Livingston Plan · Princeton, TX 75407

$249,990

3 bd · 2.0 ba · 1,424 sqft · SingleFamily · 191 Days on market

Excellent condition ↓ 4% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.9/30.0
• Condition / age +5.0/5.0
• Schools +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Livingston-a thoughtfully designed 3-bedroom, 2-bath home that offers both style and functionality. The owner's suite features a walk-in closet and private bath with a shower. An open kitchen connects to the café and gathering room, perfect for hosting or relaxing. A 2-car garage, foyer, and ample storage complete the plan.

Key facts

• 2 garage spots
• Listed 190 days

🏗️ New construction. The $249,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $331,958.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-646 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (16.6% below list).
• Recommended offer: $209k (16.6% below list) — sets the bar for 1% rule.

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.
• 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: Harper El (math 50% / reading 41%, grade D-, #1,112 of 4,322 statewide, top 26%, 436 students, 56% 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) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents soft (-1.0%/yr); 1749 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $2k of loan paydown is wiped out by about $10k 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 191 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Recommended offer $208,582 (16.6% 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 191 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.63% ✗
• Cap rate: 3.96%
• Cash-on-cash: -8.34%
• DSCR: 0.63
• GRM: 13.3

CMA / ARV

• ARV (median comp): $331,958
• List price: $249,990
• Delta: -24.69%
• 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
1445 Kinsdale Dr	0.07mi	3/2.0	1,428 (+0%)	2mo	$244,990	$172	94
1230 Tramore Way	0.41mi	3/2.0	1,424 (0%)	1mo	$244,990	$172	80
2518 Midfield Way	0.37mi	3/2.0	1,512 (+6%)	3mo	$252,550	$167	70
719 Stampede Ln	0.51mi	3/2.0	1,454 (+2%)	3mo	$295,000	$203	70
1105 Maverick Way	0.19mi	3/2.0	1,622 (+14%)	0mo	$270,000	$166	68
2519 Midfield Way	0.35mi	3/2.5	1,570 (+10%)	1mo	$271,490	$173	64
1238 Tramore Way	0.40mi	3/2.0	1,276 (-10%)	1mo	$236,990	$186	63
1226 Tramore Way	0.41mi	3/2.0	1,276 (-10%)	0mo	$237,990	$187	63
2531 Midfield Way	0.37mi	4/2.0 (+1)	1,600 (+12%)	3mo	$257,190	$161	55
2721 Parkside Trl	0.73mi	3/2.0	1,335 (-6%)	2mo	$254,490	$191	54
1106 Cowboy Ln	0.44mi	4/2.0 (+1)	1,592 (+12%)	1mo	$285,000	$179	54
702 Stampede Ln	0.57mi	4/2.0 (+1)	1,592 (+12%)	4mo	$298,900	$188	46

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: -34.3%
• Equity multiple: -0.09×
• Total profit: $-101,035
• Equity at exit: $49,496

10-year hold

• IRR: -66.4%
• Equity multiple: -0.77×
• Total profit: $-164,479
• Equity at exit: $28,702

Cash invested: $92,948 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 57 active · 64 under contract
• Months of supply: 4.4 mo (23%/mo absorbed)
• Median asking: $279,000 ($184/sqft)
• Median days on market: 113 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +26.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75407

• Home prices YoY: -30.3%
• Rents YoY: -1.0%
• Active inventory: 1749
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,086 high
• Mortgage (P&I): −$1,741
• Tax est. 1.5%: −$415 /mo · $4,979/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-646

Break-even live

Break-even rent $2,904

Max offer price $238,439

Occupancy floor —

Sensitivity live

Price	-10% $-417	-5% $-532	+0% $-646	+5% $-761	+10% $-876
Rent	-10% $-811	-5% $-729	+0% $-646	+5% $-564	+10% $-482
Rate	-1.0pp $-479	-0.5pp $-562	base $-646	+0.5pp $-732	+1.0pp $-820

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: $82,990
• Closing costs: $9,959
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1008 Honey Maple St Princeton, TX	4.0	2.0	1825	$1,995	$1.09	73d	1	0.15mi
1006 Honey Maple St Princeton, TX	4.0	2.0	1842	$1,950	$1.06	93d	1	0.16mi
2440 Limerick Dr Princeton, TX	4.0	2.0	1783	$1,998	$1.12	73d	1	0.33mi
1307 Colonial Bluff Ln Princeton, TX	4.0	2.0	1842	$2,300	$1.25	19d	1	0.34mi
1412 Chestnut Cove Dr Princeton, TX	3.0	2.0	1633	$2,000	$1.22	70d	1	0.49mi
616 Rawhide Way Princeton, TX	3.0	2.0	1633	$1,850	$1.13	32d	1	0.58mi
611 Saddle Club Way Princeton, TX	4.0	2.0	1828	$2,100	$1.15	93d	1	0.60mi
919 Gentle Rain Dr Princeton, TX	3.0	2.0	1653	$2,100	$1.27	7d	1	0.62mi
604 Saddle Club Way Princeton, TX	4.0	2.0	1592	$2,050	$1.29	93d	1	0.63mi
603 Smokey Trl Princeton, TX	3.0	2.0	1622	$2,050	$1.26	42d	1	0.65mi
627 Willow View Way Princeton, TX	4.0	2.0	1664	$2,000	$1.20	93d	1	0.68mi
614 Auburn Forest Dr Princeton, TX	3.0	2.0	1622	$1,950	$1.20	4d	1	0.70mi
513 Spur Rdg Princeton, TX	3.0	2.0	1622	$2,200	$1.36	66d	1	0.72mi
1208 Sequoia Ln Princeton, TX	4.0	2.0	1828	$2,000	$1.09	93d	1	0.72mi
905 Silverbell St Princeton, TX	3.0	2.0	1445	$1,850	$1.28	68d	1	0.76mi
905 Silverbell St Princeton, TX	3.0	2.0	1445	$1,850	$1.28	23d	1	0.76mi
625 Summit Pass Ln Princeton, TX	3.0	2.0	1454	$1,875	$1.29	16d	1	0.77mi
1216 Smoketree Ln Princeton, TX	4.0	2.0	1835	$2,200	$1.20	0d	1	0.77mi
1202 Smoketree Ln Princeton, TX	4.0	2.0	1837	$1,895	$1.03	4d	1	0.78mi
420 Gunsmoke Trl Princeton, TX	4.0	2.0	1865	$1,975	$1.06	56d	1	0.80mi
408 Stampede Ln Princeton, TX	4.0	2.0	1794	$1,925	$1.07	93d	1	0.83mi
922 Evergreen St Princeton, TX	4.0	2.0	1838	$1,925	$1.05	42d	1	0.83mi
810 Silverbell St Princeton, TX	3.0	2.0	1602	$1,749	$1.09	56d	1	0.85mi
815 Evergreen St Princeton, TX	4.0	2.0	1835	$1,999	$1.09	93d	1	0.86mi
508 Poplar St Princeton, TX	4.0	2.0	1835	$1,995	$1.09	66d	1	0.86mi
1010 Branding Iron Ln Princeton, TX	3.0	2.0	1622	$1,900	$1.17	38d	1	0.87mi
423 Pepperbark Ave Princeton, TX	3.0	2.0	1594	$1,900	$1.19	43d	1	0.88mi
1209 Mesquite Ln Princeton, TX	4.0	2.0	1828	$1,995	$1.09	62d	1	0.89mi
1007 Branding Iron Ln Princeton, TX	4.0	2.0	1664	$2,095	$1.26	4d	1	0.90mi
1007 Branding Iron Ln Princeton, TX	4.0	2.0	1664	$2,095	$1.26	3d	1	0.90mi
1307 Crookpost Dr Princeton, TX	3.0	2.0	1559	$1,895	$1.22	8d	1	0.94mi
1105 Daffodil St Princeton, TX	3.0	2.0	1606	$2,090	$1.30	68d	1	0.95mi
1242 Tupelo Trl Princeton, TX	3.0	2.0	1600	$1,800	$1.12	73d	1	0.96mi
1501 Hidden Bluff Xing Princeton, TX	4.0	2.0	1794	$2,000	$1.11	23d	1	0.96mi
1222 Tallow Trl Princeton, TX	4.0	2.0	1667	$1,945	$1.17	93d	1	0.96mi
1230 Cherry Bark Dr Princeton, TX	3.0	2.0	1436	$1,899	$1.32	38d	1	1.00mi
1230 Cherry Bark Dr Princeton, TX	3.0	2.0	1440	$1,749	$1.21	4d	1	1.00mi
1313 Hopes Lake Dr Princeton, TX	3.0	2.0	1559	$1,895	$1.22	8d	1	1.00mi
780 Evergreen St Princeton, TX	4.0	2.0	1838	$2,069	$1.13	93d	1	1.01mi
1200 Mahogany Ln Princeton, TX	3.0	2.0	1606	$2,050	$1.28	3d	1	1.02mi

Listing history 50 events

1. 2026-08-08
   days on market $249,990 Active 191 DOM
2. 2026-08-06
   days on market $249,990 Active 189 DOM
3. 2026-08-05
   days on market $249,990 Active 188 DOM
4. 2026-08-04
   days on market $249,990 Active 187 DOM
5. 2026-08-03
   days on market $249,990 Active 186 DOM
6. 2026-07-31
   days on market $249,990 Active 183 DOM
7. 2026-07-30
   days on market $249,990 Active 182 DOM
8. 2026-07-30
   days on market $249,990 Active 181 DOM
9. 2026-07-28
   days on market $249,990 Active 180 DOM
10. 2026-07-26
    days on market $249,990 Active 178 DOM
11. 2026-07-24
    days on market $249,990 Active 176 DOM
12. 2026-07-23
    days on market $249,990 Active 175 DOM
13. 2026-07-22
    days on market $249,990 Active 174 DOM
14. 2026-07-21
    days on market $249,990 Active 173 DOM
15. 2026-07-20
    days on market $249,990 Active 172 DOM
16. 2026-07-18
    days on market $249,990 Active 170 DOM
17. 2026-07-18
    days on market $249,990 Active 169 DOM
18. 2026-07-16
    days on market $249,990 Active 168 DOM
19. 2026-07-15
    days on market $249,990 Active 167 DOM
20. 2026-07-14
    days on market $249,990 Active 166 DOM
21. 2026-07-13
    days on market $249,990 Active 165 DOM
22. 2026-07-13
    days on market $249,990 Active 164 DOM
23. 2026-07-11
    days on market $249,990 Active 163 DOM
24. 2026-07-10
    days on market $249,990 Active 162 DOM
25. 2026-07-09
    days on market $249,990 Active 161 DOM
26. 2026-07-07
    days on market $249,990 Active 159 DOM
27. 2026-07-06
    days on market $249,990 Active 158 DOM
28. 2026-07-06
    days on market $249,990 Active 157 DOM
29. 2026-07-05
    days on market $249,990 Active 156 DOM
30. 2026-07-03
    days on market $249,990 Active 155 DOM
31. 2026-07-02
    days on market $249,990 Active 154 DOM
32. 2026-07-01
    days on market $249,990 Active 153 DOM
33. 2026-06-30
    days on market $249,990 Active 152 DOM
34. 2026-06-29
    days on market $249,990 Active 151 DOM
35. 2026-06-28
    days on market $249,990 Active 150 DOM
36. 2026-06-27
    days on market $249,990 Active 149 DOM
37. 2026-06-26
    days on market $249,990 Active 148 DOM
38. 2026-06-24
    days on market $249,990 Active 146 DOM
39. 2026-06-22
    days on market $249,990 Active 144 DOM
40. 2026-06-21
    days on market $249,990 Active 143 DOM
41. 2026-06-18
    days on market $249,990 Active 140 DOM
42. 2026-06-17
    days on market $249,990 Active 139 DOM
43. 2026-06-16
    days on market $249,990 Active 138 DOM
44. 2026-06-15
    days on market $249,990 Active 137 DOM
45. 2026-06-13
    days on market $249,990 Active 135 DOM
46. 2026-06-13
    days on market $249,990 Active 134 DOM
47. 2026-06-09
    days on market $249,990 Active 131 DOM
48. 2026-06-08
    days on market $249,990 Active 130 DOM
49. 2026-06-07
    days on market $249,990 Active 129 DOM
50. 2026-06-04
    days on market $249,990 Active 126 DOM

ⓘ 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: $25,030
• − Mortgage interest: −$18,595
• − Property taxes: −$4,979
• − Insurance: −$1,660
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − Depreciation: −$9,657
• Taxable loss: −$13,866
• Est. tax savings @ 24.0%: +$3,328
• After-tax cash flow: $-4,428/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 · 9 photos

Excellent 100/100 None rehab

This Livingston plan home is in excellent condition with no visible repairs or maintenance needed. It offers a modern and functional layout with high-end finishes and ample natural light. Potential buyers and renters will appreciate the home's curb appeal and interior design.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms. ↑
• Both Upgrading the kitchen appliances — Newer appliances can increase the home's appeal and value. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to potential buyers/renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property. ↑

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Harper El D- TX #1,112/4,322 Nat'l #15,746/41,679 High Princeton H S C- TX #437/1,632 Nat'l #4,893/17,239

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

C Composite livability gradescore 62/100

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

• Census place: Princeton, TX
• County: Collin County · 1,210,074 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: 11% of renters

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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%

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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%

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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

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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

-3.8% since first listed

2 events — show timeline

• 2026-02-19 Price Changed $249,990 Zillow
• 2026-01-30 Listed $259,990 Zillow