211 Tall Cedar Way · Wylie, TX 75407

$226,990

4 bd · 2.5 ba · 1,648 sqft · SingleFamily · 49 Days on market

Built 2025 Excellent condition 6,050 sqft lot $138/sqft · 13% below area Est $260k · 13% under $42/mo HOA · 2% of rent ↓ 4% since listing

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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).

• Cash flow +14.0/30.0
• ARV discount +13.3/15.0
• Condition / age +5.0/5.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

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

• 6,050 sq ft lot
• Garage
• Built 2025

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $227k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $31 ($371/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 $208k (8.5% below list).
• Recommended offer: $208k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Market conditions: Rents soft (-1.0%/yr); 1409 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 49 days — a 3% lower offer ($220k) 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 $207,796 (8.5% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (median comp): $260,490
• List price: $226,990
• Delta: -12.86%
• 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
123 Tall Cedar Way	0.04mi	4/2.5	1,648 (0%)	1mo	$236,990	$144	97
120 Redwood Rd	0.08mi	4/2.5	1,720 (+4%)	0mo	$255,990	$149	89
204 Redwood Rd	0.07mi	3/2.5 (-1)	1,489 (-10%)	1mo	$237,990	$160	75
211 Arbor Dr	0.05mi	3/2.5 (-1)	1,895 (+15%)	1mo	$264,990	$140	67
7009 Cottonseed Dr	0.08mi	3/2.5 (-1)	1,895 (+15%)	0mo	$264,990	$140	66
210 Redwood Dr	0.07mi	3/2.5 (-1)	1,895 (+15%)	1mo	$270,480	$143	66
200 Redwood Rd	0.07mi	3/2.5 (-1)	1,895 (+15%)	1mo	$264,990	$140	66
118 Redwood Dr	0.08mi	3/2.5 (-1)	1,895 (+15%)	1mo	$264,990	$140	65
6508 Glade St	0.57mi	3/2.0 (-1)	1,402 (-15%)	1mo	$222,999	$159	41
6414 Willet Rd	0.58mi	3/2.0 (-1)	1,402 (-15%)	1mo	$252,999	$180	40
6412 Longspur Ln	0.62mi	3/2.0 (-1)	1,402 (-15%)	0mo	$222,999	$159	39
416 Sandhill Crane Ln	0.62mi	3/2.0 (-1)	1,402 (-15%)	0mo	$221,999	$158	39

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: -18.9%
• Equity multiple: 0.36×
• Total profit: $-40,845
• Equity at exit: $33,845

10-year hold

• IRR: -19.3%
• Equity multiple: 0.11×
• Total profit: $-56,334
• Equity at exit: $19,626

Cash invested: $63,557 (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: 1409
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,078 high
• Mortgage (P&I): −$1,190
• Tax est. 1.5%: −$284 /mo · $3,405/yr
• Insurance: −$95
• HOA: −$42
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $31

Break-even live

Break-even rent $2,039

Max offer price $226,990

Occupancy floor 94%

Sensitivity live

Price	-10% $188	-5% $109	+0% $31	+5% $-48	+10% $-126
Rent	-10% $-133	-5% $-51	+0% $31	+5% $113	+10% $195
Rate	-1.0pp $145	-0.5pp $89	base $31	+0.5pp $-28	+1.0pp $-88

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: $56,748
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7007 Cottonseed Dr Princeton, TX	4.0	2.5	1720	$1,995	$1.16	8d	1	0.06mi
7007 Cottonseed Dr Princeton, TX	4.0	2.5	1720	$1,995	$1.16	11d	1	0.06mi
7018 Cottonseed Dr Princeton, TX	4.0	2.5	2131	$2,095	$0.98	25d	1	0.06mi
125 Arbor Dr Unit NA Princeton, TX	4.0	2.5	2054	$2,097	$1.02	25d	1	0.07mi
7012 Cottonseed Dr Princeton, TX	4.0	2.5	1800	$1,878	$1.04	21d	1	0.09mi
120 Redwood Rd Princeton, TX	4.0	2.5	1720	$2,300	$1.34	2d	1	0.09mi
321 Tall Cedar Way Princeton, TX	3.0	3.0	1468	$1,725	$1.18	44d	1	0.10mi
151 Sesame Ln Princeton, TX	4.0	2.0	1299	$1,634	$1.26	25d	1	0.11mi
316 Arbor DR Princeton, TX	4.0	2.5	1648	$1,799	$1.09	25d	1	0.12mi
213 Arbor DR Princeton, TX	4.0	2.5	1720	$1,800	$1.05	3d	1	0.12mi
213 Arbor DR Princeton, TX	4.0	2.5	1720	$2,000	$1.16	44d	1	0.12mi
6808 Sunbeam Cir Princeton, TX	3.0	2.0	1155	$1,534	$1.33	23d	1	0.14mi
7016 Vining Dr Princeton, TX	4.0	2.5	1648	$2,000	$1.21	44d	1	0.16mi
422 Tall Cedar Way Princeton, TX	4.0	3.0	1648	$1,795	$1.09	44d	1	0.17mi
7020 Vining DR Princeton, TX	3.0	2.5	1382	$1,850	$1.34	25d	1	0.17mi
252 Jethro Ln Princeton, TX	4.0	2.0	1300	$1,595	$1.23	44d	1	0.17mi
101 County Road 1010 Unit 1010 Princeton, TX	3.0	2.0	1860	$2,295	$1.23	44d	1	0.21mi
119 Sunflower St Princeton, TX	4.0	2.0	1300	$1,999	$1.54	13d	1	0.22mi
230 Sunflower St Princeton, TX	4.0	2.0	1300	$1,560	$1.20	25d	1	0.23mi
206 Sunflower St Princeton, TX	3.0	2.0	1155	$1,475	$1.28	21d	1	0.23mi
6751 Highlands St Princeton, TX	3.0	2.0	1411	$1,639	$1.16	17d	1	0.23mi
241 Thresher Ln Princeton, TX	4.0	2.0	1295	$1,850	$1.43	25d	1	0.25mi
6739 Coulter Dr Princeton, TX	3.0	2.0	1155	$1,500	$1.30	44d	1	0.25mi
152 Thresher Ln Princeton, TX	4.0	2.0	1300	$1,750	$1.35	13d	1	0.28mi
211 Herman Ln Princeton, TX	4.0	2.0	1295	$1,595	$1.23	44d	1	0.30mi
6561 Alfalfa St Princeton, TX	3.0	2.0	1436	$1,599	$1.11	44d	1	0.36mi
6550 August Dr Princeton, TX	3.0	2.0	1407	$1,695	$1.20	4d	1	0.38mi
639 Montclair Ave , TX	4.0	2.0	1707	$1,850	$1.08	8d	1	0.40mi
639 Montclair Ave , TX	4.0	2.0	1707	$2,100	$1.23	44d	1	0.40mi
6744 Teal Cir Princeton, TX	3.0	2.0	1474	$1,790	$1.21	21d	1	0.40mi
619 Fisher Ln Princeton, TX	3.0	2.0	1260	$1,600	$1.27	44d	1	0.42mi
6533 Middlebury Dr Princeton, TX	4.0	2.0	1598	$1,900	$1.19	5d	1	0.43mi
538 Montclair Ave Princeton, TX	3.0	2.0	1260	$1,775	$1.41	11d	1	0.44mi
545 Holleman Dr Princeton, TX	3.0	2.0	1474	$1,750	$1.19	44d	1	0.46mi
427 Bower DR Princeton, TX	4.0	2.0	1600	$1,850	$1.16	25d	1	0.48mi
214 Wheatgrass Ln Princeton, TX	3.0	2.0	1407	$1,699	$1.21	44d	1	0.49mi
613 Holleman Dr , TX	3.0	2.0	1260	$2,000	$1.59	25d	1	0.51mi
6445 Middlebury Dr Princeton, TX	3.0	2.0	1266	$1,649	$1.30	8d	1	0.51mi
416 Finch CIR Princeton, TX	3.0	2.0	1266	$1,350	$1.07	44d	1	0.52mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	13d	1	0.52mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 4 events

1. 2026-05-05
   price $226,990 304-char remark

   Show marketing remark (304 chars)

   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.

2. 2026-05-05
   status Active 304-char remark

   Show marketing remark (304 chars)

   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.

3. 2026-04-26
   status Pending 304-char remark

   Show marketing remark (304 chars)

   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.

4. 2026-03-23
   listed $236,990 Active 304-char remark

   Show marketing remark (304 chars)

   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.

ⓘ 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: $24,936
• − Mortgage interest: −$12,715
• − Property taxes: −$3,405
• − Insurance: −$1,135
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − HOA: −$504
• − Depreciation: −$6,603
• Taxable loss: −$3,416
• Est. tax savings @ 24.0%: +$820
• After-tax cash flow: $1,191/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 repairs or maintenance needed. It is move-in ready and offers a great opportunity for an investor to capitalize on its current condition and add value through minor updates.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers or renters.
• Both Adding smart home features — Smart home features can increase the home's value by making it more energy-efficient and convenient for potential buyers or renters.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers or renters.
• Both Upgrading the bathrooms with modern fixtures — Modern bathrooms can enhance the home's appeal and functionality for potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers or renters. ↑
• Both Adding smart home features — Smart home features can increase the home's value by making it more energy-efficient and convenient for potential buyers or renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers or renters. ↑
• Both Upgrading the bathrooms with modern fixtures — Modern bathrooms can enhance the home's appeal and functionality for potential buyers or renters. ↑

ⓘ 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 — 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: 69,325
• 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

-4.2% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $226,990 NTREIS
• 2026-05-05 Relisted — NTREIS
• 2026-04-26 Pending — NTREIS
• 2026-03-23 Listed $236,990 NTREIS