listed

3 events — show timeline

• 2026-03-11 Price Changed $75,995 Zillow
• 2025-11-03 Price Changed $73,995 Zillow
• 2025-11-01 Listed $74,995 Zillow