125 Jethro Ln · Wylie, TX 75407

$179,900

3 bd · 2.0 ba · 1,034 sqft · Other public records · 37 Days on market

Built 2024 Excellent condition 3,311 sqft lot $174/sqft · 6% below area Est $191k · 6% under $89/mo HOA · 5% 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 +18.6/30.0
• ARV discount +10.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.1/10.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lennar - Tillage Farms Broadview - Windrow Floorplan - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner’s suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to the backyard space. There are two secondary bedrooms that are both ideal for household members and overnight guests. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Open floorplan
• Full pantry

Tags

• OPEN FLOORPLAN
• GRANITE COUNTERS
• BREAKFAST BAR
• FULL PANTRY
• OWNER'S SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Located in Collin County, subdivision Tillage Farms Ph 1
• HOA & community: Mandatory HOA (Tillage Farms Residential Community, Inc.); HOA provides internet, maintenance of grounds, and full use of community facilities; HOA fee is $533 semi-annually; Community pool and playground

Exterior

• Parking: Additional parking and parking lot
• Security: Smoke detectors; Carbon monoxide detectors; Fire alarm
• Utilities: MUD water; MUD sewer
• Home design: Single family residence; One-story; Residential property; Not attached
• Construction: Built in 2024; Asphalt roof; Municipal Utility District
• Exterior features: Concrete and curbs; Sidewalk; Accessible approach with ramp

Interior

• Kitchen: Breakfast bar; Built-in cabinets; Natural stone/granite countertops; Pantry; Water line to refrigerator; Electric oven and range; Microwave; Disposal; Dishwasher
• Bedrooms: Three bedrooms (all on one level); Primary bedroom with walk-in closet
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (ENERGY STAR qualified equipment); Central air conditioning (Electric, ENERGY STAR qualified equipment)
• Interior features: Open floorplan; Built-in features; Decorative lighting; Pantry; Cable TV available; High speed internet available; Other
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $180k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• 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 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 37 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 8→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 7.47%
• Cash-on-cash: 4.19%
• DSCR: 1.19
• GRM: 8.2

CMA / ARV

• ARV (median comp): $190,612
• List price: $179,900
• Delta: -5.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.54×
• Total profit: $-23,247
• Equity at exit: $26,824

10-year hold

• IRR: -9.9%
• Equity multiple: 0.48×
• Total profit: $-26,279
• Equity at exit: $15,554

Cash invested: $50,372 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,820 high
• Mortgage (P&I): −$943
• Tax from tax record: −$155 /mo · $1,859/yr
• Insurance: −$75
• HOA: −$89
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $176

Break-even live

Break-even rent $1,598

Max offer price $179,900

Occupancy floor 85%

Sensitivity live

Price	-10% $278	-5% $227	+0% $176	+5% $125	+10% $74
Rent	-10% $32	-5% $104	+0% $176	+5% $248	+10% $320
Rate	-1.0pp $266	-0.5pp $222	base $176	+0.5pp $129	+1.0pp $82

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Jethro Ln Princeton, TX	3.0	2.0	1033	$1,499	$1.45	25d	1	0.04mi
119 Sunflower St Princeton, TX	4.0	2.0	1300	$1,999	$1.54	14d	1	0.05mi
6739 Coulter Dr Princeton, TX	3.0	2.0	1155	$1,500	$1.30	45d	1	0.07mi
151 Sesame Ln Princeton, TX	4.0	2.0	1299	$1,634	$1.26	25d	1	0.07mi
6723 Coulter Dr Princeton, TX	3.0	2.0	1018	$1,500	$1.47	45d	1	0.09mi
150 Sunflower St Princeton, TX	3.0	2.0	1017	$1,899	$1.87	6d	1	0.10mi
206 Sunflower St Princeton, TX	3.0	2.0	1155	$1,475	$1.28	22d	1	0.12mi
252 Jethro Ln Princeton, TX	4.0	2.0	1300	$1,595	$1.23	45d	1	0.14mi
204 Tall Cedar Way Princeton, TX	2.0	2.5	1130	$1,490	$1.32	45d	1	0.14mi
6808 Sunbeam Cir Princeton, TX	3.0	2.0	1155	$1,534	$1.33	23d	1	0.14mi
152 Thresher Ln Princeton, TX	4.0	2.0	1300	$1,750	$1.35	14d	1	0.15mi
230 Sunflower St Princeton, TX	4.0	2.0	1300	$1,520	$1.17	0d	1	0.15mi
211 Herman Ln Princeton, TX	4.0	2.0	1295	$1,595	$1.23	45d	1	0.17mi
241 Thresher Ln Princeton, TX	4.0	2.0	1295	$1,850	$1.43	25d	1	0.17mi
6561 Alfalfa St Princeton, TX	3.0	2.0	1436	$1,599	$1.11	45d	1	0.23mi
6751 Highlands St Princeton, TX	3.0	2.0	1411	$1,639	$1.16	18d	1	0.24mi
6550 August Dr Princeton, TX	3.0	2.0	1407	$1,695	$1.20	5d	1	0.24mi
321 Tall Cedar Way Princeton, TX	3.0	3.0	1468	$1,725	$1.18	45d	1	0.25mi
7020 Vining DR Princeton, TX	3.0	2.5	1382	$1,850	$1.34	25d	1	0.35mi
6445 Middlebury Dr Princeton, TX	3.0	2.0	1266	$1,649	$1.30	8d	1	0.35mi
214 Wheatgrass Ln Princeton, TX	3.0	2.0	1407	$1,699	$1.21	45d	1	0.36mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	14d	1	0.41mi
134 Harvest St Princeton, TX	3.0	2.0	1440	$1,825	$1.27	20d	1	0.45mi
6111 Shearwater Rd , TX	3.0	2.0	1392	$1,900	$1.36	0d	1	0.47mi
538 Montclair Ave Princeton, TX	3.0	2.0	1260	$1,775	$1.41	11d	1	0.48mi
545 Holleman Dr Princeton, TX	3.0	2.0	1474	$1,750	$1.19	45d	1	0.48mi
6203 Holly Spring Rd , TX	2.0	2.5	1130	$1,595	$1.41	45d	1	0.48mi
6114 Holly Spring Rd , TX	2.0	2.5	1130	$1,675	$1.48	45d	1	0.48mi
6114 Holly Spring Rd , TX	2.0	2.5	1351	$1,550	$1.15	14d	1	0.48mi
6744 Teal Cir Princeton, TX	3.0	2.0	1474	$1,790	$1.21	22d	1	0.49mi
416 Finch CIR Princeton, TX	3.0	2.0	1266	$1,350	$1.07	45d	1	0.53mi
619 Fisher Ln Princeton, TX	3.0	2.0	1260	$1,600	$1.27	45d	1	0.53mi
613 Holleman Dr , TX	3.0	2.0	1260	$1,800	$1.43	0d	1	0.54mi
600 Sandhill Crane Ln Princeton, TX	3.0	2.0	1402	$2,100	$1.50	14d	1	0.67mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	45d	1	0.77mi
143 Plumcove Dr Princeton, TX	3.0	3.0	1376	$2,150	$1.56	45d	1	0.80mi
6222 Sandpiper Ln Unit NA Princeton, TX	3.0	2.5	1400	$1,750	$1.25	8d	1	0.82mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,650	$1.21	0d	1	0.86mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	4d	1	0.86mi
812 Sandhill Crane Ln Princeton, TX	3.0	2.5	1309	$1,850	$1.41	45d	1	0.87mi

HOA detail

• Monthly dues: $89 · $1,068/yr

Listing history 22 events

1. 2026-06-21
   days on market $179,900 Active 37 DOM
2. 2026-06-18
   days on market $179,900 Active 34 DOM
3. 2026-06-18
   price $179,900 Active 33 DOM
4. 2026-06-17
   days on market $190,000 Active 33 DOM
5. 2026-06-16
   days on market $190,000 Active 32 DOM
6. 2026-06-15
   days on market $190,000 Active 31 DOM
7. 2026-06-13
   days on market $190,000 Active 29 DOM
8. 2026-06-13
   days on market $190,000 Active 28 DOM
9. 2026-06-09
   days on market $190,000 Active 25 DOM
10. 2026-06-08
    days on market $190,000 Active 24 DOM
11. 2026-06-07
    days on market $190,000 Active 23 DOM
12. 2026-06-04
    days on market $190,000 Active 20 DOM
13. 2026-06-03
    days on market $190,000 Active 19 DOM
14. 2026-06-02
    days on market $190,000 Active 18 DOM
15. 2026-06-01
    days on market $190,000 Active 17 DOM
16. 2026-05-31
    days on market $190,000 Active 16 DOM
17. 2026-05-15
    listed $190,000 Active 998-char remark
18. 2025-01-22
    soldstatus Closed 577-char remark

    Show marketing remark (577 chars)

    Lennar - Tillage Farms Broadview - Windrow Floorplan - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner’s suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to the backyard space. There are two secondary bedrooms that are both ideal for household members and overnight guests. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

19. 2024-12-30
    status Pending 577-char remark

    Show marketing remark (577 chars)

    Lennar - Tillage Farms Broadview - Windrow Floorplan - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner’s suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to the backyard space. There are two secondary bedrooms that are both ideal for household members and overnight guests. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

20. 2024-12-20
    price $164,900 577-char remark

    Show marketing remark (577 chars)

    Lennar - Tillage Farms Broadview - Windrow Floorplan - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner’s suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to the backyard space. There are two secondary bedrooms that are both ideal for household members and overnight guests. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

21. 2024-12-03
    price $184,900 577-char remark

    Show marketing remark (577 chars)

    Lennar - Tillage Farms Broadview - Windrow Floorplan - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner’s suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to the backyard space. There are two secondary bedrooms that are both ideal for household members and overnight guests. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

22. 2024-10-22
    listed $181,900 Active 577-char remark

    Show marketing remark (577 chars)

    Lennar - Tillage Farms Broadview - Windrow Floorplan - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner’s suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to the backyard space. There are two secondary bedrooms that are both ideal for household members and overnight guests. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

ⓘ 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: $1,859 · $155/mo
• Projected year-2 tax: $3,292 · $274/mo
• Expected delta: +$1,433/yr (+$119/mo · 77.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 8 d/yr ≥110°F today · 26 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: $21,845
• − Mortgage interest: −$10,077
• − Property taxes: −$1,859
• − Insurance: −$900
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − HOA: −$1,068
• − Depreciation: −$5,233
• Taxable loss: −$787
• Est. tax savings @ 24.0%: +$189
• After-tax cash flow: $2,299/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 · 6 photos

Excellent 95/100 None rehab

This single-story home in Princeton's Tillage Farms community is in excellent condition with a modern open floorplan and energy-efficient features. It's move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers.
• Both Add a smart home system — A smart home system can increase convenience and add value to the property.
• Both Install smart locks — Smart locks can enhance security and convenience for both tenants and buyers.
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers. ↑
• Both Add a smart home system — A smart home system can increase convenience and add value to the property. ↑
• Both Install smart locks — Smart locks can enhance security and convenience for both tenants and buyers. ↑
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and add value to the property. ↑

ⓘ 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

+4.5% since first listed

6 events — show timeline

• 2026-05-15 Listed $190,000 NTREIS
• 2025-01-22 Sold (MLS) — NTREIS
• 2024-12-30 Pending — NTREIS
• 2024-12-20 Price Changed $164,900 NTREIS
• 2024-12-03 Price Changed $184,900 NTREIS
• 2024-10-22 Listed $181,900 NTREIS

Property tax history

+76.1%/yr

Latest (2025): $1,859 · +210.5% YoY. Source: county tax records.