6006 Alderton Dr · Princeton, TX 75071

$277,517

3 bd · 2.0 ba · 1,318 sqft · SingleFamily · 27 Days on market

Built 2026 Excellent condition 4,792 sqft lot Est $275k · at est. $65/mo HOA · 3% of rent

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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 +11.3/30.0
• ARV discount +7.2/15.0
• Schools +5.0/10.0
• Condition / age +5.0/5.0
• 1% rule +3.6/10.0
• DSCR +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

BRAND NEW energy - efficient home Jul 2026! Enjoy family dinners around the kitchen island in the Sequoia's convenient eat-in kitchen. White cabinets with veined white quartz countertops, tan tone EVP flooring and light grey brown textured carpet. Spend the weekends debating what activity to do in this amenity-filled community, make a splash in the resort-style pool, pick up a game of basketball, or let the kids loose on the playground. With quick access to US 380, residents will enjoy the benefits of a short commute to downtown McKinney, Frisco, or Richardson to enjoy nearby shopping and entertainment. Each of our homes is built with innovative, energy-efficient features designed to help y

Key facts

• Resort style pool
• Kitchen island
• 4,792 sq ft lot

Tags

• ENERGY EFFICIENT HOME
• KITCHEN ISLAND
• RESORT STYLE POOL
• QUICK ACCESS TO US 380
• SHOPPING AND ENTERTAINMENT

Property features AI

Finance

• Other: Property type: Residential (single family); No livestock or mobile homes allowed; Not in a municipal utility district; Subdivision: Eastridge; Directions: East on 380, north on New Hope Rd E, right on Thistle Creek Trail, left on Water Town Drive
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: Mandatory association; Annual association fee of $780; Association fees cover full use of facilities, grounds maintenance and management fees; HOA managed by Neighborhood Management, Inc.

Exterior

• Parking: Attached 2-car garage with single 2-car door; 2 covered parking spaces
• Utilities: City water; City sewer; Individual gas meter; Individual water meter; Underground utilities; Sidewalks, curbs and concrete; Low-flow fixtures for water conservation
• Home design: Single family residence; One story; New construction (incomplete)
• Construction: Built in 2026; Construction materials include brick, concrete, rock/stone and wood; Slab foundation; Composition roof
• Exterior features: Fencing: brick, rock/stone and wood; Community amenities include clubhouse, community pool, jogging/bike path, park and playground

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Gas cooktop; Microwave; Plumbed for gas in kitchen; Vented exhaust fan; Tankless water heater
• Bedrooms: Primary bedroom on level 1 (approx. 13 x 14); Second bedroom on level 1 (approx. 11 x 11); Third bedroom on level 1 (approx. 11 x 11)
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); ENERGY STAR qualified equipment; Zoned heating/cooling; Ceiling fans; Electric cooling
• Interior features: Cable TV available; Decorative lighting; High-speed internet available; Smart home system; Seven total rooms; One living area
• Laundry & utility: Laundry room on level 1 (approx. 7 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $278k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (14.2% below list).
• Recommended offer: $238k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Mckinney ISD (suburban): math 54% / reading 58% proficiency, ranked #72 of 826 in TX (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Webb El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 355 students, 68% FRL) — zoned schools average 68% FRL vs 28% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 56% district-wide (-22 pts) — the specific schools serving this property underperform the Mckinney ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.1%/yr); 2125 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $8k 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 27 days — a 2% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,090 (14.2% 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. 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. 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?
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: 0.86% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.57%
• DSCR: 0.93
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $275,462
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 Dotty Dr	0.06mi	3/2.0	1,318 (0%)	2mo	$276,097	$209	95
803 Dotty Dr	0.05mi	3/2.0	1,318 (0%)	3mo	$275,736	$209	95
707 Dotty Dr	0.07mi	3/2.0	1,318 (0%)	3mo	$277,257	$210	94
1130 Old Stead Dr	0.13mi	3/2.0	1,318 (0%)	0mo	$285,397	$217	94
6004 Belchamp Dr	0.16mi	3/2.0	1,318 (0%)	1mo	$281,257	$213	92
1213 Bridgewalk Dr	0.19mi	3/2.0	1,318 (0%)	2mo	$280,357	$213	90
520 Towerglen Dr	0.57mi	3/2.0	1,335 (+1%)	1mo	$269,990	$202	70
804 Hadley Dr	0.56mi	3/2.0	1,395 (+6%)	3mo	$279,990	$201	62
603 Green Grass Dr	0.55mi	3/2.0	1,504 (+14%)	2mo	$279,990	$186	50
516 Towerglen Dr	0.57mi	3/2.0	1,504 (+14%)	1mo	$277,490	$185	49
506 Towerglen Dr	0.59mi	3/2.0	1,503 (+14%)	2mo	$279,990	$186	48
513 Towerglen Dr	0.60mi	3/2.0	1,504 (+14%)	1mo	$274,990	$183	47

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: -22.4%
• Equity multiple: 0.25×
• Total profit: $-58,364
• Equity at exit: $41,379

10-year hold

• IRR: -27.1%
• Equity multiple: -0.10×
• Total profit: $-85,840
• Equity at exit: $23,995

Cash invested: $77,705 (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 75071

• Home prices YoY: -19.1%
• Rents YoY: -2.1%
• Active inventory: 2125
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,381 high
• Mortgage (P&I): −$1,455
• Tax est. 1.5%: −$347 /mo · $4,163/yr
• Insurance: −$116
• HOA: −$65
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-102

Break-even live

Break-even rent $2,510

Max offer price $262,765

Occupancy floor 99%

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: $69,379
• Closing costs: $8,326
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 Dotty Dr McKinney, TX	3.0	2.0	1318	$2,200	$1.67	24d	1	0.05mi
808 Leavenworth Dr McKinney, TX	4.0	2.0	1605	$3,300	$2.06	17d	1	0.07mi
1004 Knox River Dr McKinney, TX	3.0	2.0	1609	$1,999	$1.24	12d	1	0.13mi
1004 Knox River Dr McKinney, TX	3.0	2.0	1609	$1,999	$1.24	7d	1	0.13mi
1209 Bridgewalk Dr McKinney, TX	3.0	2.0	1551	$2,299	$1.48	5d	1	0.20mi
1209 Bridgewalk Dr McKinney, TX	3.0	2.0	1551	$2,350	$1.52	24d	1	0.20mi
1211 Bridgewalk Dr McKinney, TX	4.0	2.0	1605	$2,500	$1.56	24d	1	0.21mi
704 Summerberry Dr McKinney, TX	4.0	2.0	1818	$2,700	$1.49	1d	1	0.33mi
610 Clover Creek Dr Unit 610 McKinney, TX	3.0	2.0	1533	$2,250	$1.47	43d	1	0.46mi
600 Clover Creek Dr McKinney, TX	3.0	2.0	1533	$2,500	$1.63	1d	1	0.47mi
607 Clover Creek Dr McKinney, TX	3.0	2.0	1551	$2,300	$1.48	11d	1	0.49mi
514 Green Grass Dr McKinney, TX	3.0	2.0	1504	$2,300	$1.53	3d	1	0.53mi
519 Green Grass Dr McKinney, TX	3.0	2.0	1450	$2,500	$1.72	1d	1	0.55mi
506 Towerglen Dr McKinney, TX	3.0	2.0	1503	$2,100	$1.40	43d	1	0.58mi
421 Bertney Dr McKinney, TX	3.0	2.0	1500	$2,200	$1.47	43d	1	0.86mi
114 Mountain Meadow Ln McKinney, TX	3.0	2.0	1475	$2,300	$1.56	43d	1	1.01mi
108 Mountain Meadow Ln McKinney, TX	3.0	2.0	1566	$2,200	$1.40	43d	1	1.03mi
4330 FM 75 Princeton, TX	4.0	2.0	1832	$2,200	$1.20	10d	1	1.04mi
4908 Pebblewood Dr McKinney, TX	4.0	2.0	1818	$2,595	$1.43	2d	1	1.09mi
206 Goosewood Dr McKinney, TX	3.0	2.0	1566	$2,300	$1.47	18d	1	1.18mi
7221 Mayplace Dr McKinney, TX	4.0	2.0	1836	$2,300	$1.25	24d	1	1.42mi
3906 Walmer WAY McKinney, TX	3.0	2.0	1318	$1,950	$1.48	43d	1	1.49mi

HOA detail

• Monthly dues: $65 · $780/yr
• Likely covers: pool

Listing history 14 events

1. 2026-06-18
   days on market $277,517 Active 27 DOM
2. 2026-06-17
   days on market $277,517 Active 26 DOM
3. 2026-06-16
   days on market $277,517 Active 25 DOM
4. 2026-06-15
   days on market $277,517 Active 24 DOM
5. 2026-06-13
   days on market $277,517 Active 22 DOM
6. 2026-06-09
   days on market $277,517 Active 18 DOM
7. 2026-06-08
   days on market $277,517 Active 17 DOM
8. 2026-06-07
   days on market $277,517 Active 16 DOM
9. 2026-06-04
   pricedays on market $277,517 Active 13 DOM
10. 2026-06-03
    days on market $276,017 Active 12 DOM
11. 2026-06-02
    days on market $276,017 Active 11 DOM
12. 2026-06-01
    days on market $276,017 Active 10 DOM
13. 2026-05-31
    days on market $276,017 Active 9 DOM
14. 2026-05-22
    listed $276,017 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥110°F today · 19 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: $28,571
• − Mortgage interest: −$15,545
• − Property taxes: −$4,163
• − Insurance: −$1,388
• − Repairs & maintenance: −$2,286
• − Management: −$2,286
• − HOA: −$780
• − Depreciation: −$8,073
• Taxable loss: −$5,949
• Est. tax savings @ 24.0%: +$1,428
• After-tax cash flow: $204/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 brand new energy-efficient home is move-in ready with no repairs or maintenance needed. It offers a spacious layout, modern amenities, and convenient access to local attractions.

Schools (NCES district)

• District: Mckinney ISD
• NCES district ID: 4829850
• Math proficiency: 54% ▼ -9.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $78,283
• Composite: 50.46/100
• National rank: #1862
• State rank: #72 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): 72,964
• Household income: $132,447
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 1682.0

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 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 17% Black 13% Two or more races 12% Asian 10%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 2% Slovak 2% Portuguese 1%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 76% English-only · Spanish 11% Other Indo-European 4% Other Asian/Pacific 2%

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: ▼ -59.92%
• Current HPI: 254.4946
• Rent YoY: ▼ -2.15%
• 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 event — show timeline

• 2026-05-22 Listed $276,017 NTREIS