6227 Whimbrel Way · Wylie, TX 75407

$199,999

4 bd · 2.5 ba · 1,535 sqft · SingleFamily · 2 Days on market

Built 2026 Fair condition 4,008 sqft lot Est $244k · 18% under $41/mo HOA · 2% of rent

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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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +5.1/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.2/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

LENNAR - Tillage Farms - Pima Floorplan - The first floor of this two-story home is host to a spacious open floorplan that seamlessly connects an inviting family room, elegant dining room and chef-inspired kitchen. Upstairs, there are three bedrooms, including the luxe owner’s suite, which features a restful bedroom, en-suite bathroom and generous walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• En suite bathroom
• Luxe owners suite
• Open floorplan

Tags

• OPEN FLOORPLAN
• CHEF INSPIRED KITCHEN
• LUXE OWNERS SUITE
• EN SUITE BATHROOM
• GENEROUS WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $200k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 7.3% 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: Mayfield El (609 students, 73% 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).
• 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $199,999

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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. 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: 1.01% ✓
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 8.3

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	0.07mi	4/2.5	1,535 (0%)	1mo	$207,999	$136	96
810 Wagtail Dr	0.10mi	4/2.5	1,535 (0%)	2mo	$238,369	$155	94
6100 Pinion Trl	0.20mi	4/2.5	1,549 (+1%)	1mo	$237,490	$153	88
6308 Sandpiper Ln	0.05mi	3/2.5 (-1)	1,360 (-11%)	1mo	$217,999	$160	73
724 Wagtail Dr	0.05mi	3/2.5 (-1)	1,360 (-11%)	2mo	$195,999	$144	73
6110 Pinion Trl	0.20mi	3/2.5 (-1)	1,419 (-8%)	1mo	$229,990	$162	72
6412 Longspur Ln	0.27mi	3/2.0 (-1)	1,402 (-9%)	0mo	$222,999	$159	66
6413 Longspur Ln	0.30mi	3/2.0 (-1)	1,411 (-8%)	1mo	$215,000	$152	65
6508 Glade St	0.30mi	3/2.0 (-1)	1,402 (-9%)	1mo	$222,999	$159	64
416 Sandhill Crane Ln	0.31mi	3/2.0 (-1)	1,402 (-9%)	0mo	$221,999	$158	64
6414 Willet Rd	0.33mi	3/2.0 (-1)	1,402 (-9%)	1mo	$252,999	$180	62
403 Shearwater Ave	0.39mi	3/2.0 (-1)	1,402 (-9%)	2mo	$253,674	$181	59

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: -14.2%
• Equity multiple: 0.51×
• Total profit: $-27,686
• Equity at exit: $29,821

10-year hold

• IRR: -11.4%
• Equity multiple: 0.41×
• Total profit: $-33,063
• Equity at exit: $17,292

Cash invested: $56,000 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$41
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $166

Break-even live

Break-even rent $1,801

Max offer price $199,999

Occupancy floor 87%

Sensitivity live

Price	-10% $304	-5% $235	+0% $166	+5% $97	+10% $28
Rent	-10% $7	-5% $86	+0% $166	+5% $245	+10% $325
Rate	-1.0pp $267	-0.5pp $217	base $166	+0.5pp $114	+1.0pp $61

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,650	$1.21	0d	1	0.03mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	4d	1	0.03mi
721 Wagtail Dr Princeton, TX	4.0	2.5	1535	$1,600	$1.04	26d	1	0.03mi
6222 Sandpiper Ln Unit NA Princeton, TX	3.0	2.5	1400	$1,750	$1.25	9d	1	0.04mi
6311 Whimbrel Way Princeton, TX	4.0	2.5	1535	$1,775	$1.16	0d	1	0.06mi
732 Sandhill Crane Ln Princeton, TX	4.0	2.5	1570	$1,875	$1.19	13d	1	0.06mi
6310 Sandpiper Ln Princeton, TX	4.0	2.5	1549	$2,030	$1.31	13d	1	0.06mi
801 Wagtail Dr , TX	4.0	2.5	1535	$1,975	$1.29	9d	1	0.08mi
803 Wagtail Dr , TX	3.0	2.5	1360	$1,605	$1.18	23d	1	0.08mi
812 Sandhill Crane Ln Princeton, TX	3.0	2.5	1309	$1,850	$1.41	45d	1	0.10mi
6225 Kingfisher Way Princeton, TX	3.0	2.5	1290	$1,625	$1.26	6d	1	0.12mi
6313 Kingfisher Way Princeton, TX	3.0	3.0	1360	$1,650	$1.21	45d	1	0.14mi
905 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	26d	1	0.16mi
905 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	23d	1	0.16mi
904 Sandhill Crane Ln Princeton, TX	4.0	2.5	1600	$1,750	$1.09	45d	1	0.16mi
914 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,775	$1.49	9d	1	0.17mi
911 Sandhill Crane Ln Princeton, TX	3.0	2.5	1360	$1,575	$1.16	46d	1	0.18mi
600 Sandhill Crane Ln Princeton, TX	3.0	2.0	1402	$2,100	$1.50	14d	1	0.18mi
623 Linden Rd Princeton, TX	3.0	2.5	1419	$1,650	$1.16	45d	1	0.19mi
935 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,999	$1.68	20d	1	0.19mi
919 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	45d	1	0.20mi
919 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,700	$1.11	19d	1	0.20mi
6102 Pinion Trl , TX	3.0	2.5	1419	$1,600	$1.13	45d	1	0.21mi
926 Wood Stork Way Princeton, TX	3.0	2.5	1285	$1,700	$1.32	26d	1	0.22mi
6015 Pinion Trl , TX	4.0	2.5	1615	$1,950	$1.21	45d	1	0.22mi
6018 Primrose Rd , TX	3.0–4.0	2.5	1484	$1,875	$1.26	4d	5	0.24mi
6234 Sanderling St Princeton, TX	4.0	2.5	1535	$1,725	$1.12	45d	1	0.25mi
6505 Glade St Princeton, TX	4.0	2.0	1600	$1,800	$1.12	45d	1	0.32mi
416 Finch CIR Princeton, TX	3.0	2.0	1266	$1,350	$1.07	45d	1	0.35mi
613 Holleman Dr , TX	3.0	2.0	1260	$1,800	$1.43	0d	1	0.39mi
427 Bower DR Princeton, TX	4.0	2.0	1600	$1,850	$1.16	26d	1	0.40mi
545 Holleman Dr Princeton, TX	3.0	2.0	1474	$1,750	$1.19	45d	1	0.42mi
538 Montclair Ave Princeton, TX	3.0	2.0	1260	$1,775	$1.41	12d	1	0.44mi
656 Waymaker Way Princeton, TX	4.0	3.0	2015	$2,175	$1.08	13d	1	0.44mi
656 Waymaker Way Princeton, TX	4.0	3.0	2015	$2,175	$1.08	0d	1	0.44mi
639 Montclair Ave , TX	4.0	2.0	1707	$1,850	$1.08	0d	1	0.48mi
639 Montclair Ave , TX	4.0	2.0	1707	$2,100	$1.23	45d	1	0.48mi
639 Montclair Ave , TX	4.0	2.0	1707	$1,850	$1.08	9d	1	0.48mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	45d	1	0.50mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	14d	1	0.52mi

HOA detail

• Monthly dues: $41 · $492/yr

Listing history 2 events

1. 2026-04-26
   status Pending
2. 2026-04-24
   listed $199,999 Active

ⓘ 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: $24,136
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,931
• − Management: −$1,931
• − HOA: −$492
• − Depreciation: −$5,818
• Taxable loss: −$1,239
• Est. tax savings @ 24.0%: +$297
• After-tax cash flow: $2,287/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 · 0 photos

Fair 40/100 Moderate rehab

This home requires significant renovations, particularly in the kitchen and bathrooms, to improve its condition and value. Landscaping and HVAC maintenance are also needed to enhance its appeal.

Repairs flagged

• Major Kitchen countertops — Significant wear and tear observed.
• Major Bathroom fixtures — Outdated and worn appearance.
• Major Flooring — Worn and in need of replacement or refinishing.
• Major Interior walls — Significant wear and may need repainting or repairs.
• Major Exterior siding — Worn and may need repainting or replacement.
• Major Windows — Old and may need replacement or caulking.
• Major HVAC system — May need maintenance or replacement.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen can significantly increase the home's appeal to potential buyers.
• Resale Bathroom updates — Upgrading bathrooms can enhance the home's value and attract more buyers.
• Both Landscaping — Improved landscaping can increase both resale and rental value by enhancing curb appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Significant wear and tear observed.	Major	$15,000–50,000
Bathroom fixtures · Outdated and worn appearance.	Major	$15,000–50,000
Flooring · Worn and in need of replacement or refinishing.	Major	$15,000–50,000
Interior walls · Significant wear and may need repainting or repairs.	Major	$15,000–50,000
Exterior siding · Worn and may need repainting or replacement.	Major	$15,000–50,000
Windows · Old and may need replacement or caulking.	Major	$15,000–50,000
HVAC system · May need maintenance or replacement.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen can significantly increase the home's appeal to potential buyers. ↑
• Resale Bathroom updates — Upgrading bathrooms can enhance the home's value and attract more buyers. ↑
• Both Landscaping — Improved landscaping can increase both resale and rental value by enhancing curb appeal. ↑

ⓘ 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

Price history

2 events — show timeline

• 2026-04-26 Pending — NTREIS
• 2026-04-24 Listed $199,999 NTREIS