343 Lakeway Cove St · Princeton, TX 75407

$82,995

3 bd · 2.0 ba · 1,591 sqft · SingleFamily public records · 137 Days on market

Built 2026 $52/sqft · 74% below area $865/mo HOA · 40% of rent ↓ 2% since listing

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Why this score? — see what drove the B- 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 +28.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Clayton MiYO Sensation offers a thoughtfully designed living space with 3 bedrooms and 2 bathrooms, encompassing 1,330 square feet. Its open-concept layout seamlessly connects the living, dining, and kitchen areas, creating an inviting atmosphere for family gatherings and entertaining. The split-bedroom design ensures privacy, with the primary suite featuring a spacious ensuite bathroom and a generous walk-in closet.

Key facts

• Built 2026
• Listed 136 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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.
• 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.
• Market conditions: Rents soft (-1.0%/yr); 1404 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $574 of loan paydown is wiped out by about $2k 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 137 days — a 12% lower offer ($73k) 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.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 8→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,035 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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: 2.62% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.57%
• DSCR: 1.65
• GRM: 3.2

CMA / ARV

• ARV (median comp): $258,240
• List price: $82,995
• Delta: -67.86%
• 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
405 Pineywood Trl	0.32mi	3/2.0	1,447 (-9%)	1mo	$324,270	$224	69
3937 Oakcrest Ln	0.32mi	3/2.0	1,447 (-9%)	3mo	$258,990	$179	68
509 Pineywood Trl	0.36mi	3/2.0	1,450 (-9%)	1mo	$272,490	$188	67
3922 Applewood Trl	0.41mi	3/2.0	1,447 (-9%)	3mo	$266,490	$184	63
317 Wild Rose Way	0.26mi	4/2.0 (+1)	1,791 (+13%)	2mo	$283,490	$158	60
336 Wild Rose Way	0.30mi	4/2.0 (+1)	1,791 (+13%)	1mo	$287,490	$161	59
513 Pineywood Trl	0.37mi	4/2.0 (+1)	1,791 (+13%)	1mo	$292,490	$163	56
512 Yellow Rose Rd	0.38mi	4/2.0 (+1)	1,791 (+13%)	3mo	$287,490	$161	54
3930 Applewood Trl	0.42mi	4/2.0 (+1)	1,791 (+13%)	3mo	$283,490	$158	52
4006 Yellowstone Way	0.68mi	4/2.0 (+1)	1,791 (+13%)	1mo	$299,990	$167	42
4106 Yellowstone Way	0.68mi	4/2.0 (+1)	1,791 (+13%)	1mo	$288,490	$161	41
3818 Meadow Bluff Trl	0.71mi	4/2.0 (+1)	1,791 (+13%)	2mo	$292,490	$163	39

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,300
• Equity at exit: $12,375

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-371
• Equity at exit: $7,176

Cash invested: $23,239 (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: 3.2×

Monthly cashflow live

• Estimated rent: $2,178 high
• Mortgage (P&I): −$435
• Tax est. 1.5%: −$104 /mo · $1,245/yr
• Insurance: −$35
• HOA: −$865
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $282

Break-even live

Break-even rent $1,821

Max offer price $82,995

Occupancy floor 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: $20,749
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
341 Wild Rose Way Princeton, TX	4.0	3.0	2090	$2,150	$1.03	44d	1	0.25mi
501 Yellow Rose Rd Princeton, TX	3.0	2.0	1294	$2,000	$1.55	44d	1	0.33mi
3918 Applewood Trl Princeton, TX	3.0	2.0	1294	$1,875	$1.45	22d	1	0.39mi
4013 Pinebluff Ln Princeton, TX	4.0	2.0	2184	$2,075	$0.95	24d	1	0.44mi
4115 Mountain Dr Princeton, TX	4.0	2.0	1796	$2,200	$1.22	19d	1	0.52mi
841 Wild Rose Way Princeton, TX	4.0	3.0	2090	$2,800	$1.34	3d	1	0.75mi
845 Wild Rose Way Unit NA Princeton, TX	4.0	2.0	1797	$2,000	$1.11	13d	1	0.76mi
849 Wild Rose Way Princeton, TX	4.0	2.0	1836	$2,500	$1.36	5d	1	0.77mi
6589 FM 546 Princeton, TX	3.0	2.0	1568	$1,350	$0.86	24d	1	0.82mi
4812 Sagerun Dr Princeton, TX	4.0	2.0	1838	$2,099	$1.14	3d	1	1.01mi
501 Merriam Dr Princeton, TX	4.0	2.0	1838	$2,500	$1.36	19d	1	1.02mi
705 Alden Dr Princeton, TX	3.0	2.0	1596	$2,100	$1.32	44d	1	1.07mi
605 Merriam Dr Princeton, TX	3.0	2.0	1596	$2,250	$1.41	44d	1	1.07mi
524 Hackney Dr Princeton, TX	3.0	2.0	1600	$1,900	$1.19	24d	1	1.07mi
252 Ardsley Ln Princeton, TX	4.0	2.0	1838	$2,000	$1.09	17d	1	1.08mi
252 Ardsley Ln Princeton, TX	4.0	2.0	1838	$2,000	$1.09	3d	1	1.08mi
725 Alden Dr Princeton, TX	3.0	2.0	1596	$2,099	$1.32	12d	1	1.09mi
4912 Ascot Way Princeton, TX	3.0	2.0	1801	$2,050	$1.14	44d	1	1.10mi
5001 Greywing Dr Princeton, TX	4.0	2.0	1994	$2,195	$1.10	44d	1	1.11mi
5105 Greywing Dr Princeton, TX	3.0	2.0	1438	$1,895	$1.32	18d	1	1.19mi
5119 Winterberry Dr Princeton, TX	4.0	2.0	1838	$2,135	$1.16	44d	1	1.21mi
108 Wyndemere Ln Princeton, TX	3.0	2.0	1438	$2,100	$1.46	44d	1	1.34mi
126 Autumn Sage Ln Princeton, TX	3.0	2.0	2120	$2,110	$1.00	7d	1	1.38mi
126 Autumn Sage Ln Princeton, TX	3.0	2.0	2120	$2,336	$1.10	22d	1	1.38mi
5217 Rockrose Ln Princeton, TX	4.0	2.0	1627	$1,700	$1.04	7d	1	1.39mi
5217 Rockrose Ln Princeton, TX	4.0	2.0	1627	$2,186	$1.34	22d	1	1.39mi
5213 Longshadow Dr Princeton, TX	3.0	2.0	1260	$2,035	$1.62	5d	1	1.42mi
510 Olmstead Dr Princeton, TX	3.0	2.0	1260	$2,395	$1.90	5d	1	1.45mi
412 Crossvine Way Princeton, TX	4.0	2.0	1996	$2,795	$1.40	44d	1	1.48mi
122 Lemongrass Dr Princeton, TX	4.0	2.0	1674	$1,955	$1.17	5d	1	1.49mi

HOA detail

• Monthly dues: $865 · $10,380/yr

Listing history 12 events

1. 2026-06-09
   days on market $82,995 Active 137 DOM
2. 2026-06-08
   days on market $82,995 Active 136 DOM
3. 2026-06-07
   days on market $82,995 Active 135 DOM
4. 2026-06-04
   days on market $82,995 Active 132 DOM
5. 2026-06-03
   days on market $82,995 Active 131 DOM
6. 2026-06-02
   days on market $82,995 Active 130 DOM
7. 2026-06-01
   days on market $82,995 Active 129 DOM
8. 2026-05-31
   days on market $82,995 Active 128 DOM
9. 2026-01-24
   listed $82,995 Active 424-char remark

   Show marketing remark (581 chars)

   Looking for an affordable, energy-efficient 4-bedroom manufactured home that doesn't compromise on style or space? Meet the Clayton MiYO Colossal, a thoughtfully designed 1,400 sq. ft. home built for comfort, convenience, and modern living. With its open-concept floor plan, the Colossal offers 4 spacious bedrooms, 2 full bathrooms, and a large living area perfect for families of all sizes. The beautifully appointed kitchen includes Duracraft cabinetry, an 18 cu. ft. refrigerator, electric range, and stainless steel sink, creating a functional space for cooking and gathering.

10. 2026-01-24
    listed $84,995 Active 581-char remark

    Show marketing remark (581 chars)

    Looking for an affordable, energy-efficient 4-bedroom manufactured home that doesn't compromise on style or space? Meet the Clayton MiYO Colossal, a thoughtfully designed 1,400 sq. ft. home built for comfort, convenience, and modern living. With its open-concept floor plan, the Colossal offers 4 spacious bedrooms, 2 full bathrooms, and a large living area perfect for families of all sizes. The beautifully appointed kitchen includes Duracraft cabinetry, an 18 cu. ft. refrigerator, electric range, and stainless steel sink, creating a functional space for cooking and gathering.

11. 2021-07-28
    soldstatus
12. 2000-03-20
    soldstatus

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 8 d/yr ≥111°F today · 27 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: $26,137
• − Mortgage interest: −$4,649
• − Property taxes: −$1,245
• − Insurance: −$415
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − HOA: −$10,380
• − Depreciation: −$2,414
• Taxable income: $2,851
• Est. tax owed @ 24.0%: −$684
• After-tax cash flow: $2,701/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.

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

-2.4% since first listed

4 events — show timeline

• 2026-01-24 Listed $82,995 Zillow
• 2026-01-24 Listed $84,995 Zillow
• 2021-07-28 Sold (Public Records) — Public Records
• 2000-03-20 Sold (Public Records) — Public Records

Property tax history

-3.2%/yr

Latest (2025): $4,579 · -0.9% YoY. Source: county tax records.