5244 Cinamon Ln · Princeton, TX 75407

$233,999

3 bd · 2.0 ba · 1,411 sqft · SingleFamily · 54 Days on market

Built 2026 Poor condition 4,400 sqft lot $166/sqft · 20% below area Est $293k · 20% under $60/mo HOA · 3% of rent ↓ 8% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Schools +4.2/10.0
• 1% rule +3.8/10.0
• DSCR +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LENNAR - Acorn South- Idlewood Floorplan Prices, dimensions and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

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

Property features AI

Finance

• Other: Located in Acorn South subdivision; Lot dimensions approximately 45 x 115; Lot landscaped and approximately 0.10 acre; Selling from model home address per directions
• Financial info: Acceptable financing: Cash, Conventional, FHA, USDA, VA; No second mortgage indicated
• HOA & community: Mandatory homeowners association; Annual association fee (listed); Association provides full use of facilities, grounds maintenance, and management services; HOA managed by Insight

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Garage faces front; Garage approximately 20' wide x 18' long
• Security: Smoke detector(s); Carbon monoxide detector(s); Fire alarm
• Utilities: MUD water service; MUD sewer service; Concrete streets and curbs; Sidewalks; Municipal Utility District; Enhanced air filtration and mechanical fresh air (energy-efficient features); Water heater included in energy-efficient features; Insulated windows and doors (energy-efficient features)
• Home design: Single family residence; Residential property; One story; New construction (incomplete; year built 2026); Property is not attached
• Construction: Fiber cement siding; Siding exterior; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Wood fencing; Landscaped yard; Sprinkler system

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Natural stone/granite countertops; Pantry / walk-in pantry; Water line to refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on main level with walk-in closet
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 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 closet(s); 7 total rooms; 1 living area; 1 dining area; One-level floor plan
• Laundry & utility: Washer/dryer hookups (standard laundry provisions implied)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $234k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-53 ($-633/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (12.1% below list).
• Recommended offer: $206k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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 22d 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 $2k of loan paydown is wiped out by about $7k 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 ($227k) 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 $205,611 (12.1% 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 54 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.97%
• DSCR: 0.96
• GRM: 9.5

CMA / ARV

• ARV (median comp): $292,780
• List price: $233,999
• Delta: -20.08%
• 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
122 Autumn Sage Ln	0.45mi	3/2.0	1,438 (+2%)	3mo	$230,000	$160	73
416 Ardsley Ln	0.58mi	3/2.0	1,438 (+2%)	0mo	$259,000	$180	69
5125 Greywing Dr	0.57mi	3/2.0	1,602 (+14%)	4mo	$320,000	$200	48
5037 Sagerun Dr	0.65mi	3/2.0	1,604 (+14%)	13mo	$293,648	$183	36
5106 Sagerun Dr	0.68mi	3/2.0	1,604 (+14%)	11mo	$303,666	$189	36
501 Mill Trace Way	0.66mi	4/2.0 (+1)	1,550 (+10%)	15mo	$308,729	$199	35
524 Hackney Dr	0.72mi	3/2.0	1,550 (+10%)	19mo	$301,090	$194	34
4949 Sagerun Dr	0.64mi	3/2.0	1,604 (+14%)	18mo	$285,799	$178	33
4925 Sagerun Dr	0.63mi	3/2.0	1,602 (+14%)	19mo	$311,999	$195	32
528 Mill Trace Way	0.73mi	3/2.0	1,604 (+14%)	16mo	$298,999	$186	30
5200 Idlewood Trl	0.71mi	3/2.0	1,596 (+13%)	18mo	$315,000	$197	30
528 Hackney Dr	0.73mi	3/2.0	1,602 (+14%)	19mo	$279,499	$174	27

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: -21.4%
• Equity multiple: 0.28×
• Total profit: $-47,238
• Equity at exit: $34,890

10-year hold

• IRR: -24.8%
• Equity multiple: -0.05×
• Total profit: $-68,474
• Equity at exit: $20,232

Cash invested: $65,520 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$1,227
• Tax est. 1.5%: −$292 /mo · $3,510/yr
• Insurance: −$97
• HOA: −$60
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-53

Break-even live

Break-even rent $2,123

Max offer price $226,361

Occupancy floor 98%

Sensitivity live

Price	-10% $109	-5% $28	+0% $-53	+5% $-134	+10% $-214
Rent	-10% $-215	-5% $-134	+0% $-53	+5% $28	+10% $110
Rate	-1.0pp $65	-0.5pp $7	base $-53	+0.5pp $-113	+1.0pp $-175

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: $58,500
• Closing costs: $7,020
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Wyndemere Ln Princeton, TX	3.0	2.0	1438	$2,100	$1.46	45d	1	0.38mi
5217 Rockrose Ln Princeton, TX	4.0	2.0	1627	$2,186	$1.34	23d	1	0.40mi
5217 Rockrose Ln Princeton, TX	4.0	2.0	1627	$1,700	$1.04	9d	1	0.40mi
252 Ardsley Ln Princeton, TX	4.0	2.0	1838	$2,000	$1.09	4d	1	0.46mi
252 Ardsley Ln Princeton, TX	4.0	2.0	1838	$2,000	$1.09	18d	1	0.46mi
5119 Winterberry Dr Princeton, TX	4.0	2.0	1838	$2,135	$1.16	45d	1	0.53mi
122 Lemongrass Dr Princeton, TX	4.0	2.0	1674	$1,955	$1.17	7d	1	0.53mi
5105 Greywing Dr Princeton, TX	3.0	2.0	1438	$1,895	$1.32	19d	1	0.57mi
128 Honeysuckle St Princeton, TX	4.0	2.0	1675	$2,200	$1.31	20d	1	0.60mi
136 Honeysuckle St Princeton, TX	3.0	2.0	1267	$1,700	$1.34	45d	1	0.60mi
5504 Rockrose Ln Princeton, TX	3.0	2.0	1479	$1,999	$1.35	6d	1	0.68mi
501 Merriam Dr Princeton, TX	4.0	2.0	1838	$2,500	$1.36	20d	1	0.68mi
524 Hackney Dr Princeton, TX	3.0	2.0	1600	$1,900	$1.19	26d	1	0.75mi
119 Cypress Ln Princeton, TX	3.0	2.0	1260	$1,750	$1.39	45d	1	0.76mi
4812 Sagerun Dr Princeton, TX	4.0	2.0	1838	$2,099	$1.14	4d	1	0.79mi
510 Olmstead Dr Princeton, TX	3.0	2.0	1260	$2,395	$1.90	7d	1	0.80mi
605 Merriam Dr Princeton, TX	3.0	2.0	1596	$2,250	$1.41	45d	1	0.80mi
5405 Lavender Dr Princeton, TX	3.0	2.0	1675	$1,900	$1.13	26d	1	0.82mi
5405 Lavender Dr Princeton, TX	3.0	2.0	1675	$1,900	$1.13	45d	1	0.82mi
5644 Rockrose Ln Princeton, TX	3.0	2.0	1262	$1,800	$1.43	45d	1	0.83mi
320 Dewberry St Princeton, TX	3.0	2.0	1481	$1,745	$1.18	14d	1	0.88mi
320 Dewberry St Princeton, TX	3.0	2.0	1481	$1,695	$1.14	0d	1	0.88mi
5708 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,925	$1.34	45d	1	0.88mi
5720 Rockrose Ln Princeton, TX	4.0	3.0	1500	$2,205	$1.47	7d	1	0.90mi
404 Dewberry St Princeton, TX	4.0	2.0	1674	$1,850	$1.11	45d	1	0.90mi
5724 Rockrose Ln Princeton, TX	3.0	2.0	1266	$2,050	$1.62	26d	1	0.91mi
705 Alden Dr Princeton, TX	3.0	2.0	1596	$2,100	$1.32	45d	1	0.91mi
5733 Rockrose Ln Princeton, TX	3.0	2.0	1266	$1,720	$1.36	45d	1	0.91mi
525 Dashwood Dr Princeton, TX	3.0	2.0	1243	$1,700	$1.37	0d	1	0.92mi
5213 Longshadow Dr Princeton, TX	3.0	2.0	1260	$1,985	$1.58	0d	1	0.93mi
330 Ashbrook Way Princeton, TX	3.0	2.0	1479	$1,699	$1.15	0d	1	0.93mi
4912 Ascot Way Princeton, TX	3.0	2.0	1801	$2,050	$1.14	45d	1	0.94mi
5817 Rockrose Ln Princeton, TX	3.0	2.0	1411	$1,624	$1.15	22d	1	0.95mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,849	$1.25	26d	1	0.96mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,749	$1.18	7d	1	0.96mi
725 Alden Dr Princeton, TX	3.0	2.0	1596	$2,099	$1.32	13d	1	0.96mi
5825 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,780	$1.24	45d	1	0.97mi
411 Ashbrook Way Princeton, TX	4.0	2.0	1675	$1,995	$1.19	45d	1	0.97mi
617 Dashwood Dr Princeton, TX	3.0	2.0	1440	$1,619	$1.12	4d	1	0.97mi
427 Ashbrook Way Princeton, TX	3.0	2.0	1482	$1,800	$1.21	5d	1	0.99mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 20 events

1. 2026-06-21
   days on market $233,999 Active 54 DOM
2. 2026-06-18
   days on market $233,999 Active 51 DOM
3. 2026-06-17
   days on market $233,999 Active 50 DOM
4. 2026-06-16
   days on market $233,999 Active 49 DOM
5. 2026-06-15
   days on market $233,999 Active 48 DOM
6. 2026-06-13
   days on market $233,999 Active 46 DOM
7. 2026-06-13
   days on market $233,999 Active 45 DOM
8. 2026-06-09
   days on market $233,999 Active 42 DOM
9. 2026-06-08
   days on market $233,999 Active 41 DOM
10. 2026-06-07
    days on market $233,999 Active 40 DOM
11. 2026-06-04
    days on market $233,999 Active 37 DOM
12. 2026-06-03
    days on market $233,999 Active 36 DOM
13. 2026-06-02
    days on market $233,999 Active 35 DOM
14. 2026-06-01
    days on market $233,999 Active 34 DOM
15. 2026-05-31
    days on market $233,999 Active 33 DOM
16. 2026-05-14
    price $208,999 156-char remark

    Show marketing remark (156 chars)

    LENNAR - Acorn South- Idlewood Floorplan Prices, dimensions and features may vary and are subject to change. Photos are for illustrative purposes only.

17. 2026-05-14
    status Pending 156-char remark

    Show marketing remark (156 chars)

    LENNAR - Acorn South- Idlewood Floorplan Prices, dimensions and features may vary and are subject to change. Photos are for illustrative purposes only.

18. 2026-05-12
    price $233,999 156-char remark

    Show marketing remark (156 chars)

    LENNAR - Acorn South- Idlewood Floorplan Prices, dimensions and features may vary and are subject to change. Photos are for illustrative purposes only.

19. 2026-04-28
    listed $233,999 Active 156-char remark
20. 2026-03-12
    listed $227,999 Active 156-char remark

    Show marketing remark (156 chars)

    LENNAR - Acorn South- Idlewood Floorplan Prices, dimensions 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.

Taxation est. · year 1

• Rental income: $24,673
• − Mortgage interest: −$13,108
• − Property taxes: −$3,510
• − Insurance: −$1,170
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − HOA: −$720
• − Depreciation: −$6,807
• Taxable loss: −$4,589
• Est. tax savings @ 24.0%: +$1,101
• After-tax cash flow: $468/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

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates to bring it up to current standards, significantly increasing its resale and rental value.

Repairs flagged

• Major Kitchen countertops — Significant wear and potential damage.
• Major Bathroom fixtures — Outdated and possibly in need of replacement.
• Major Roof — Visible damage and potential structural issues.
• Major Exterior siding — Peeling and in need of repainting or replacement.
• Major Flooring — Worn and may need replacement or refinishing.
• Major Interior walls — Signs of wear and potential water damage.
• Major HVAC system — Outdated and may need replacement or repair.

Value-add opportunities

• Resale Kitchen renovation — A new kitchen will attract buyers and increase the home's value.
• Resale Bathroom updates — Modern bathrooms will appeal to potential buyers and increase the home's value.
• Resale Roof replacement — A new roof will eliminate potential structural issues and increase the home's value.
• Resale Exterior siding replacement — A new exterior will improve curb appeal and increase the home's value.
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its value.
• Resale Interior wall repairs and painting — Fresh paint and repairs will improve the home's appearance and increase its value.
• Resale HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, increasing the home's value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Significant wear and potential damage.	Major	$15,000–50,000
Bathroom fixtures · Outdated and possibly in need of replacement.	Major	$15,000–50,000
Roof · Visible damage and potential structural issues.	Major	$15,000–50,000
Exterior siding · Peeling and in need of repainting or replacement.	Major	$15,000–50,000
Flooring · Worn and may need replacement or refinishing.	Major	$15,000–50,000
Interior walls · Signs of wear and potential water damage.	Major	$15,000–50,000
HVAC system · Outdated and may need replacement or repair.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Kitchen renovation — A new kitchen will attract buyers and increase the home's value. ↑
• Resale Bathroom updates — Modern bathrooms will appeal to potential buyers and increase the home's value. ↑
• Resale Roof replacement — A new roof will eliminate potential structural issues and increase the home's value. ↑
• Resale Exterior siding replacement — A new exterior will improve curb appeal and increase the home's value. ↑
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its value. ↑
• Resale Interior wall repairs and painting — Fresh paint and repairs will improve the home's appearance and increase its value. ↑
• Resale HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, increasing the home's value. ↑

ⓘ 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 — 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

-8.3% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $208,999 NTREIS
• 2026-05-14 Pending — NTREIS
• 2026-05-12 Price Changed $233,999 NTREIS
• 2026-04-28 Listed $233,999 NTREIS
• 2026-03-12 Listed $227,999 NTREIS