6211 Chickney Dr · Princeton, TX 75071

$288,780

3 bd · 2.0 ba · 1,533 sqft · SingleFamily · 40 Days on market

Built 2026 Excellent condition 4,792 sqft lot $188/sqft · at area comps Est $302k · 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 +10.7/30.0
• ARV discount +9.5/15.0
• Schools +5.0/10.0
• Condition / age +5.0/5.0
• 1% rule +3.4/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The open concept single-story plan combines convenience with function. White cabinets with veined white quartz countertops, muted beige EVP flooring with light taupe carpet.

Key facts

• Open concept plan
• Resort style pool
• 4,792 sq ft lot

Tags

• ENERGY EFFICIENT HOME
• OPEN CONCEPT PLAN
• RESORT STYLE POOL
• AMENITY FILLED COMMUNITY
• QUICK ACCESS TO US 380

Property features AI

Finance

• Other: Community features: clubhouse, community pool, jogging/bike path, park, playground; Low-flow water fixtures for conservation; No livestock and no mobile homes allowed
• Financial info: Accepts Cash, Conventional, FHA, and VA financing; No second mortgage
• HOA & community: Mandatory HOA; Annual association fee; HOA covers full use of facilities, grounds maintenance, and management fees; Neighborhood Management, Inc. (HOA manager)

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
• Home design: Single-family residence; One story; New construction (incomplete)
• Construction: Built in 2026; Brick, concrete, rock/stone and wood exterior materials; Composition roof; Slab foundation
• Exterior features: Fencing: brick, rock/stone and wood; Community mailbox; Curbs and sidewalks

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Gas cooktop; Microwave; Plumbed for gas in kitchen
• Bedrooms: Primary bedroom (1st level) — approx. 14 x 13; Bedroom (1st level) — approx. 11 x 11; Bedroom (1st level) — approx. 11 x 11; Den (1st level) — approx. 6 x 9
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric, ENERGY STAR qualified); Ceiling fans; Electric cooling (ENERGY STAR qualified); Zoned HVAC
• Interior features: Cable TV available; Decorative lighting; High-speed internet available; Smart home system; Tankless water heater; Vented exhaust fan; Seven total rooms; One living area; One dining area; One-level home
• Laundry & utility: Laundry room (1st level) — approx. 9 x 6

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (15.7% below list).
• Recommended offer: $243k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.5% in Princeton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 2167 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $9k 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 40 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 3 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 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,388 (15.7% 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 40 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.84% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 9.9

CMA / ARV

• ARV (median comp): $302,482
• List price: $288,780
• Delta: -4.53%
• 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
6006 Belchamp Dr	0.22mi	3/2.0	1,551 (+1%)	0mo	$298,025	$192	88
1126 Old Stead Dr	0.26mi	3/2.0	1,551 (+1%)	0mo	$301,525	$194	86
1215 Bridgewalk Dr	0.25mi	3/2.0	1,551 (+1%)	1mo	$309,625	$200	86
1201 Bridgewalk Dr	0.28mi	3/2.0	1,551 (+1%)	0mo	$287,655	$185	85
5903 Belchamp Dr	0.27mi	3/2.0	1,551 (+1%)	1mo	$300,525	$194	85
1209 Bridgewalk Dr	0.26mi	3/2.0	1,551 (+1%)	2mo	$302,165	$195	85
1120 Old Stead Dr	0.28mi	3/2.0	1,551 (+1%)	1mo	$298,865	$193	84
6002 Belchamp Dr	0.23mi	4/2.0 (+1)	1,605 (+5%)	1mo	$313,578	$195	76
1205 Bridgewalk Dr	0.27mi	4/2.0 (+1)	1,605 (+5%)	2mo	$305,899	$191	73
1125 Bridgewalk Dr	0.29mi	4/2.0 (+1)	1,605 (+5%)	1mo	$302,799	$189	73
6004 Belchamp Dr	0.22mi	3/2.0	1,318 (-14%)	1mo	$281,257	$213	66
1130 Old Stead Dr	0.24mi	3/2.0	1,318 (-14%)	0mo	$285,397	$217	65

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: -23.2%
• Equity multiple: 0.23×
• Total profit: $-62,636
• Equity at exit: $43,058

10-year hold

• IRR: -29.1%
• Equity multiple: -0.15×
• Total profit: $-93,107
• Equity at exit: $24,968

Cash invested: $80,858 (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: 2167
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,434 high
• Mortgage (P&I): −$1,514
• Tax est. 1.5%: −$361 /mo · $4,332/yr
• Insurance: −$120
• HOA: −$65
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-138

Break-even live

Break-even rent $2,608

Max offer price $268,822

Occupancy floor —

Sensitivity live

Price	-10% $62	-5% $-38	+0% $-138	+5% $-238	+10% $-337
Rent	-10% $-330	-5% $-234	+0% $-138	+5% $-42	+10% $54
Rate	-1.0pp $8	-0.5pp $-64	base $-138	+0.5pp $-213	+1.0pp $-289

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: $72,195
• Closing costs: $8,663
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1402 Bridgestone Dr McKinney, TX	4.0	2.5	2055	$2,290	$1.11	6d	1	0.07mi
1409 Winters Way McKinney, TX	4.0	2.5	2125	$3,100	$1.46	0d	1	0.11mi
1211 Bridgewalk Dr McKinney, TX	4.0	2.0	1605	$2,500	$1.56	26d	1	0.25mi
1209 Bridgewalk Dr McKinney, TX	3.0	2.0	1551	$2,350	$1.52	26d	1	0.25mi
1209 Bridgewalk Dr McKinney, TX	3.0	2.0	1551	$2,299	$1.48	7d	1	0.25mi
704 Dotty Dr McKinney, TX	4.0	2.5	2055	$2,435	$1.18	9d	1	0.40mi
801 Dotty Dr McKinney, TX	3.0	2.5	1948	$2,300	$1.18	26d	1	0.41mi
715 Dotty Dr McKinney, TX	3.0	2.0	1318	$2,200	$1.67	26d	1	0.42mi
808 Leavenworth Dr McKinney, TX	4.0	2.0	1605	$3,300	$2.06	18d	1	0.43mi
712 Leavenworth Dr McKinney, TX	4.0	2.5	2055	$2,350	$1.14	45d	1	0.45mi
1004 Knox River Dr McKinney, TX	3.0	2.0	1609	$1,999	$1.24	14d	1	0.46mi
1004 Knox River Dr McKinney, TX	3.0	2.0	1609	$1,999	$1.24	9d	1	0.46mi
700 London Town Ln McKinney, TX	4.0	3.0	2059	$2,600	$1.26	45d	1	0.62mi
905 Honeydew Ln McKinney, TX	3.0	2.0	2002	$2,300	$1.15	46d	1	0.69mi
704 Summerberry Dr McKinney, TX	4.0	2.0	1818	$2,700	$1.49	0d	1	0.70mi
617 Marigold Hill Way McKinney, TX	4.0	3.0	2131	$2,400	$1.13	45d	1	0.81mi
610 Clover Creek Dr Unit 610 McKinney, TX	3.0	2.0	1533	$2,250	$1.47	45d	1	0.83mi
600 Clover Creek Dr McKinney, TX	3.0	2.0	1533	$2,500	$1.63	0d	1	0.84mi
607 Clover Creek Dr McKinney, TX	3.0	2.0	1551	$2,300	$1.48	13d	1	0.86mi
712 Melody Hill Dr McKinney, TX	4.0	3.0	2040	$2,495	$1.22	9d	1	0.90mi
514 Green Grass Dr McKinney, TX	3.0	2.0	1504	$2,300	$1.53	5d	1	0.90mi
519 Green Grass Dr McKinney, TX	3.0	2.0	1450	$2,250	$1.55	1d	1	0.92mi
517 Green Grass Dr McKinney, TX	4.0	2.5	2071	$2,400	$1.16	9d	1	0.92mi
506 Towerglen Dr McKinney, TX	3.0	2.0	1503	$2,100	$1.40	45d	1	0.95mi
5611 Chasewood Dr McKinney, TX	4.0	2.5	2055	$2,500	$1.22	45d	1	0.98mi
7225 Raynor Pl McKinney, TX	4.0	3.0	2185	$3,000	$1.37	21d	1	1.11mi
507 Mossy Oak Dr McKinney, TX	3.0	2.0	1952	$1,995	$1.02	45d	1	1.13mi
7221 Mayplace Dr McKinney, TX	4.0	2.0	1836	$2,300	$1.25	26d	1	1.14mi
421 Bertney Dr McKinney, TX	3.0	2.0	1500	$2,200	$1.47	45d	1	1.19mi
601 Huntley Dr McKinney, TX	4.0	3.0	2077	$2,800	$1.35	45d	1	1.20mi
3901 Kenworth Ln McKinney, TX	3.0	2.0	2059	$2,400	$1.17	45d	1	1.31mi
307 Bertney Dr McKinney, TX	4.0	3.0	1968	$2,200	$1.12	45d	1	1.31mi
114 Mountain Meadow Ln McKinney, TX	3.0	2.0	1475	$2,300	$1.56	45d	1	1.37mi
108 Mountain Meadow Ln McKinney, TX	3.0	2.0	1566	$2,200	$1.40	45d	1	1.39mi
4712 Hunter Hurst Dr McKinney, TX	4.0	3.0	2021	$2,400	$1.19	45d	1	1.40mi
4808 Grandiose Dr McKinney, TX	3.0	3.0	2117	$2,650	$1.25	45d	1	1.41mi
4330 FM 75 Princeton, TX	4.0	2.0	1832	$2,200	$1.20	12d	1	1.41mi
5011 Bellhurst Dr McKinney, TX	4.0	2.5	2097	$2,550	$1.22	21d	1	1.43mi
4908 Pebblewood Dr McKinney, TX	4.0	2.0	1818	$2,595	$1.43	4d	1	1.44mi
4923 Bellhurst Dr McKinney, TX	3.0	2.0	1992	$2,495	$1.25	0d	1	1.48mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 18 events

1. 2026-06-21
   days on market $288,780 Active 40 DOM
2. 2026-06-18
   days on market $288,780 Active 37 DOM
3. 2026-06-17
   days on market $288,780 Active 36 DOM
4. 2026-06-16
   days on market $288,780 Active 35 DOM
5. 2026-06-15
   days on market $288,780 Active 34 DOM
6. 2026-06-13
   days on market $288,780 Active 32 DOM
7. 2026-06-09
   days on market $288,780 Active 28 DOM
8. 2026-06-08
   days on market $288,780 Active 27 DOM
9. 2026-06-07
   days on market $288,780 Active 26 DOM
10. 2026-06-04
    pricedays on market $288,780 Active 23 DOM

    Show marketing remark (173 chars)

    The open concept single-story plan combines convenience with function. White cabinets with veined white quartz countertops, muted beige EVP flooring with light taupe carpet.

11. 2026-06-03
    days on market $287,280 Active 22 DOM
12. 2026-06-02
    days on market $287,280 Active 21 DOM
13. 2026-06-01
    days on market $287,280 Active 20 DOM
14. 2026-05-31
    days on market $287,280 Active 19 DOM
15. 2026-05-12
    listed $287,280 Active 738-char remark
16. 2026-05-09
    status Active 173-char remark

    Show marketing remark (173 chars)

    The open concept single-story plan combines convenience with function. White cabinets with veined white quartz countertops, muted beige EVP flooring with light taupe carpet.

17. 2026-04-24
    historical 173-char remark

    Show marketing remark (173 chars)

    The open concept single-story plan combines convenience with function. White cabinets with veined white quartz countertops, muted beige EVP flooring with light taupe carpet.

18. 2026-04-23
    listed $287,280 Active 173-char remark

    Show marketing remark (173 chars)

    The open concept single-story plan combines convenience with function. White cabinets with veined white quartz countertops, muted beige EVP flooring with light taupe carpet.

ⓘ 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: $29,207
• − Mortgage interest: −$16,176
• − Property taxes: −$4,332
• − Insurance: −$1,444
• − Repairs & maintenance: −$2,337
• − Management: −$2,337
• − HOA: −$780
• − Depreciation: −$8,401
• Taxable loss: −$6,599
• Est. tax savings @ 24.0%: +$1,584
• After-tax cash flow: $-71/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 single-story home is move-in ready with no visible repairs or maintenance needed. It offers a fresh, modern design and is ideal for both resale and rental markets.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Install smart home devices — Improves convenience and energy efficiency
• Both Add smart thermostat — Enhances comfort and energy savings
• Both Install smart lighting — Saves energy and enhances home security

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install smart home devices — Improves convenience and energy efficiency ↑
• Both Add smart thermostat — Enhances comfort and energy savings ↑
• Both Install smart lighting — Saves energy and enhances home security ↑

ⓘ 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: 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

+0.5% since first listed

6 events — show timeline

• 2026-06-04 Price Changed $288,780 Zillow
• 2026-06-04 Price Changed $288,780 NTREIS
• 2026-05-12 Listed $287,280 NTREIS
• 2026-05-09 Relisted — Zillow
• 2026-04-24 Delisted — Zillow
• 2026-04-23 Listed $287,280 Zillow