6305 Sandpiper Ln · Wylie, TX 75407

$207,999

4 bd · 2.5 ba · 1,535 sqft · SingleFamily · 4 Days on market

Built 2026 Good condition Est $244k · 15% under

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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 +17.4/30.0
• ARV discount +14.1/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

The first floor of this two-story home is host to an open floorplan that combines a fully-equipped kitchen with the living and dining areas to maximize the footprint of the home. There are four bedrooms located upstairs, including the luxe owner's suite, which is positioned at the back of the home for enhanced privacy and comfort.

Key facts

• Luxe owner's suite
• Open floorplan
• Enhanced privacy

Tags

• OPEN FLOORPLAN
• FULLY-EQUIPPED KITCHEN
• LIVING AND DINING AREAS
• LUXE OWNER'S SUITE
• ENHANCED PRIVACY

Property features AI

Finance

• Other: Address: 6305 Sandpiper Ln, Princeton, TX 75407; Listing last modified May 27, 2026
• Financial info: List price available (details not included here)

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family home, Cibola floor plan; Spec home, Active status
• Exterior features: Living area approximately 1535 (size provided)

Interior

• Kitchen: Standard kitchen (appliances not specified)
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $208k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $155 ($2k/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 $202k (3.1% below list).
• Recommended offer: $202k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: Harper El (math 50% / reading 41%, grade D-, #1,112 of 4,322 statewide, top 26%, 436 students, 56% 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 60% FRL track the district average.
• 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 24d 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 $6k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $201,585 (3.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.20%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $244,065
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6314 Sandpiper Ln	0.04mi	4/2.5	1,535 (0%)	1mo	$207,999	$136	98
721 Wagtail Dr	0.08mi	4/2.5	1,535 (0%)	2mo	$209,999	$137	95
6100 Pinion Trl	0.25mi	4/2.5	1,549 (+1%)	1mo	$237,490	$153	86
6308 Sandpiper Ln	0.03mi	3/2.5 (-1)	1,360 (-11%)	1mo	$217,999	$160	74
724 Wagtail Dr	0.10mi	3/2.5 (-1)	1,360 (-11%)	2mo	$195,999	$144	70
6110 Pinion Trl	0.25mi	3/2.5 (-1)	1,419 (-8%)	1mo	$229,990	$162	70
6412 Longspur Ln	0.21mi	3/2.0 (-1)	1,402 (-9%)	0mo	$222,999	$159	68
6413 Longspur Ln	0.24mi	3/2.0 (-1)	1,411 (-8%)	1mo	$215,000	$152	67
6508 Glade St	0.24mi	3/2.0 (-1)	1,402 (-9%)	1mo	$222,999	$159	67
416 Sandhill Crane Ln	0.26mi	3/2.0 (-1)	1,402 (-9%)	0mo	$221,999	$158	66
6414 Willet Rd	0.27mi	3/2.0 (-1)	1,402 (-9%)	1mo	$252,999	$180	65
403 Shearwater Ave	0.33mi	3/2.0 (-1)	1,402 (-9%)	2mo	$253,674	$181	62

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: -14.7%
• Equity multiple: 0.49×
• Total profit: $-29,704
• Equity at exit: $31,013

10-year hold

• IRR: -12.0%
• Equity multiple: 0.38×
• Total profit: $-35,854
• Equity at exit: $17,984

Cash invested: $58,240 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,016 high
• Mortgage (P&I): −$1,091
• Tax est. 1.5%: −$260 /mo · $3,120/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $155

Break-even live

Break-even rent $1,820

Max offer price $207,999

Occupancy floor 87%

Sensitivity live

Price	-10% $299	-5% $227	+0% $155	+5% $83	+10% $11
Rent	-10% $-4	-5% $75	+0% $155	+5% $235	+10% $314
Rate	-1.0pp $260	-0.5pp $208	base $155	+0.5pp $101	+1.0pp $46

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6222 Sandpiper Ln Unit NA Princeton, TX	3.0	2.5	1400	$1,750	$1.25	8d	1	0.02mi
6310 Sandpiper Ln Princeton, TX	4.0	2.5	1549	$2,030	$1.31	13d	1	0.05mi
6311 Whimbrel Way Princeton, TX	4.0	2.5	1535	$1,775	$1.16	0d	1	0.07mi
721 Wagtail Dr Princeton, TX	4.0	2.5	1535	$1,600	$1.04	25d	1	0.08mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	4d	1	0.08mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,650	$1.21	0d	1	0.08mi
732 Sandhill Crane Ln Princeton, TX	4.0	2.5	1570	$1,875	$1.19	13d	1	0.09mi
600 Sandhill Crane Ln Princeton, TX	3.0	2.0	1402	$2,100	$1.50	14d	1	0.13mi
801 Wagtail Dr , TX	4.0	2.5	1535	$1,975	$1.29	8d	1	0.13mi
803 Wagtail Dr , TX	3.0	2.5	1360	$1,605	$1.18	23d	1	0.14mi
812 Sandhill Crane Ln Princeton, TX	3.0	2.5	1309	$1,850	$1.41	45d	1	0.15mi
623 Linden Rd Princeton, TX	3.0	2.5	1419	$1,650	$1.16	45d	1	0.17mi
6225 Kingfisher Way Princeton, TX	3.0	2.5	1290	$1,625	$1.26	6d	1	0.18mi
6313 Kingfisher Way Princeton, TX	3.0	3.0	1360	$1,650	$1.21	45d	1	0.20mi
6102 Pinion Trl , TX	3.0	2.5	1419	$1,600	$1.13	45d	1	0.22mi
905 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	25d	1	0.22mi
905 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	23d	1	0.22mi
904 Sandhill Crane Ln Princeton, TX	4.0	2.5	1600	$1,750	$1.09	45d	1	0.22mi
914 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,775	$1.49	8d	1	0.23mi
6015 Pinion Trl , TX	4.0	2.5	1615	$1,950	$1.21	45d	1	0.23mi
911 Sandhill Crane Ln Princeton, TX	3.0	2.5	1360	$1,575	$1.16	46d	1	0.23mi
6018 Primrose Rd , TX	3.0–4.0	2.5	1484	$1,875	$1.26	4d	5	0.24mi
935 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,999	$1.68	20d	1	0.25mi
919 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	45d	1	0.26mi
919 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,700	$1.11	19d	1	0.26mi
926 Wood Stork Way Princeton, TX	3.0	2.5	1285	$1,700	$1.32	25d	1	0.27mi
6505 Glade St Princeton, TX	4.0	2.0	1600	$1,800	$1.12	45d	1	0.28mi
6234 Sanderling St Princeton, TX	4.0	2.5	1535	$1,725	$1.12	45d	1	0.31mi
416 Finch CIR Princeton, TX	3.0	2.0	1266	$1,350	$1.07	45d	1	0.33mi
427 Bower DR Princeton, TX	4.0	2.0	1600	$1,850	$1.16	25d	1	0.36mi
613 Holleman Dr , TX	3.0	2.0	1260	$1,800	$1.43	0d	1	0.37mi
545 Holleman Dr Princeton, TX	3.0	2.0	1474	$1,750	$1.19	45d	1	0.40mi
538 Montclair Ave Princeton, TX	3.0	2.0	1260	$1,775	$1.41	11d	1	0.42mi
656 Waymaker Way Princeton, TX	4.0	3.0	2015	$2,175	$1.08	13d	1	0.45mi
656 Waymaker Way Princeton, TX	4.0	3.0	2015	$2,175	$1.08	0d	1	0.45mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	45d	1	0.45mi
639 Montclair Ave , TX	4.0	2.0	1707	$2,100	$1.23	45d	1	0.46mi
639 Montclair Ave , TX	4.0	2.0	1707	$1,850	$1.08	0d	1	0.46mi
639 Montclair Ave , TX	4.0	2.0	1707	$1,850	$1.08	8d	1	0.46mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	14d	1	0.46mi

Listing history 1 events

1. 2026-05-31
   days on market $207,999 Active 4 DOM

ⓘ 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: $24,190
• − Mortgage interest: −$11,651
• − Property taxes: −$3,120
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$6,051
• Taxable loss: −$1,542
• Est. tax savings @ 24.0%: +$370
• After-tax cash flow: $2,231/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 · 12 photos

Good 80/100 Cosmetic rehab

This two-story home features a modern open floorplan with a well-maintained exterior and interior. It is in good condition with minor cosmetic updates needed to enhance its curb appeal and energy efficiency.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value
• Both Replace the window seals — Improves energy efficiency and appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Replace the window seals — Improves energy efficiency and appearance ↑

ⓘ 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