Robin Plan · Wylie, TX 75407

$213,490

2 bd · 2.5 ba · 1,130 sqft · SingleFamily · 51 Days on market

Excellent condition

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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 +9.7/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the V19A Robin floorplan at our new home community Abor Trails in Princeton, TX. The Robin showcases a two-story functional floorplan with 2 beds, 2.5 bath, 1 car garage and 9' ceilings. The living area is an open concept, where your kitchen, living, and dining areas blend into a space perfect for everyday living. The kitchen features quality cabinets with hidden hinges and crown molding, hard surface countertops, kitchen island and stainless-steel range and dishwasher, which are sure to make meal prep easy. The first level has the kitchen and family room, on the top floor are two spacious bedrooms and baths, located on opposite sides of the home for added privacy, including the owner's suite. Call today to make Arbor Trails your home! Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

Key facts

• Open concept
• Hidden hinges
• Quality cabinets

Tags

• OPEN CONCEPT
• QUALITY CABINETS
• HIDDEN HINGES
• CROWN MOLDING
• HARD SURFACE COUNTERTOPS
• KITCHEN ISLAND

🏗️ New construction. The $213,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $223,814.

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $213k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (17.1% below list).
• Recommended offer: $177k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 19d 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 51 days — a 3% lower offer ($207k) 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 $176,945 (17.1% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

• ARV (median comp): $223,814
• List price: $213,490
• Delta: -4.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Sandhill Crane Ln	0.30mi	3/2.5 (+1)	1,189 (+5%)	3mo	$190,000	$160	69
812 Sandhill Crane Ln	0.28mi	3/2.5 (+1)	1,189 (+5%)	5mo	$204,249	$172	69
719 Sandhill Crane Ln	0.28mi	3/2.5 (+1)	1,189 (+5%)	7mo	$185,499	$156	68
713 Sandhill Crane Ln	0.28mi	3/2.5 (+1)	1,189 (+5%)	7mo	$185,924	$156	68
6507 Glade St	0.49mi	3/2.0 (+1)	1,266 (+12%)	2mo	$209,999	$166	48
6422 Willet Rd	0.50mi	3/2.0 (+1)	1,266 (+12%)	4mo	$201,949	$160	47
6506 Longspur Ln	0.50mi	3/2.0 (+1)	1,266 (+12%)	6mo	$209,349	$165	44
6517 Glade St	0.60mi	3/2.0 (+1)	1,266 (+12%)	3mo	$206,999	$164	42
6728 Teal Cir	0.72mi	3/2.0 (+1)	1,268 (+12%)	0mo	$239,999	$189	39
6736 Haines Dr	0.70mi	3/2.0 (+1)	1,260 (+12%)	7mo	$209,074	$166	36
5711 Bristle Leaf Dr	0.73mi	3/2.0 (+1)	1,255 (+11%)	6mo	$180,625	$144	35
5403 Longshadow Dr	0.73mi	3/2.0 (+1)	1,262 (+12%)	6mo	$210,000	$166	35

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: -24.4%
• Equity multiple: 0.19×
• Total profit: $-50,908
• Equity at exit: $33,371

10-year hold

• IRR: -32.0%
• Equity multiple: -0.22×
• Total profit: $-76,470
• Equity at exit: $19,351

Cash invested: $62,668 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$1,174
• Tax est. 1.5%: −$280 /mo · $3,357/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-149

Break-even live

Break-even rent $1,958

Max offer price $202,273

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-72	+0% $-149	+5% $-226	+10% $-304
Rent	-10% $-289	-5% $-219	+0% $-149	+5% $-79	+10% $-9
Rate	-1.0pp $-36	-0.5pp $-92	base $-149	+0.5pp $-207	+1.0pp $-266

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: $55,954
• Closing costs: $6,714
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6102 Pinion Trl , TX	3.0	2.5	1419	$1,600	$1.13	45d	1	0.00mi
6018 Primrose Rd , TX	3.0–4.0	2.5	1484	$1,800	$1.21	4d	5	0.06mi
623 Linden Rd Princeton, TX	3.0	2.5	1419	$1,650	$1.16	45d	1	0.09mi
6222 Sandpiper Ln Unit NA Princeton, TX	3.0	2.5	1400	$1,750	$1.25	8d	1	0.20mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,650	$1.21	0d	1	0.21mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	4d	1	0.21mi
6225 Kingfisher Way Princeton, TX	3.0	2.5	1290	$1,625	$1.26	5d	1	0.23mi
910 Wood Stork Way Princeton, TX	2.0	2.5	1022	$1,700	$1.66	20d	1	0.23mi
803 Wagtail Dr , TX	3.0	2.5	1360	$1,605	$1.18	23d	1	0.25mi
926 Wood Stork Way Princeton, TX	3.0	2.5	1285	$1,700	$1.32	25d	1	0.27mi
812 Sandhill Crane Ln Princeton, TX	3.0	2.5	1309	$1,850	$1.41	45d	1	0.27mi
6313 Kingfisher Way Princeton, TX	3.0	3.0	1360	$1,650	$1.21	45d	1	0.29mi
914 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,775	$1.49	8d	1	0.31mi
911 Sandhill Crane Ln Princeton, TX	3.0	2.5	1360	$1,575	$1.16	45d	1	0.32mi
935 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,999	$1.68	20d	1	0.33mi
600 Sandhill Crane Ln Princeton, TX	3.0	2.0	1402	$2,100	$1.50	14d	1	0.33mi
5808 Cherry Hollow Way Princeton, TX	3.0	2.0	1260	$1,749	$1.39	18d	1	0.44mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	18d	1	0.45mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	8d	1	0.45mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	45d	1	0.46mi
5836 Crystal Water Way Princeton, TX	3.0	2.0	1481	$1,799	$1.21	6d	1	0.48mi
318 Mahogany Ln Princeton, TX	3.0	2.0	1479	$1,800	$1.22	25d	1	0.54mi
416 Finch CIR Princeton, TX	3.0	2.0	1266	$1,350	$1.07	45d	1	0.54mi
427 Ashbrook Way Princeton, TX	3.0	2.0	1482	$1,800	$1.21	5d	1	0.54mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,849	$1.25	25d	1	0.57mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,749	$1.18	6d	1	0.57mi
613 Holleman Dr , TX	3.0	2.0	1260	$1,800	$1.43	0d	1	0.59mi
228 Rubylace Dr Princeton, TX	3.0	2.0	1436	$1,700	$1.18	45d	1	0.60mi
330 Ashbrook Way Princeton, TX	3.0	2.0	1479	$1,699	$1.15	0d	1	0.60mi
143 Plumcove Dr Princeton, TX	3.0	3.0	1376	$2,150	$1.56	45d	1	0.61mi
545 Holleman Dr Princeton, TX	3.0	2.0	1474	$1,750	$1.19	45d	1	0.61mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	14d	1	0.61mi
538 Montclair Ave Princeton, TX	3.0	2.0	1260	$1,775	$1.41	11d	1	0.63mi
5836 Timber Point Dr Princeton, TX	3.0	2.0	1440	$1,875	$1.30	20d	1	0.64mi
320 Dewberry St Princeton, TX	3.0	2.0	1481	$1,695	$1.14	0d	1	0.66mi
320 Dewberry St Princeton, TX	3.0	2.0	1481	$1,745	$1.18	14d	1	0.66mi
617 Dashwood Dr Princeton, TX	3.0	2.0	1440	$1,619	$1.12	4d	1	0.66mi
525 Dashwood Dr Princeton, TX	3.0	2.0	1243	$1,700	$1.37	0d	1	0.68mi
134 Harvest St Princeton, TX	3.0	2.0	1440	$1,825	$1.27	20d	1	0.69mi
214 Wheatgrass Ln Princeton, TX	3.0	2.0	1407	$1,699	$1.21	45d	1	0.69mi

Listing history 19 events

1. 2026-06-21
   days on market $213,490 Active 51 DOM
2. 2026-06-18
   days on market $213,490 Active 48 DOM
3. 2026-06-17
   days on market $213,490 Active 47 DOM
4. 2026-06-16
   days on market $213,490 Active 46 DOM
5. 2026-06-15
   days on market $213,490 Active 45 DOM
6. 2026-06-13
   days on market $213,490 Active 43 DOM
7. 2026-06-13
   days on market $213,490 Active 42 DOM
8. 2026-06-09
   days on market $213,490 Active 39 DOM
9. 2026-06-08
   days on market $213,490 Active 38 DOM
10. 2026-06-07
    days on market $213,490 Active 37 DOM
11. 2026-06-04
    days on market $213,490 Active 34 DOM
12. 2026-06-03
    days on market $213,490 Active 33 DOM
13. 2026-06-02
    days on market $213,490 Active 32 DOM
14. 2026-06-01
    days on market $213,490 Active 31 DOM
15. 2026-05-31
    days on market $213,490 Active 30 DOM
16. 2026-05-15
    status Active 1028-char remark

    Show marketing remark (1028 chars)

    Introducing the V19A Robin floorplan at our new home community Abor Trails in Princeton, TX. The Robin showcases a two-story functional floorplan with 2 beds, 2.5 bath, 1 car garage and 9' ceilings. The living area is an open concept, where your kitchen, living, and dining areas blend into a space perfect for everyday living. The kitchen features quality cabinets with hidden hinges and crown molding, hard surface countertops, kitchen island and stainless-steel range and dishwasher, which are sure to make meal prep easy. The first level has the kitchen and family room, on the top floor are two spacious bedrooms and baths, located on opposite sides of the home for added privacy, including the owner's suite. Call today to make Arbor Trails your home! Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

17. 2026-05-15
    price $213,490 1028-char remark

    Show marketing remark (1028 chars)

    Introducing the V19A Robin floorplan at our new home community Abor Trails in Princeton, TX. The Robin showcases a two-story functional floorplan with 2 beds, 2.5 bath, 1 car garage and 9' ceilings. The living area is an open concept, where your kitchen, living, and dining areas blend into a space perfect for everyday living. The kitchen features quality cabinets with hidden hinges and crown molding, hard surface countertops, kitchen island and stainless-steel range and dishwasher, which are sure to make meal prep easy. The first level has the kitchen and family room, on the top floor are two spacious bedrooms and baths, located on opposite sides of the home for added privacy, including the owner's suite. Call today to make Arbor Trails your home! Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

18. 2025-09-27
    historical 1028-char remark

    Show marketing remark (1028 chars)

    Introducing the V19A Robin floorplan at our new home community Abor Trails in Princeton, TX. The Robin showcases a two-story functional floorplan with 2 beds, 2.5 bath, 1 car garage and 9' ceilings. The living area is an open concept, where your kitchen, living, and dining areas blend into a space perfect for everyday living. The kitchen features quality cabinets with hidden hinges and crown molding, hard surface countertops, kitchen island and stainless-steel range and dishwasher, which are sure to make meal prep easy. The first level has the kitchen and family room, on the top floor are two spacious bedrooms and baths, located on opposite sides of the home for added privacy, including the owner's suite. Call today to make Arbor Trails your home! Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

19. 2025-09-13
    listed $211,490 Active 1028-char remark

    Show marketing remark (1028 chars)

    Introducing the V19A Robin floorplan at our new home community Abor Trails in Princeton, TX. The Robin showcases a two-story functional floorplan with 2 beds, 2.5 bath, 1 car garage and 9' ceilings. The living area is an open concept, where your kitchen, living, and dining areas blend into a space perfect for everyday living. The kitchen features quality cabinets with hidden hinges and crown molding, hard surface countertops, kitchen island and stainless-steel range and dishwasher, which are sure to make meal prep easy. The first level has the kitchen and family room, on the top floor are two spacious bedrooms and baths, located on opposite sides of the home for added privacy, including the owner's suite. Call today to make Arbor Trails your home! Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

ⓘ 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: $21,233
• − Mortgage interest: −$12,537
• − Property taxes: −$3,357
• − Insurance: −$1,119
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$6,511
• Taxable loss: −$5,688
• Est. tax savings @ 24.0%: +$1,365
• After-tax cash flow: $-421/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and has the potential to be further enhanced with minor updates to increase its resale and rental value.

Value-add opportunities

• Both Painting the exterior siding and updating the landscaping — Fresh paint and landscaping will enhance the curb appeal and attract more potential buyers or renters.
• Resale Upgrading the kitchen backsplash and adding a smart home system — These updates will add value and appeal to the home, making it more attractive to potential buyers.
• Rental Installing a smart thermostat and smart lighting system — These updates will make the home more energy-efficient and convenient for renters, potentially increasing rental income.
• Both Adding a smart security system — This will increase the home's safety and appeal to both buyers and renters, making it more attractive and secure.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding and updating the landscaping — Fresh paint and landscaping will enhance the curb appeal and attract more potential buyers or renters. ↑
• Resale Upgrading the kitchen backsplash and adding a smart home system — These updates will add value and appeal to the home, making it more attractive to potential buyers. ↑
• Rental Installing a smart thermostat and smart lighting system — These updates will make the home more energy-efficient and convenient for renters, potentially increasing rental income. ↑
• Both Adding a smart security system — This will increase the home's safety and appeal to both buyers and renters, making it more attractive and secure. ↑

ⓘ 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: 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

+0.9% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $213,490 Zillow
• 2026-05-15 Relisted — Zillow
• 2025-09-27 Delisted — Zillow
• 2025-09-13 Listed $211,490 Zillow