2118 Meadow Park Dr · Princeton, TX 75407

$269,000

4 bd · 2.0 ba · 1,901 sqft · SingleFamily public records · 21 Days on market

Built 2015 5,401 sqft lot $142/sqft · 17% below area Est $322k · 17% under $35/mo HOA · 2% of rent ↓ 6% since listing

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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).

• ARV discount +14.9/15.0
• Cash flow +7.8/30.0
• Schools +4.2/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

$16,000 PRICE IMPROVEMENT AND PRICED WAY BELOW MARKET!! Don't miss this opportunity with no MUD or PID and low HOA dues for added monthly savings - a rare find in this area! Welcome to this well maintained home with fantastic curb appeal and a private backyard. This spacious single story home has an open concept layout creating flexible living and dining spaces. With 4 bedrooms, 2 bathrooms and 1901sf, it offers plenty of space to spread out and enjoy. The homes exterior is complimented by custom landscape edging, a covered back patio, insulated garage door and ceiling, full irrigation system and gutters. The community offer a pool, splash pad, playgrounds, and walking trails. J. M. Caldwel

Key facts

• Private backyard
• Covered back patio
• Open concept layout

Tags

• PRIVATE BACKYARD
• OPEN CONCEPT LAYOUT
• CUSTOM LANDSCAPE EDGING
• COVERED BACK PATIO
• INSULATED GARAGE DOOR
• FULL IRRIGATION SYSTEM

Property features AI

Finance

• Other: Community features: community pool, jogging/bike path, park; Directions available to property
• Financial info: Loan types accepted: Cash, Conventional, FHA, VA
• HOA & community: Mandatory HOA; HOA fee $210 semi-annually; HOA includes full use of facilities and management fees; HOA management: Abbey Crossing HOA-Nbrhd Mgmt

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces; No carport spaces
• Security: Carbon monoxide detector(s)
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Residential property; One story; Year built 2015; Preowned; Restrictions: Deed; Subdivision: Abbey Crossing Ph III
• Construction: Brick and siding exterior; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Covered patio/porch; Private yard; Landscaped lot; Few trees; Interior lot; Fencing: rock/stone and wood

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Microwave; Refrigerator; Kitchen island; Breakfast bar; Granite countertops; Pantry; Water line to refrigerator
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom has an ensuite bath and walk-in closet
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Electric cooling components
• Interior features: Decorative lighting; Granite counters; High-speed internet available; Kitchen island; Open floorplan; Walk-in closet(s); One living area; One dining area; Room count: 6; Levels: One
• Laundry & utility: Full-size washer/dryer area; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-297 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (17.6% below list).
• Recommended offer: $217k (19.5% below list) — sets the bar for cash-flow.

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); 1410 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $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 21 days — a 2% lower offer ($265k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,536 (19.5% 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: 0.82% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.73%
• DSCR: 0.79
• GRM: 10.1

CMA / ARV

• ARV (median comp): $322,232
• List price: $269,000
• Delta: -16.52%
• 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
2118 Meadow Park Dr	0.00mi	4/2.0	1,901 (0%)	0mo	$269,000	$142	100
1401 Savannah Ridge Dr	0.05mi	4/2.0	1,891 (-0%)	2mo	$240,000	$127	95
1302 Cedar Hollow Dr	0.35mi	4/2.0	1,917 (+1%)	1mo	$289,999	$151	82
1312 Riviera Dr	0.43mi	4/2.0	1,748 (-8%)	1mo	$275,000	$157	66
104 Forest Grv S	0.29mi	3/2.0 (-1)	2,108 (+11%)	3mo	$250,000	$119	61
1310 Caroline Dr	0.51mi	3/2.0 (-1)	2,057 (+8%)	0mo	$287,400	$140	57
1513 Hill Top Ct	0.48mi	4/2.5	2,171 (+14%)	0mo	$279,900	$129	52
1603 Park Trails Blvd	0.48mi	4/2.5	2,171 (+14%)	2mo	$310,000	$143	50
2200 Barrow St	0.63mi	4/2.0	1,656 (-13%)	1mo	$285,000	$172	48
1014 Quartz Trl	0.62mi	4/2.5	2,143 (+13%)	0mo	$330,000	$154	48
1973 Mercer Ln	0.63mi	4/3.0	2,151 (+13%)	1mo	$319,000	$148	44
1217 Lambert Dr	0.58mi	3/2.0 (-1)	1,635 (-14%)	2mo	$275,000	$168	43

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: -28.1%
• Equity multiple: 0.09×
• Total profit: $-68,850
• Equity at exit: $40,109

10-year hold

• IRR: -46.4%
• Equity multiple: -0.44×
• Total profit: $-108,801
• Equity at exit: $23,258

Cash invested: $75,320 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,216 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$490 /mo · $5,879/yr
• Insurance: −$112
• HOA: −$35
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-297

Break-even live

Break-even rent $2,592

Max offer price $216,536

Occupancy floor —

Sensitivity live

Price	-10% $-145	-5% $-221	+0% $-297	+5% $-373	+10% $-449
Rent	-10% $-472	-5% $-385	+0% $-297	+5% $-209	+10% $-122
Rate	-1.0pp $-162	-0.5pp $-229	base $-297	+0.5pp $-367	+1.0pp $-438

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Savannah Ridge Dr Princeton, TX	3.0	2.0	1587	$1,795	$1.13	0d	1	0.07mi
1305 Savannah Ridge Dr Princeton, TX	3.0	2.0	1587	$1,795	$1.13	12d	1	0.07mi
144 Meadow Crest Dr Princeton, TX	3.0	2.0	1873	$2,000	$1.07	45d	1	0.11mi
2053 Meadow Park Dr Princeton, TX	4.0	2.0	2453	$2,150	$0.88	4d	1	0.13mi
137 Prairie View Dr Princeton, TX	3.0	2.0	1333	$1,835	$1.38	45d	1	0.16mi
130 Meadow Crest Dr Princeton, TX	4.0	2.0	1873	$1,950	$1.04	26d	1	0.16mi
133 Meadow Crest Dr Princeton, TX	4.0	2.5	2475	$2,700	$1.09	26d	1	0.17mi
2049 Meadow View Dr Princeton, TX	4.0	2.0	1807	$1,800	$1.00	14d	1	0.17mi
1606 Meadow Creek Dr Princeton, TX	4.0	2.0	1641	$2,000	$1.22	45d	1	0.22mi
129 Arbordale Way Princeton, TX	3.0	2.0	1730	$1,975	$1.14	0d	1	0.23mi
1407 Pampa Grass Dr Princeton, TX	4.0	2.0	1892	$1,900	$1.00	26d	1	0.27mi
150 Briar Grove Dr Princeton, TX	3.0	2.0	1902	$2,050	$1.08	20d	1	0.29mi
1111 Meadow Side Dr Princeton, TX	4.0	4.0	1567	$2,195	$1.40	9d	1	0.29mi
1218 Meadow Creek Dr Princeton, TX	4.0	2.0	1567	$1,715	$1.09	12d	1	0.31mi
1218 Meadow Creek Dr Princeton, TX	4.0	2.0	1567	$1,726	$1.10	19d	1	0.31mi
1302 Meadow Creek Dr Princeton, TX	4.0	2.0	1889	$2,095	$1.11	9d	1	0.31mi
1413 Orchid Dr Princeton, TX	3.0	2.5	1633	$2,049	$1.25	3d	11	0.35mi
1011 Meadow Green Ct Princeton, TX	3.0	2.0	1580	$1,895	$1.20	14d	1	0.36mi
1202 Meadow Wood Ct Princeton, TX	5.0	2.0	2044	$2,400	$1.17	6d	1	0.39mi
1203 Onyx Ln Princeton, TX	5.0	2.5	2602	$2,900	$1.11	19d	1	0.40mi
1611 White Mountain Way Princeton, TX	4.0	2.0	1658	$1,950	$1.18	45d	1	0.47mi
1217 Caroline Dr Princeton, TX	4.0	2.0	1948	$1,975	$1.01	7d	1	0.47mi
1210 Antoinette Dr Princeton, TX	3.0	2.5	2244	$2,045	$0.91	6d	1	0.48mi
1623 White Mountain Way Princeton, TX	3.0	2.5	2050	$1,925	$0.94	0d	1	0.49mi
1627 White Mountain Way Princeton, TX	3.0	2.0	1608	$1,800	$1.12	5d	1	0.50mi
1123 Garnet St Princeton, TX	3.0	2.0	1891	$1,980	$1.05	22d	1	0.50mi
1405 Diamond Ct Princeton, TX	4.0	2.0	1891	$1,925	$1.02	45d	1	0.51mi
1201 Jasper Xing Princeton, TX	5.0	3.5	2338	$2,500	$1.07	26d	1	0.52mi
431 Court of Pompei Princeton, TX	3.0	2.0	1996	$2,500	$1.25	26d	1	0.52mi
1112 Nickel St Princeton, TX	5.0	3.5	2338	$2,100	$0.90	26d	1	0.54mi
461 San Remo Princeton, TX	3.0	2.0	2084	$2,500	$1.20	26d	1	0.54mi
1210 Augustin Dr Princeton, TX	4.0	2.0	1760	$1,750	$0.99	19d	1	0.56mi
1213 Lambert Dr Princeton, TX	3.0	2.0	1691	$1,950	$1.15	0d	1	0.57mi
1729 Park Trails Blvd Princeton, TX	3.0	2.0	1873	$1,995	$1.07	45d	1	0.60mi
1118 Grace Dr Princeton, TX	4.0	2.0	1924	$2,850	$1.48	0d	1	0.61mi
1107 Caroline Dr Princeton, TX	4.0	2.5	2447	$2,205	$0.90	3d	1	0.62mi
1212 Roman Dr Princeton, TX	4.0	2.0	1712	$1,895	$1.11	18d	1	0.63mi
710 Trace Trl Princeton, TX	4.0	2.5	2103	$2,500	$1.19	26d	1	0.64mi
702 Williams Way Mckinney, TX	4.0	3.0	2059	$2,225	$1.08	45d	1	0.64mi
2105 Old Harbor Way Princeton, TX	4.0	2.0	1656	$1,900	$1.15	13d	1	0.65mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: landscapingpool

Listing history 1 events

1. 2026-05-08
   listed $285,000 Active 1101-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $5,879 · $490/mo
• Projected year-2 tax: $5,879 · $490/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥111°F today · 23 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: $26,593
• − Mortgage interest: −$15,068
• − Property taxes: −$5,879
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − HOA: −$420
• − Depreciation: −$7,825
• Taxable loss: −$8,200
• Est. tax savings @ 24.0%: +$1,968
• After-tax cash flow: $-1,596/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.

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

• Census place: Princeton, TX
• 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

-5.6% since first listed

3 events — show timeline

• 2026-05-30 Pending — NTREIS
• 2026-05-24 Price Changed $269,000 NTREIS
• 2026-05-08 Listed $285,000 NTREIS

Property tax history

+27.7%/yr

Latest (2025): $5,879 · -2.9% YoY. Source: county tax records.