2721 Parkside Trl · Lowry Crossing, TX 75407

$254,490

3 bd · 2.0 ba · 1,335 sqft · SingleFamily · 25 Days on market

Built 2025 Good condition 4,600 sqft lot $191/sqft · 6% below area Est $270k · 6% under $54/mo HOA · 3% of rent

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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 +10.1/15.0
• Cash flow +9.9/30.0
• Schools +4.2/10.0
• Condition / age +4.2/5.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 21269314 - Built by Trophy Signature Homes - Ready Now! ~ The birch tree represents new beginnings and what better place to start anew than with a floor plan bearing the same name? Invite new neighbors over for a housewarming party featuring stuffed mushrooms. The secret ingredient is the gourmet kitchen you used to make them in. There’s plenty of room to entertain in the airy great room, but with the patio door open, guests can enjoy fresh air. When conversation turns to work, take them to see the bedroom you converted into a home office. The spacious closet is perfect for storing supplies. After the party, snuggle with your spouse in the lovely primary suite. You made some grea

Key facts

• Primary suite
• Gourmet kitchen
• Airy great room

Tags

• GOURMET KITCHEN
• AIRY GREAT ROOM
• HOME OFFICE
• SPACIOUS CLOSET
• PRIMARY SUITE

Property features AI

Finance

• Other: Special taxing entities apply
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: Mandatory HOA; HOA fees include grounds maintenance and management; HOA fee $650 annually; HOA managed by Neighborhood Management, Inc.

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces
• Security: Prewired for security; Smoke detector(s); Carbon monoxide detector(s)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; New construction (incomplete) — 2025; Smart home features present; Located in the Lowry Trails planned development
• Construction: Brick, rock/stone and siding exterior; Composition roof; Slab foundation
• Exterior features: Private yard; Gutters; Exterior lighting; Wood fencing in back yard; Playground (community)

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: Primary bedroom (level 1); Two additional bedrooms (level 1)
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Open floorplan; Pantry; Walk-in closet(s); Cable TV available; High-speed internet available; Tankless water heater; 1 living area; 1 dining area; 6 total rooms; One-level
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $254k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (17.7% below list).
• Recommended offer: $209k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.3% in Lowry Crossing — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#718 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: Harper El (math 50% / reading 41%, grade D-, #1,112 of 4,322 statewide, top 26%, 436 students, 56% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents soft (-1.0%/yr); 1404 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $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 25 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,367 (17.7% 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. 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.82% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.67%
• DSCR: 0.88
• GRM: 10.1

CMA / ARV

• ARV (median comp): $269,990
• List price: $254,490
• Delta: -5.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2803 Parkside Trl	0.03mi	3/2.0	1,335 (0%)	2mo	$256,990	$193	97
809 Landon Way	0.11mi	3/2.0	1,335 (0%)	1mo	$257,490	$193	94
2530 Midfield Way	0.35mi	3/2.0	1,330 (-0%)	2mo	$234,990	$177	81
2722 Parkside Trl	0.03mi	3/2.0	1,532 (+15%)	1mo	$269,990	$176	73
2523 Midfield Way	0.38mi	3/2.0	1,250 (-6%)	2mo	$229,490	$184	70
1304 Hopes Lake Dr	0.61mi	3/2.0	1,352 (+1%)	1mo	$269,490	$199	69
901 Landon Way	0.11mi	3/2.0	1,532 (+15%)	2mo	$264,990	$173	68
2514 Midfield Way	0.37mi	3/2.0	1,438 (+8%)	2mo	$239,990	$167	68
1223 Hopes Lake Dr	0.65mi	3/2.0	1,352 (+1%)	1mo	$269,490	$199	67
2515 Midfield Way	0.39mi	3/2.0	1,204 (-10%)	2mo	$238,190	$198	63
2518 Midfield Way	0.36mi	3/2.0	1,512 (+13%)	1mo	$252,550	$167	60
1445 Kinsdale Dr	0.66mi	3/2.0	1,428 (+7%)	1mo	$244,990	$172	57

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: -24.2%
• Equity multiple: 0.19×
• Total profit: $-57,418
• Equity at exit: $37,945

10-year hold

• IRR: -31.9%
• Equity multiple: -0.21×
• Total profit: $-86,464
• Equity at exit: $22,004

Cash invested: $71,257 (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: 1404
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,094 high
• Mortgage (P&I): −$1,335
• Tax est. 1.5%: −$318 /mo · $3,817/yr
• Insurance: −$106
• HOA: −$54
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-159

Break-even live

Break-even rent $2,295

Max offer price $231,524

Occupancy floor —

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: $63,622
• Closing costs: $7,635
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2440 Limerick Dr Princeton, TX	4.0	2.0	1783	$1,998	$1.12	24d	1	0.43mi
1008 Honey Maple St Princeton, TX	4.0	2.0	1825	$1,995	$1.09	24d	1	0.87mi
1006 Honey Maple St Princeton, TX	4.0	2.0	1842	$1,950	$1.06	44d	1	0.88mi
1412 Chestnut Cove Dr Princeton, TX	3.0	2.0	1633	$2,000	$1.22	21d	1	0.97mi
2230 Currents Rd Princeton, TX	3.0	2.0	1836	$2,099	$1.14	44d	1	1.05mi
627 Willow View Way Princeton, TX	4.0	2.0	1664	$2,000	$1.20	44d	1	1.14mi
603 Smokey Trl Princeton, TX	3.0	2.0	1622	$2,100	$1.29	19d	1	1.25mi
611 Saddle Club Way Princeton, TX	4.0	2.0	1828	$2,100	$1.15	44d	1	1.26mi
513 Spur Rdg Princeton, TX	3.0	2.0	1622	$2,200	$1.36	18d	1	1.29mi
604 Saddle Club Way Princeton, TX	4.0	2.0	1592	$2,050	$1.29	44d	1	1.31mi
1208 Sequoia Ln Princeton, TX	4.0	2.0	1828	$2,000	$1.09	44d	1	1.36mi
408 Stampede Ln Princeton, TX	4.0	2.0	1794	$1,925	$1.07	44d	1	1.39mi
508 Poplar St Princeton, TX	4.0	2.0	1835	$1,995	$1.09	17d	1	1.41mi
1242 Tupelo Trl Princeton, TX	3.0	2.0	1600	$1,800	$1.12	24d	1	1.42mi
1230 Cherry Bark Dr Princeton, TX	3.0	2.0	1436	$1,925	$1.34	7d	1	1.43mi
1205 Catclaw Rd Princeton, TX	3.0	2.0	1474	$1,900	$1.29	44d	1	1.46mi
1501 Hidden Bluff Xing Princeton, TX	4.0	2.0	1794	$2,200	$1.23	13d	1	1.47mi
905 Silverbell St Princeton, TX	3.0	2.0	1445	$1,850	$1.28	19d	1	1.47mi
1222 Tallow Trl Princeton, TX	4.0	2.0	1667	$1,945	$1.17	44d	1	1.48mi
1209 Mesquite Ln Princeton, TX	4.0	2.0	1828	$1,995	$1.09	13d	1	1.48mi
1201 Catclaw Rd Princeton, TX	4.0	2.0	1774	$1,900	$1.07	44d	1	1.48mi
420 Gunsmoke Trl Princeton, TX	4.0	2.0	1865	$1,975	$1.06	7d	1	1.50mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 9 events

1. 2026-06-08
   status $254,490 Pending 25 DOM
2. 2026-06-07
   days on market $254,490 Active 25 DOM
3. 2026-06-04
   days on market $254,490 Active 22 DOM
4. 2026-06-03
   days on market $254,490 Active 21 DOM
5. 2026-06-02
   days on market $254,490 Active 20 DOM
6. 2026-06-01
   days on market $254,490 Active 19 DOM
7. 2026-05-31
   days on market $254,490 Active 18 DOM
8. 2026-05-13
   listed $254,490 Active 719-char remark
9. 2026-05-12
   listed $254,490 Active 650-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥111°F today · 19 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: $25,124
• − Mortgage interest: −$14,255
• − Property taxes: −$3,817
• − Insurance: −$1,272
• − Repairs & maintenance: −$2,010
• − Management: −$2,010
• − HOA: −$648
• − Depreciation: −$7,403
• Taxable loss: −$6,292
• Est. tax savings @ 24.0%: +$1,510
• After-tax cash flow: $-394/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 · 22 photos

Good 85/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. Minor touch-ups and cleaning could further enhance its appeal for buyers and renters.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Clean gutters — Keeps home in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps home in good condition ↑

ⓘ 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 — Lowry Crossing

• Score: 65/100
• State rank: #718
• US rank: #13398

Category grades

Amenities F Commute F Cost of living A- 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
• 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

• 2026-06-07 Pending — NTREIS
• 2026-05-13 Listed $254,490 NTREIS