621 Caraway Trl · Princeton, TX 75407

$276,499

4 bd · 2.0 ba · 1,867 sqft · SingleFamily · 54 Days on market

Built 2026 Excellent condition 4,400 sqft lot $148/sqft · 26% below area Est $374k · 26% under $60/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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Schools +5.0/10.0
• Condition / age +5.0/5.0
• 1% rule +4.2/10.0
• DSCR +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story home boasts a spacious and modern design. On the first floor, a flexible open-concept floorplan combines the kitchen, living and dining areas, and the luxurious owner's suite is tucked into a private rear corner with a spa-inspired bathroom and walk-in closet. On the second floor, three secondary bedrooms surround a versatile loft for convenient shared living.

Key facts

• 4,400 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Located in a municipal utility district; Subdivision: Acorn South
• Financial info: Listing accepts Cash, Conventional, FHA, USDA, and VA financing
• HOA & community: Mandatory HOA with annual fee covering full use of facilities, grounds maintenance, and management; HOA management company: Insight

Exterior

• Parking: Attached 2-car garage (garage faces front); 2 covered parking spaces
• Security: Smoke detectors; Carbon monoxide detectors; Fire alarm
• Utilities: MUD water and MUD sewer; Sidewalks and curbs; Concrete (drive/paths); Municipal utility district service
• Home design: Single-family residence; One story; New construction (incomplete, 2026); Not attached to another property
• Construction: Fiber cement siding; Composition roof; Slab foundation; Year built 2026
• Exterior features: Covered porch(es); Wood fencing; Landscaped yard; Sprinkler system

Interior

• Kitchen: Natural stone/granite countertops; Pantry and walk-in pantry; Water line to refrigerator; Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: Primary bedroom on main level with walk-in closet; Three additional bedrooms on main level
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); ENERGY STAR qualified equipment
• Interior features: Open floorplan; Built-in features; Decorative lighting; Cable TV available; High speed internet available; Pantry; Walk-in closets
• Laundry & utility: Mechanical fresh air (energy efficient feature)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $276k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $35 ($417/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (8.2% below list).
• Recommended offer: $254k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: schools C-, amenities F, commute 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.
• 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 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).
• This rent runs 30% of the median local income ($100k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 54 days — a 3% lower offer ($268k) 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 $253,871 (8.2% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.54%
• DSCR: 1.02
• GRM: 9.1

CMA / ARV

• ARV (median comp): $374,335
• List price: $276,499
• Delta: -26.14%
• 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
517 Green Grass Dr	0.16mi	4/2.5	2,071 (+11%)	1mo	$319,990	$155	72
5911 Broadacre Dr	0.60mi	3/2.0 (-1)	1,833 (-2%)	1mo	$332,372	$181	64
6003 Brittner Dr	0.65mi	3/2.0 (-1)	1,833 (-2%)	1mo	$329,872	$180	61
812 Whitmore Dr	0.24mi	3/2.5 (-1)	2,099 (+12%)	1mo	$369,890	$176	60
1127 Bridgewalk Dr	0.53mi	4/2.5	2,055 (+10%)	1mo	$340,502	$166	56
1124 Old Stead Dr	0.55mi	4/2.5	2,055 (+10%)	1mo	$338,482	$165	55
5905 Belchamp Dr	0.55mi	4/2.5	2,055 (+10%)	1mo	$342,362	$167	55
6003 Belchamp Dr	0.56mi	4/2.5	2,055 (+10%)	1mo	$342,902	$167	54
6008 Belchamp Dr	0.60mi	4/2.5	2,055 (+10%)	1mo	$346,652	$169	52
1125 Bridgewalk Dr	0.53mi	4/2.0	1,605 (-14%)	1mo	$302,799	$189	51
5909 Broadacre Dr	0.59mi	4/3.0	2,059 (+10%)	1mo	$343,253	$167	51
6002 Belchamp Dr	0.58mi	4/2.0	1,605 (-14%)	1mo	$313,578	$195	49

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: -18.9%
• Equity multiple: 0.35×
• Total profit: $-49,955
• Equity at exit: $41,227

10-year hold

• IRR: -19.5%
• Equity multiple: 0.11×
• Total profit: $-69,096
• Equity at exit: $23,907

Cash invested: $77,420 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,539 high
• Mortgage (P&I): −$1,450
• Tax est. 1.5%: −$346 /mo · $4,147/yr
• Insurance: −$115
• HOA: −$60
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $35

Break-even live

Break-even rent $2,495

Max offer price $276,499

Occupancy floor 94%

Sensitivity live

Price	-10% $226	-5% $130	+0% $35	+5% $-61	+10% $-156
Rent	-10% $-166	-5% $-66	+0% $35	+5% $135	+10% $235
Rate	-1.0pp $174	-0.5pp $105	base $35	+0.5pp $-37	+1.0pp $-110

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: $69,125
• Closing costs: $8,295
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
712 Melody Hill Dr McKinney, TX	4.0	3.0	2040	$2,495	$1.22	8d	1	0.11mi
714 Melody Hill Dr McKinney, TX	4.0	3.5	2556	$2,490	$0.97	45d	1	0.11mi
606 Green Grass Dr McKinney, TX	5.0	2.5	2068	$3,100	$1.50	0d	1	0.12mi
610 Clover Creek Dr Unit 610 McKinney, TX	3.0	2.0	1533	$2,250	$1.47	45d	1	0.12mi
607 Clover Creek Dr McKinney, TX	3.0	2.0	1551	$2,300	$1.48	12d	1	0.13mi
617 Marigold Hill Way McKinney, TX	4.0	3.0	2131	$2,400	$1.13	45d	1	0.14mi
600 Clover Creek Dr McKinney, TX	3.0	2.0	1533	$2,500	$1.63	0d	1	0.16mi
905 Honeydew Ln McKinney, TX	3.0	2.0	2002	$2,300	$1.15	45d	1	0.16mi
519 Green Grass Dr McKinney, TX	3.0	2.0	1450	$2,250	$1.55	0d	1	0.17mi
517 Green Grass Dr McKinney, TX	4.0	2.5	2071	$2,400	$1.16	8d	1	0.18mi
514 Green Grass Dr McKinney, TX	3.0	2.0	1504	$2,300	$1.53	5d	1	0.19mi
506 Towerglen Dr McKinney, TX	3.0	2.0	1503	$2,100	$1.40	45d	1	0.20mi
704 Summerberry Dr McKinney, TX	4.0	2.0	1818	$2,700	$1.49	0d	1	0.24mi
5511 Chasewood Dr McKinney, TX	4.0	3.5	2537	$2,595	$1.02	5d	1	0.25mi
811 London Town Ln McKinney, TX	4.0	2.5	2260	$2,495	$1.10	45d	1	0.25mi
5611 Chasewood Dr McKinney, TX	4.0	2.5	2055	$2,500	$1.22	45d	1	0.26mi
718 London Town Ln McKinney, TX	4.0	3.0	2363	$2,399	$1.02	23d	1	0.29mi
718 London Town Ln McKinney, TX	4.0	3.0	2363	$2,399	$1.02	14d	1	0.29mi
700 London Town Ln McKinney, TX	4.0	3.0	2059	$2,600	$1.26	45d	1	0.32mi
1004 Knox River Dr McKinney, TX	3.0	2.0	1609	$1,999	$1.24	8d	1	0.34mi
1004 Knox River Dr McKinney, TX	3.0	2.0	1609	$1,999	$1.24	14d	1	0.34mi
709 Leavenworth Dr McKinney, TX	4.0	2.5	2337	$2,549	$1.09	45d	1	0.36mi
507 Mossy Oak Dr McKinney, TX	3.0	2.0	1952	$1,995	$1.02	45d	1	0.37mi
808 Leavenworth Dr McKinney, TX	4.0	2.0	1605	$3,300	$2.06	18d	1	0.38mi
712 Leavenworth Dr McKinney, TX	4.0	2.5	2055	$2,350	$1.14	45d	1	0.39mi
801 Dotty Dr McKinney, TX	3.0	2.5	1948	$2,300	$1.18	25d	1	0.40mi
715 Dotty Dr McKinney, TX	3.0	2.0	1318	$2,200	$1.67	25d	1	0.40mi
421 Bertney Dr McKinney, TX	3.0	2.0	1500	$2,200	$1.47	45d	1	0.41mi
704 Dotty Dr McKinney, TX	4.0	2.5	2055	$2,435	$1.18	8d	1	0.44mi
415 Bertney Dr McKinney, TX	4.0	2.5	2364	$2,650	$1.12	6d	1	0.44mi
702 Dotty Dr McKinney, TX	4.0	3.0	2348	$2,395	$1.02	4d	1	0.45mi
601 Huntley Dr McKinney, TX	4.0	3.0	2077	$2,800	$1.35	45d	1	0.47mi
307 Bertney Dr McKinney, TX	4.0	3.0	1968	$2,200	$1.12	45d	1	0.52mi
1209 Bridgewalk Dr McKinney, TX	3.0	2.0	1551	$2,299	$1.48	6d	1	0.56mi
1209 Bridgewalk Dr McKinney, TX	3.0	2.0	1551	$2,350	$1.52	25d	1	0.56mi
1211 Bridgewalk Dr McKinney, TX	4.0	2.0	1605	$2,500	$1.56	25d	1	0.57mi
505 Cottagewood Dr McKinney, TX	4.0	2.5	2360	$2,350	$1.00	25d	1	0.57mi
4816 Hunter Hurst Dr Princeton, TX	4.0	2.5	2357	$2,700	$1.15	25d	1	0.57mi
114 Mountain Meadow Ln McKinney, TX	3.0	2.0	1475	$2,300	$1.56	45d	1	0.58mi
108 Mountain Meadow Ln McKinney, TX	3.0	2.0	1566	$2,200	$1.40	45d	1	0.60mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 19 events

1. 2026-06-21
   days on market $276,499 Active 54 DOM
2. 2026-06-18
   days on market $276,499 Active 51 DOM
3. 2026-06-17
   days on market $276,499 Active 50 DOM
4. 2026-06-16
   days on market $276,499 Active 49 DOM
5. 2026-06-15
   days on market $276,499 Active 48 DOM
6. 2026-06-13
   days on market $276,499 Active 46 DOM
7. 2026-06-09
   days on market $276,499 Active 42 DOM
8. 2026-06-08
   days on market $276,499 Active 41 DOM
9. 2026-06-07
   days on market $276,499 Active 40 DOM
10. 2026-06-04
    days on market $276,499 Active 37 DOM
11. 2026-06-03
    days on market $276,499 Active 36 DOM
12. 2026-06-02
    days on market $276,499 Active 35 DOM
13. 2026-06-01
    days on market $276,499 Active 34 DOM
14. 2026-05-31
    days on market $276,499 Active 33 DOM
15. 2026-05-12
    price $276,499 154-char remark
16. 2026-05-01
    price $276,499 381-char remark

    Show marketing remark (381 chars)

    This new two-story home boasts a spacious and modern design. On the first floor, a flexible open-concept floorplan combines the kitchen, living and dining areas, and the luxurious owner's suite is tucked into a private rear corner with a spa-inspired bathroom and walk-in closet. On the second floor, three secondary bedrooms surround a versatile loft for convenient shared living.

17. 2026-04-28
    price $268,499 381-char remark

    Show marketing remark (381 chars)

    This new two-story home boasts a spacious and modern design. On the first floor, a flexible open-concept floorplan combines the kitchen, living and dining areas, and the luxurious owner's suite is tucked into a private rear corner with a spa-inspired bathroom and walk-in closet. On the second floor, three secondary bedrooms surround a versatile loft for convenient shared living.

18. 2026-04-28
    listed $268,999 Active 154-char remark

    Show marketing remark (381 chars)

    This new two-story home boasts a spacious and modern design. On the first floor, a flexible open-concept floorplan combines the kitchen, living and dining areas, and the luxurious owner's suite is tucked into a private rear corner with a spa-inspired bathroom and walk-in closet. On the second floor, three secondary bedrooms surround a versatile loft for convenient shared living.

19. 2026-04-26
    listed $276,499 Active 381-char remark

    Show marketing remark (381 chars)

    This new two-story home boasts a spacious and modern design. On the first floor, a flexible open-concept floorplan combines the kitchen, living and dining areas, and the luxurious owner's suite is tucked into a private rear corner with a spa-inspired bathroom and walk-in closet. On the second floor, three secondary bedrooms surround a versatile loft for convenient shared living.

ⓘ 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: $30,465
• − Mortgage interest: −$15,488
• − Property taxes: −$4,147
• − Insurance: −$1,382
• − Repairs & maintenance: −$2,437
• − Management: −$2,437
• − HOA: −$720
• − Depreciation: −$8,044
• Taxable loss: −$4,192
• Est. tax savings @ 24.0%: +$1,006
• After-tax cash flow: $1,423/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 · 1 photo

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from minor updates to the exterior and interior to maximize its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Kitchen and bathroom updates — Modernizing these spaces can increase the home's appeal and value.
• Both HVAC system maintenance — A well-maintained HVAC system ensures comfort and can reduce energy costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can increase the home's appeal and value. ↑
• Both HVAC system maintenance — A well-maintained HVAC system ensures comfort and can reduce energy costs. ↑

ⓘ 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): 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

+0.0% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $276,499 NTREIS
• 2026-05-01 Price Changed $276,499 Zillow
• 2026-04-28 Price Changed $268,499 Zillow
• 2026-04-28 Listed $268,999 NTREIS
• 2026-04-26 Listed $276,499 Zillow