2604 Sunset Bay Ln · Wylie, TX 75173

$539,000

5 bd · 4.0 ba · 3,044 sqft · SingleFamily public records · 231 Days on market

Built 2018 1.00 ac lot $177/sqft · 9% below area Est $594k · 9% under $64/mo HOA · 2% 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 +11.7/15.0
• Appreciation +10.0/10.0
• Cash flow +5.2/30.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Nestled on a spacious one-acre lot in a private gated community near beautiful Lake Lavon, this stunning single-story home offers the perfect blend of comfort, functionality, and elegance. Featuring 4 bedrooms, 3 full baths, and an open-concept floor plan, this property is designed for both everyday living and entertaining. At the heart of the home is a large kitchen complete with a gas cooktop, stainless steel appliances, an expansive eat-at island, and a walk-in pantry—ideal for the home chef. The kitchen flows seamlessly into the family room, where a cozy gas log fireplace creates a welcoming gathering space. A dedicated office provides the perfect setting for remote work or study, while the formal dining room and spacious breakfast area offer versatile options for meals and entertaining. The primary suite is a true retreat, featuring ample space for a sitting area, a luxurious ensuite bath with a jetted tub, separate shower, and a generous walk-in closet. One of the additional bedrooms also enjoys its own ensuite bath, perfect for guests or multigenerational living. Step outside to enjoy the expansive patio with custom remote-controlled screens, plus an extended deck ideal for outdoor dining or gatherings. With its serene setting, thoughtful layout, and proximity to Lake Lavon, this home offers a rare combination of privacy, space, and convenience—perfect for those seeking a relaxed lifestyle in a beautiful community.

Key facts

• Gas cooktop
• Large kitchen
• 1 acre lot

Tags

• SPACIOUS ONE ACRE LOT
• PRIVATE GATED COMMUNITY
• LARGE KITCHEN
• GAS COOKTOP
• STAINLESS STEEL APPLIANCES
• EXPANSIVE EAT-AT ISLAND

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $539k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (39.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (41.6% below list).
• Recommended offer: $315k (41.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#419 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Community ISD (rural): math 30% / reading 38% proficiency, ranked #479 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 421 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• In year one you build about $58k of equity ($4k loan paydown + $54k appreciation (10.0% local appreciation)).
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$93k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($474k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $315,000 (41.6% 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 231 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.58% ✗
• Cap rate: 3.60%
• Cash-on-cash: -9.63%
• DSCR: 0.57
• GRM: 14.3

CMA / ARV

• ARV (median comp): $594,311
• List price: $539,000
• Delta: -9.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2525 Sunset Bay Ln	0.05mi	4/3.0 (-1)	3,028 (-0%)	12mo	$580,000	$192	78
2608 Morning Mist Ln	0.15mi	5/3.0	3,260 (+7%)	3mo	$675,000	$207	75
4001 Gentle Creek Ln	0.23mi	4/3.0 (-1)	3,235 (+6%)	3mo	$575,000	$178	67
2528 Morning Mist Ln	0.15mi	4/3.0 (-1)	3,298 (+8%)	13mo	$729,900	$221	60
1050 Harmony Cir	0.65mi	4/3.0 (-1)	2,946 (-3%)	6mo	$489,900	$166	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.43×
• Total profit: $216,449
• Equity at exit: $485,574

10-year hold

• IRR: 16.5%
• Equity multiple: 5.63×
• Total profit: $698,130
• Equity at exit: $1,047,158

Cash invested: $150,920 (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 75173

• Home prices YoY: 3.1%
• Active inventory: 421
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $3,150 medium
• Mortgage (P&I): −$2,827
• Tax from tax record: −$584 /mo · $7,013/yr
• Insurance: −$225
• HOA: −$64
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $-1,211

Break-even live

Break-even rent $4,683

Max offer price $325,052

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: $134,750
• Closing costs: $16,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6430 Rock Ridge Dr Nevada, TX	4.0	4.0	2500	$3,150	$1.26	1d	1	1.12mi

HOA detail

• Monthly dues: $64 · $768/yr
• Likely covers: gassecurity

Listing history 22 events

1. 2026-06-18
   days on market $539,000 Active 231 DOM
2. 2026-06-17
   days on market $539,000 Active 230 DOM
3. 2026-06-16
   days on market $539,000 Active 229 DOM
4. 2026-06-15
   days on market $539,000 Active 228 DOM
5. 2026-06-13
   days on market $539,000 Active 226 DOM
6. 2026-06-13
   days on market $539,000 Active 225 DOM
7. 2026-06-09
   days on market $539,000 Active 222 DOM
8. 2026-06-08
   days on market $539,000 Active 221 DOM
9. 2026-06-07
   days on market $539,000 Active 220 DOM
10. 2026-06-04
    days on market $539,000 Active 217 DOM
11. 2026-06-03
    days on market $539,000 Active 216 DOM
12. 2026-06-02
    days on market $539,000 Active 215 DOM
13. 2026-06-01
    days on market $539,000 Active 214 DOM
14. 2026-05-31
    days on market $539,000 Active 213 DOM
15. 2026-04-24
    price $539,000 1457-char remark

    Show marketing remark (1457 chars)

    Nestled on a spacious one-acre lot in a private gated community near beautiful Lake Lavon, this stunning single-story home offers the perfect blend of comfort, functionality, and elegance. Featuring 4 bedrooms, 3 full baths, and an open-concept floor plan, this property is designed for both everyday living and entertaining. At the heart of the home is a large kitchen complete with a gas cooktop, stainless steel appliances, an expansive eat-at island, and a walk-in pantry—ideal for the home chef. The kitchen flows seamlessly into the family room, where a cozy gas log fireplace creates a welcoming gathering space. A dedicated office provides the perfect setting for remote work or study, while the formal dining room and spacious breakfast area offer versatile options for meals and entertaining. The primary suite is a true retreat, featuring ample space for a sitting area, a luxurious ensuite bath with a jetted tub, separate shower, and a generous walk-in closet. One of the additional bedrooms also enjoys its own ensuite bath, perfect for guests or multigenerational living. Step outside to enjoy the expansive patio with custom remote-controlled screens, plus an extended deck ideal for outdoor dining or gatherings. With its serene setting, thoughtful layout, and proximity to Lake Lavon, this home offers a rare combination of privacy, space, and convenience—perfect for those seeking a relaxed lifestyle in a beautiful community.

16. 2026-03-14
    price $549,000 1457-char remark

    Show marketing remark (1457 chars)

    Nestled on a spacious one-acre lot in a private gated community near beautiful Lake Lavon, this stunning single-story home offers the perfect blend of comfort, functionality, and elegance. Featuring 4 bedrooms, 3 full baths, and an open-concept floor plan, this property is designed for both everyday living and entertaining. At the heart of the home is a large kitchen complete with a gas cooktop, stainless steel appliances, an expansive eat-at island, and a walk-in pantry—ideal for the home chef. The kitchen flows seamlessly into the family room, where a cozy gas log fireplace creates a welcoming gathering space. A dedicated office provides the perfect setting for remote work or study, while the formal dining room and spacious breakfast area offer versatile options for meals and entertaining. The primary suite is a true retreat, featuring ample space for a sitting area, a luxurious ensuite bath with a jetted tub, separate shower, and a generous walk-in closet. One of the additional bedrooms also enjoys its own ensuite bath, perfect for guests or multigenerational living. Step outside to enjoy the expansive patio with custom remote-controlled screens, plus an extended deck ideal for outdoor dining or gatherings. With its serene setting, thoughtful layout, and proximity to Lake Lavon, this home offers a rare combination of privacy, space, and convenience—perfect for those seeking a relaxed lifestyle in a beautiful community.

17. 2026-02-04
    price $559,000 1457-char remark

    Show marketing remark (1457 chars)

    Nestled on a spacious one-acre lot in a private gated community near beautiful Lake Lavon, this stunning single-story home offers the perfect blend of comfort, functionality, and elegance. Featuring 4 bedrooms, 3 full baths, and an open-concept floor plan, this property is designed for both everyday living and entertaining. At the heart of the home is a large kitchen complete with a gas cooktop, stainless steel appliances, an expansive eat-at island, and a walk-in pantry—ideal for the home chef. The kitchen flows seamlessly into the family room, where a cozy gas log fireplace creates a welcoming gathering space. A dedicated office provides the perfect setting for remote work or study, while the formal dining room and spacious breakfast area offer versatile options for meals and entertaining. The primary suite is a true retreat, featuring ample space for a sitting area, a luxurious ensuite bath with a jetted tub, separate shower, and a generous walk-in closet. One of the additional bedrooms also enjoys its own ensuite bath, perfect for guests or multigenerational living. Step outside to enjoy the expansive patio with custom remote-controlled screens, plus an extended deck ideal for outdoor dining or gatherings. With its serene setting, thoughtful layout, and proximity to Lake Lavon, this home offers a rare combination of privacy, space, and convenience—perfect for those seeking a relaxed lifestyle in a beautiful community.

18. 2025-11-18
    price $569,000 1457-char remark

    Show marketing remark (1457 chars)

    Nestled on a spacious one-acre lot in a private gated community near beautiful Lake Lavon, this stunning single-story home offers the perfect blend of comfort, functionality, and elegance. Featuring 4 bedrooms, 3 full baths, and an open-concept floor plan, this property is designed for both everyday living and entertaining. At the heart of the home is a large kitchen complete with a gas cooktop, stainless steel appliances, an expansive eat-at island, and a walk-in pantry—ideal for the home chef. The kitchen flows seamlessly into the family room, where a cozy gas log fireplace creates a welcoming gathering space. A dedicated office provides the perfect setting for remote work or study, while the formal dining room and spacious breakfast area offer versatile options for meals and entertaining. The primary suite is a true retreat, featuring ample space for a sitting area, a luxurious ensuite bath with a jetted tub, separate shower, and a generous walk-in closet. One of the additional bedrooms also enjoys its own ensuite bath, perfect for guests or multigenerational living. Step outside to enjoy the expansive patio with custom remote-controlled screens, plus an extended deck ideal for outdoor dining or gatherings. With its serene setting, thoughtful layout, and proximity to Lake Lavon, this home offers a rare combination of privacy, space, and convenience—perfect for those seeking a relaxed lifestyle in a beautiful community.

19. 2025-10-30
    listed $589,900 Active 1457-char remark

    Show marketing remark (1457 chars)

    Nestled on a spacious one-acre lot in a private gated community near beautiful Lake Lavon, this stunning single-story home offers the perfect blend of comfort, functionality, and elegance. Featuring 4 bedrooms, 3 full baths, and an open-concept floor plan, this property is designed for both everyday living and entertaining. At the heart of the home is a large kitchen complete with a gas cooktop, stainless steel appliances, an expansive eat-at island, and a walk-in pantry—ideal for the home chef. The kitchen flows seamlessly into the family room, where a cozy gas log fireplace creates a welcoming gathering space. A dedicated office provides the perfect setting for remote work or study, while the formal dining room and spacious breakfast area offer versatile options for meals and entertaining. The primary suite is a true retreat, featuring ample space for a sitting area, a luxurious ensuite bath with a jetted tub, separate shower, and a generous walk-in closet. One of the additional bedrooms also enjoys its own ensuite bath, perfect for guests or multigenerational living. Step outside to enjoy the expansive patio with custom remote-controlled screens, plus an extended deck ideal for outdoor dining or gatherings. With its serene setting, thoughtful layout, and proximity to Lake Lavon, this home offers a rare combination of privacy, space, and convenience—perfect for those seeking a relaxed lifestyle in a beautiful community.

20. 2019-05-21
    soldstatus
21. 2018-05-01
    soldstatus
22. 2012-02-07
    soldstatus $3,088,635

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $7,013 · $584/mo
• Projected year-2 tax: $9,864 · $822/mo
• Expected delta: +$2,850/yr (+$238/mo · 40.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,800
• − Mortgage interest: −$30,192
• − Property taxes: −$7,013
• − Insurance: −$2,695
• − Repairs & maintenance: −$3,024
• − Management: −$3,024
• − HOA: −$768
• − Depreciation: −$15,680
• Taxable loss: −$24,597
• Est. tax savings @ 24.0%: +$5,903
• After-tax cash flow: $-8,630/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: Community ISD
• NCES district ID: 4814850
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $71,841
• Composite: 31.58/100
• National rank: #5951
• State rank: #479 of 826 in TX

Livability — Wylie

• Score: 69/100
• State rank: #419
• US rank: #8623

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment A+ Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 69,325
• Population (ZIP): 9,284

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 28% Two or more races 15% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 24% Arabic 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: ▲ 10.09%
• Current HPI: 331.12
• Rent YoY: —
• Metro: —
• 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

-82.5% since first listed

8 events — show timeline

• 2026-04-24 Price Changed $539,000 NTREIS
• 2026-03-14 Price Changed $549,000 NTREIS
• 2026-02-04 Price Changed $559,000 NTREIS
• 2025-11-18 Price Changed $569,000 NTREIS
• 2025-10-30 Listed $589,900 NTREIS
• 2019-05-21 Sold (Public Records) — Public Records
• 2018-05-01 Sold (Public Records) — Public Records
• 2012-02-07 Sold (Public Records) $3,088,635 Public Records

Property tax history

+19.1%/yr

Latest (2025): $7,013 · -4.4% YoY. Source: county tax records.