209 Acorn Rd · Princeton, TX 75407

$166,089

3 bd · 2.0 ba · 1,033 sqft · SingleFamily · 37 Days on market

Built 2026 Excellent condition 4,400 sqft lot $161/sqft · 33% below area Est $246k · 33% under $60/mo HOA · 3% of rent ↓ 6% since listing

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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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.9/10.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to the backyard space. There are two secondary bedrooms that are both ideal for household members and overnight guests.

Key facts

• 4,400 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Located in Acorn North subdivision; Selling from model home address (directions provided by listing)
• Financial info: Acceptable financing: Cash, Conventional, FHA, USDA Loan, VA Loan; Treat as clear loan type; No second mortgage indicated
• HOA & community: Mandatory association; Annual association fee (paid annually) covering full use of facilities, grounds maintenance, and management fees; HOA managed by Insight

Exterior

• Parking: Attached 2-car garage (approx. 20' x 18'); 2 covered parking spaces; Garage faces front
• Security: Smoke detector(s); Carbon monoxide detector(s); Fire alarm
• Utilities: MUD water and MUD sewer; Concrete, curbs, sidewalk; Municipal utility district service; Water heater (ENERGY STAR features)
• Home design: Single family residence; One story; New construction (incomplete, built 2026); Not attached to other units
• Construction: Fiber cement siding; Siding construction; Composition roof; Slab foundation; Year built 2026
• Exterior features: Covered porch(es); Wood fencing; Landscaped yard; Sprinkler system; Concrete curbs and sidewalks

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Granite or natural stone countertops; Pantry and walk-in pantry; Water line to refrigerator
• Bedrooms: Primary bedroom on main level with walk-in closet; Two additional bedrooms on main level
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric) with ENERGY STAR qualified equipment; Central air (electric) with ENERGY STAR qualified equipment; Thermostat
• Interior features: Open floorplan; Built-in features; Pantry; Walk-in closet(s); Cable TV available; High speed internet available; Decorative lighting
• Laundry & utility: Mechanical fresh air; Enhanced air filtration

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $166k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $161k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Mayfield El (609 students, 73% FRL) — zoned schools average 73% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.0%/yr); 1404 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 $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

• It's been on market 37 days — a 3% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,106 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.19% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.18%
• DSCR: 1.41
• GRM: 7.0

CMA / ARV

• ARV (median comp): $246,367
• List price: $166,089
• Delta: -32.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Lemongrass	0.44mi	2/1.0 (-1)	1,039 (+1%)	8mo	$187,900	$181	62
115 Lemongrass Dr	0.42mi	2/1.0 (-1)	1,039 (+1%)	13mo	$215,000	$207	60
5509 Timber Point Dr	0.59mi	2/1.0 (-1)	1,039 (+1%)	4mo	$199,000	$192	59
318 Moray Dr	0.59mi	2/1.0 (-1)	1,047 (+1%)	8mo	$210,000	$201	55

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: -6.0%
• Equity multiple: 0.79×
• Total profit: $-9,982
• Equity at exit: $24,764

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,652
• Equity at exit: $14,360

Cash invested: $46,505 (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: 1404
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,979 high
• Mortgage (P&I): −$871
• Tax est. 1.5%: −$208 /mo · $2,491/yr
• Insurance: −$69
• HOA: −$60
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $356

Break-even live

Break-even rent $1,529

Max offer price $166,089

Occupancy floor 77%

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: $41,522
• Closing costs: $4,983
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Wyndemere Ln Princeton, TX	3.0	2.0	1438	$2,100	$1.46	43d	1	0.25mi
5105 Greywing Dr Princeton, TX	3.0	2.0	1438	$1,895	$1.32	17d	1	0.44mi
136 Honeysuckle St Princeton, TX	3.0	2.0	1267	$1,700	$1.34	43d	1	0.49mi
5504 Rockrose Ln Princeton, TX	3.0	2.0	1479	$1,999	$1.35	4d	1	0.57mi
119 Cypress Ln Princeton, TX	3.0	2.0	1260	$1,750	$1.39	43d	1	0.66mi
510 Olmstead Dr Princeton, TX	3.0	2.0	1260	$2,395	$1.90	5d	1	0.67mi
5644 Rockrose Ln Princeton, TX	3.0	2.0	1262	$1,800	$1.43	43d	1	0.73mi
320 Dewberry St Princeton, TX	3.0	2.0	1481	$1,745	$1.18	12d	1	0.75mi
5708 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,925	$1.34	43d	1	0.78mi
5213 Longshadow Dr Princeton, TX	3.0	2.0	1260	$2,035	$1.62	5d	1	0.80mi
5720 Rockrose Ln Princeton, TX	4.0	3.0	1500	$2,205	$1.47	5d	1	0.80mi
330 Ashbrook Way Princeton, TX	3.0	2.0	1479	$1,800	$1.22	18d	1	0.80mi
5724 Rockrose Ln Princeton, TX	3.0	2.0	1266	$2,050	$1.62	24d	1	0.81mi
5733 Rockrose Ln Princeton, TX	3.0	2.0	1266	$1,720	$1.36	43d	1	0.82mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,849	$1.25	24d	1	0.83mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,749	$1.18	5d	1	0.83mi
617 Dashwood Dr Princeton, TX	3.0	2.0	1440	$1,619	$1.12	3d	1	0.84mi
5817 Rockrose Ln Princeton, TX	3.0	2.0	1411	$1,624	$1.15	20d	1	0.85mi
5322 Longshadow Dr Princeton, TX	3.0	2.0	1407	$1,899	$1.35	20d	1	0.86mi
5322 Longshadow Dr Princeton, TX	3.0	2.0	1407	$1,699	$1.21	2d	1	0.86mi
427 Ashbrook Way Princeton, TX	3.0	2.0	1482	$1,800	$1.21	4d	1	0.86mi
5825 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,780	$1.24	43d	1	0.87mi
718 Trestle Dr Princeton, TX	2.0	1.0	1012	$1,750	$1.73	17d	1	0.87mi
318 Mahogany Ln Princeton, TX	3.0	2.0	1479	$1,800	$1.22	24d	1	0.88mi
5836 Timber Point Dr Princeton, TX	3.0	2.0	1440	$1,875	$1.30	18d	1	0.89mi
228 Rubylace Dr Princeton, TX	3.0	2.0	1436	$1,700	$1.18	43d	1	0.92mi
5324 Vinebrook Way Princeton, TX	3.0	2.0	1262	$1,695	$1.34	43d	1	0.92mi
5836 Crystal Water Way Princeton, TX	3.0	2.0	1481	$1,799	$1.21	5d	1	0.96mi
5318 Curwood Dr Princeton, TX	3.0	2.0	1440	$1,650	$1.15	43d	1	0.96mi
5808 Cherry Hollow Way Princeton, TX	3.0	2.0	1260	$1,749	$1.39	17d	1	0.96mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	17d	1	0.99mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	7d	1	0.99mi
143 Plumcove Dr Princeton, TX	3.0	3.0	1376	$2,150	$1.56	43d	1	1.09mi
501 Yellow Rose Rd Princeton, TX	3.0	2.0	1294	$2,000	$1.55	43d	1	1.18mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	43d	1	1.18mi
3918 Applewood Trl Princeton, TX	3.0	2.0	1294	$1,875	$1.45	22d	1	1.28mi
6018 Primrose Rd , TX	3.0–4.0	2.5	1484	$1,800	$1.21	3d	5	1.35mi
623 Linden Rd Princeton, TX	3.0	2.5	1419	$1,650	$1.16	43d	1	1.38mi
6114 Holly Spring Rd , TX	2.0	2.5	1130	$1,675	$1.48	43d	1	1.40mi
6114 Holly Spring Rd , TX	2.0	2.5	1351	$1,550	$1.15	12d	1	1.40mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 16 events

1. 2026-06-18
   days on market $166,089 Active 37 DOM
2. 2026-06-17
   days on market $166,089 Active 36 DOM
3. 2026-06-16
   days on market $166,089 Active 35 DOM
4. 2026-06-15
   days on market $166,089 Active 34 DOM
5. 2026-06-13
   days on market $166,089 Active 32 DOM
6. 2026-06-13
   days on market $166,089 Active 31 DOM
7. 2026-06-09
   days on market $166,089 Active 28 DOM
8. 2026-06-08
   days on market $166,089 Active 27 DOM
9. 2026-06-07
   days on market $166,089 Active 26 DOM
10. 2026-06-04
    days on market $166,089 Active 23 DOM
11. 2026-06-03
    days on market $166,089 Active 22 DOM
12. 2026-06-02
    days on market $166,089 Active 21 DOM
13. 2026-06-01
    days on market $166,089 Active 20 DOM
14. 2026-05-31
    days on market $166,089 Active 19 DOM
15. 2026-05-07
    status Pending 156-char remark
16. 2026-04-24
    listed $168,999 Active 156-char remark

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 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: $23,752
• − Mortgage interest: −$9,304
• − Property taxes: −$2,491
• − Insurance: −$830
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − HOA: −$720
• − Depreciation: −$4,832
• Taxable income: $1,775
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $3,845/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

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and would benefit from a fresh coat of paint and some landscaping to further enhance its curb appeal.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping — Enhanced landscaping can improve curb appeal and attract potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhanced landscaping can improve curb appeal and attract potential buyers ↑

ⓘ 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

-6.2% since first listed

16 events — show timeline

• 2026-05-29 Price Changed $166,089 NTREIS
• 2026-05-29 Price Changed $164,499 Zillow
• 2026-05-28 Relisted — Zillow
• 2026-05-28 Price Changed $176,999 Zillow
• 2026-05-28 Price Changed $176,999 NTREIS
• 2026-05-25 Price Changed $178,589 NTREIS
• 2026-05-25 Relisted — NTREIS
• 2026-05-07 Pending — NTREIS
• 2026-05-02 Delisted — Zillow
• 2026-04-24 Listed $168,999 NTREIS
• 2026-04-23 Price Changed $168,999 Zillow
• 2026-04-22 Price Changed $176,999 Zillow
• 2026-04-22 Relisted — Zillow
• 2026-04-01 Delisted — Zillow
• 2026-03-24 Price Changed $171,999 Zillow
• 2026-03-22 Listed $176,999 Zillow