803 Armadillo St · Princeton, TX 75407

$139,995

3 bd · 2.0 ba · 1,904 sqft · Manufactured · 92 Days on market

Manufactured home Built 2026 Good condition $74/sqft · 60% below area

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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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Appreciation +2.5/10.0
• Rent growth +2.2/5.0
• Manufactured-home adj. -5.4

Listing remarks

This exceptional 1,904-square-foot home offers a refined blend of modern comfort and understated luxury, setting it apart from the rest. The open-concept design is ideal for both elegant entertaining and everyday living, featuring a spacious kitchen with abundant cabinetry, expansive counter space, and a statement island perfect for gathering. The private master suite delivers a spa-inspired retreat with a soaking tub, separate walk-in shower, and generous closet space. Two additional bedrooms and a full bath provide flexibility for guests, family, or a home office, while added features like a walk-in pantry and utility room enhance both convenience and function.

Key facts

• 3 parking spots
• Built 2026
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Smith El (math 53% / reading 48%, grade D+, #833 of 4,322 statewide, top 20%, 683 students, 54% 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 59% 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 43d 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 $968 of loan paydown is wiped out by about $4k 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 92 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,395 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.58%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (median comp): $346,271
• List price: $139,995
• Delta: -59.57%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1725 Continental Dr	0.18mi	4/2.0 (+1)	1,991 (+5%)	0mo	$329,900	$166	79
801 Princeton Heights Blvd	0.34mi	4/2.5 (+1)	1,836 (-4%)	0mo	$350,900	$191	71
1810 Hummingbird St	1.39mi	3/2.0	1,948 (+2%)	1mo	$325,000	$167	60
800 Gull Rd	1.22mi	4/3.0 (+1)	1,959 (+3%)	0mo	$299,900	$153	51
802 Egret St	1.26mi	4/3.0 (+1)	1,959 (+3%)	1mo	$299,000	$153	50
1005 1st St	0.57mi	4/2.0 (+1)	1,668 (-12%)	1mo	$300,000	$180	46
315 Crosscreek Dr	1.32mi	3/2.0	1,678 (-12%)	1mo	$275,000	$164	44
1101 E College St	0.62mi	3/2.5	1,452 (-24%)	1mo	$133,600	$92	43
312 Allenwood Dr	1.25mi	3/2.0	1,529 (-20%)	1mo	$265,000	$173	39
182 Balboa Ln	1.35mi	3/2.5	1,622 (-15%)	0mo	$257,980	$159	38
1008 Platinum Dr	1.37mi	4/2.5 (+1)	2,143 (+13%)	0mo	$290,000	$135	37
1014 Platinum Dr	1.40mi	4/2.5 (+1)	2,143 (+13%)	1mo	$300,000	$140	36

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-3,560
• Equity at exit: $20,874

10-year hold

• IRR: 3.6%
• Equity multiple: 1.22×
• Total profit: $8,733
• Equity at exit: $12,104

Cash invested: $39,199 (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 →

Active competition Active MLS

• For sale now: 4 active
• Median asking: $108,245 ($72/sqft)
• Median days on market: 72 d
• This list price: 75% of active listings are priced below it
• ARV vs active asking: +154.2% 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: 6.8×

Monthly cashflow live

• Estimated rent: $1,703 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $378

Break-even live

Break-even rent $1,225

Max offer price $139,995

Occupancy floor 73%

Sensitivity live

Price	-10% $475	-5% $427	+0% $378	+5% $330	+10% $282
Rent	-10% $244	-5% $311	+0% $378	+5% $446	+10% $513
Rate	-1.0pp $449	-0.5pp $414	base $378	+0.5pp $342	+1.0pp $305

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: $34,999
• Closing costs: $4,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 Fox DR Princeton, TX	2.0–3.0	2.0	1400	$2,970	$2.12	0d	8	0.02mi
424 Madison Way Princeton, TX	4.0	3.0	2258	$2,350	$1.04	93d	1	0.20mi
419 Covington Cv Princeton, TX	3.0	2.5	1605	$1,899	$1.18	25d	1	0.22mi
514 Virginia Way Princeton, TX	4.0	2.0	1980	$2,200	$1.11	53d	1	0.25mi
503 Virginia Way Princeton, TX	4.0	2.0	2264	$2,300	$1.02	43d	1	0.25mi
512 Virginia Way Princeton, TX	3.0	2.5	2133	$2,150	$1.01	73d	1	0.25mi
625 Delaware Ave Princeton, TX	3.0	2.5	1920	$2,000	$1.04	52d	1	0.26mi
508 Virginia Way Princeton, TX	4.0	2.0	1900	$2,200	$1.16	62d	1	0.27mi
1609 Washington St Princeton, TX	4.0	2.5	2182	$2,150	$0.99	42d	1	0.27mi
617 Delaware Ave Princeton, TX	3.0	2.0	1407	$1,749	$1.24	12d	1	0.28mi
617 Delaware Ave Princeton, TX	3.0	2.0	1407	$1,749	$1.24	54d	1	0.28mi
1323 Windermere Way Princeton, TX	3.0	2.5	1627	$2,150	$1.32	4d	1	0.28mi
622 Delaware Ave Princeton, TX	3.0	2.5	1633	$1,850	$1.13	71d	1	0.28mi
1414 Windermere Way Princeton, TX	3.0	2.5	1635	$1,945	$1.19	48d	1	0.29mi
613 Delaware Ave Princeton, TX	3.0	2.5	1920	$1,950	$1.02	73d	1	0.29mi
1411 Windermere Way Princeton, TX	4.0	2.5	2323	$2,099	$0.90	42d	1	0.29mi
623 Colgate Cir Princeton, TX	4.0	3.0	2252	$2,125	$0.94	19d	1	0.30mi
1805 Washington St Princeton, TX	3.0	2.0	1437	$1,775	$1.24	93d	1	0.31mi
1104 Witherspoon Ln Princeton, TX	4.0	3.0	1845	$2,200	$1.19	93d	1	0.31mi
619 Colgate Cir Princeton, TX	4.0	2.5	2182	$2,295	$1.05	93d	1	0.31mi
721 Declaration Dr Princeton, TX	4.0	3.0	2264	$2,500	$1.10	38d	1	0.31mi
1710 Washington St Princeton, TX	3.0	2.0	1437	$1,770	$1.23	42d	1	0.32mi
617 Colgate Cir Princeton, TX	3.0	2.0	1464	$1,750	$1.20	20d	1	0.32mi
706 Princeton Hts Princeton, TX	3.0	2.5	2232	$2,225	$1.00	4d	1	0.32mi
710 Princeton Hts Princeton, TX	4.0	2.5	1836	$2,230	$1.21	23d	1	0.32mi
1421 Butler Ave Princeton, TX	3.0	2.5	2225	$1,999	$0.90	73d	1	0.32mi
603 Delaware Ave Princeton, TX	3.0	2.5	1633	$1,849	$1.13	41d	1	0.32mi
1802 Washington St Princeton, TX	3.0	2.5	1920	$1,900	$0.99	37d	1	0.33mi
804 Princeton Hts Princeton, TX	3.0	2.5	2232	$2,225	$1.00	54d	1	0.33mi
806 Princeton Hts Princeton, TX	3.0	2.0	1242	$2,045	$1.65	27d	1	0.33mi
604 Princeton Hts Princeton, TX	3.0–5.0	2.0–2.5	1882	$2,045	$1.09	0d	1	0.33mi
611 Colgate Cir Princeton, TX	3.0	2.5	1920	$2,500	$1.30	42d	1	0.33mi
718 Declaration Dr Princeton, TX	4.0	2.0	1991	$2,195	$1.10	93d	1	0.35mi
1812 Washington St Princeton, TX	4.0	3.0	2260	$2,290	$1.01	0d	1	0.35mi
902 Princeton Hts Princeton, TX	3.0	2.0	1242	$2,045	$1.65	27d	1	0.35mi
1702 Marquette Dr Princeton, TX	4.0	2.5	2182	$2,250	$1.03	39d	1	0.36mi
709 Princeton Hts Princeton, TX	3.0	2.5	2232	$2,225	$1.00	4d	1	0.36mi
1411 Butler Ave Princeton, TX	4.0	3.0	2323	$2,349	$1.01	21d	1	0.36mi
907 Princeton Hts Princeton, TX	3.0	2.5	1627	$1,995	$1.23	42d	1	0.39mi
1709 Chapel Hill Rd Princeton, TX	3.0	2.5	1633	$1,695	$1.04	93d	1	0.39mi

Property features AI

Finance

• Other: Address: 803 Armadillo St, Princeton TX 75407Status: ActivePlan name: CharlestonInventory type: Spec
• Financial info: List price $139,995

Exterior

• Parking: 3 parking spaces
• Utilities: Electric heatingCentral air conditioning
• Home design: Single-family home (Charleston plan)Spec home
• Construction: Living area approximately 1904Built using standard residential construction
• Exterior features: Shake roof

Interior

• Kitchen: Includes refrigerator and dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heatingCentral air conditioningCeiling fans
• Interior features: RefrigeratorDishwasher

Listing history 50 events

1. 2026-08-08
   days on market $139,995 Active 92 DOM
2. 2026-08-06
   days on market $139,995 Active 90 DOM
3. 2026-08-05
   days on market $139,995 Active 89 DOM
4. 2026-08-04
   days on market $139,995 Active 88 DOM
5. 2026-08-03
   days on market $139,995 Active 87 DOM
6. 2026-07-31
   days on market $139,995 Active 84 DOM
7. 2026-07-30
   days on market $139,995 Active 83 DOM
8. 2026-07-30
   days on market $139,995 Active 82 DOM
9. 2026-07-28
   days on market $139,995 Active 81 DOM
10. 2026-07-26
    days on market $139,995 Active 79 DOM
11. 2026-07-24
    days on market $139,995 Active 77 DOM
12. 2026-07-23
    days on market $139,995 Active 76 DOM
13. 2026-07-22
    days on market $139,995 Active 75 DOM
14. 2026-07-21
    days on market $139,995 Active 74 DOM
15. 2026-07-20
    days on market $139,995 Active 73 DOM
16. 2026-07-18
    days on market $139,995 Active 71 DOM
17. 2026-07-18
    days on market $139,995 Active 70 DOM
18. 2026-07-16
    days on market $139,995 Active 69 DOM
19. 2026-07-15
    days on market $139,995 Active 68 DOM
20. 2026-07-14
    days on market $139,995 Active 67 DOM
21. 2026-07-13
    days on market $139,995 Active 66 DOM
22. 2026-07-13
    days on market $139,995 Active 65 DOM
23. 2026-07-11
    days on market $139,995 Active 64 DOM
24. 2026-07-10
    days on market $139,995 Active 63 DOM
25. 2026-07-09
    days on market $139,995 Active 62 DOM
26. 2026-07-07
    days on market $139,995 Active 60 DOM
27. 2026-07-06
    days on market $139,995 Active 59 DOM
28. 2026-07-06
    days on market $139,995 Active 58 DOM
29. 2026-07-05
    days on market $139,995 Active 57 DOM
30. 2026-07-03
    days on market $139,995 Active 56 DOM
31. 2026-07-02
    days on market $139,995 Active 55 DOM
32. 2026-07-01
    days on market $139,995 Active 54 DOM
33. 2026-06-30
    days on market $139,995 Active 53 DOM
34. 2026-06-29
    days on market $139,995 Active 52 DOM
35. 2026-06-28
    days on market $139,995 Active 51 DOM
36. 2026-06-27
    days on market $139,995 Active 50 DOM
37. 2026-06-26
    days on market $139,995 Active 49 DOM
38. 2026-06-24
    days on market $139,995 Active 47 DOM
39. 2026-06-22
    days on market $139,995 Active 45 DOM
40. 2026-06-21
    days on market $139,995 Active 44 DOM
41. 2026-06-18
    days on market $139,995 Active 41 DOM
42. 2026-06-17
    days on market $139,995 Active 40 DOM
43. 2026-06-16
    days on market $139,995 Active 39 DOM
44. 2026-06-15
    days on market $139,995 Active 38 DOM
45. 2026-06-13
    days on market $139,995 Active 36 DOM
46. 2026-06-13
    days on market $139,995 Active 35 DOM
47. 2026-06-09
    days on market $139,995 Active 32 DOM
48. 2026-06-08
    days on market $139,995 Active 31 DOM
49. 2026-06-07
    days on market $139,995 Active 30 DOM
50. 2026-06-04
    days on market $139,995 Active 27 DOM

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 21 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: $20,442
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$4,073
• Taxable income: $2,456
• Est. tax owed @ 24.0%: −$590
• After-tax cash flow: $3,950/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 · 20 photos

Good 80/100 Cosmetic rehab Est. rehab $9,520–$28,560 screening

This well-maintained, modern home with good condition and minimal repairs needed is ready for a new owner. It offers a spacious kitchen, two bathrooms, and a private master suite with a spa-inspired retreat. The home is located in a desirable neighborhood with a well-maintained lawn and landscaping.

Value-add opportunities

• Both painting interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replacing window treatments — new blinds or curtains improve light control and aesthetics ↑
• Resale upgrading kitchen appliances — newer appliances can increase home's value ↑
• Resale upgrading bathroom fixtures — modern fixtures can increase home's value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Smith El D+ TX #833/4,322 Nat'l #12,398/41,679 Middle Southard Middle B- TX #240/1,662 Nat'l #2,418/14,009 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

• 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

Property features AI

Finance

• Other: Address: 803 Armadillo St, Princeton TX 75407Status: ActivePlan name: CharlestonInventory type: Spec
• Financial info: List price $139,995

Exterior

• Parking: 3 parking spaces
• Utilities: Electric heatingCentral air conditioning
• Home design: Single-family home (Charleston plan)Spec home
• Construction: Living area approximately 1904Built using standard residential construction
• Exterior features: Shake roof

Interior

• Kitchen: Includes refrigerator and dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heatingCentral air conditioningCeiling fans
• Interior features: RefrigeratorDishwasher