322 Highland Creek Dr · Wylie, TX 75098

$299,900

4 bd · 3.5 ba · 3,622 sqft · SingleFamily public records · 15 Days on market

Built 2006 5,663 sqft lot $43/mo HOA · 1% of rent ↓ 14% since listing

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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 +18.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +5.9/10.0
• Schools +5.7/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

* SUMMER SALE * Priced well below market value! Highest & Best offers due by Monday June 1st at 5 PM. Home is in great condition, just aggressively priced. Welcome to this beautifully refreshed two-story brick home nestled in the highly sought-after Woodbridge community and zoned to acclaimed Wylie ISD. Boasting 4 bedrooms, 3.5 baths, and over 3,600 square feet of thoughtfully designed living space, this home offers the perfect blend of comfort, functionality, and style. Recent improvements include fresh interior paint along with updated luxury vinyl plank flooring and plush carpet, creating a light, modern feel throughout. Designed with both everyday living and entertaining in mi

Key facts

• Expansive game room
• Open concept kitchen
• Dedicated media room

Tags

• REFRESHED TWO STORY BRICK HOME
• EXPANSIVE GAME ROOM
• DEDICATED MEDIA ROOM
• OPEN CONCEPT KITCHEN
• GRANITE COUNTERTOPS
• 42 INCH CABINETRY

Property features AI

Finance

• Other: Community features include clubhouse, community pool, community sprinkler system, jogging/bike path, park, playground, sidewalks
• HOA & community: Mandatory HOA (managed by FirstService Residential); HOA fee includes management fees; HOA fee collected annually

Exterior

• Parking: Detached driveway; Attached garage with garage door opener and garage facing front; Covered parking for 2 vehicles (garage spaces: 2)
• Security: Carbon monoxide detectors; Smoke detectors
• Utilities: City water; City sewer; Natural gas available; Individual gas meter; Individual water meter; Cable available
• Home design: Single family residence; Two stories; Not attached to another property; Built in 2006
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Wood fencing; Covered, enclosed rear porch with screened area; Grassed yard; Few trees; Interior, landscaped lot; Irrigation equipment

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Plumbed for gas in kitchen; Granite countertops; Kitchen island; Built-in cabinets
• Bedrooms: Primary bedroom on level 1 with ensuite bath; Three additional bedrooms on level 2
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Electric cooling; Ceiling fans
• Interior features: Cable TV available; Decorative lighting; Granite counters; High-speed internet available; Kitchen island; Pantry; Walk-in closets
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.0% in Wylie — 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 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.
• Wylie ISD (suburban): math 64% / reading 63% proficiency, ranked #28 of 826 in TX (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Cheri Cox El (math 69% / reading 62%, grade B+, #234 of 4,322 statewide, top 6%, 633 students, 34% FRL).
• Market conditions: Rents soft (-1.4%/yr); 700 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).
• This rent runs 35% of the median local income ($122k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 15 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $189k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,401 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 1.18% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.26%
• DSCR: 1.19
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $641,094
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Parke Hollow Dr	0.17mi	4/3.5	3,915 (+8%)	0mo	$639,900	$163	78
2114 Fairway Woods Dr	0.12mi	4/3.5	3,265 (-10%)	0mo	$499,000	$153	77
6521 Hillview Ln	0.54mi	4/3.5	3,425 (-5%)	1mo	$619,990	$181	65
221 Red Bud Pass	0.53mi	4/2.5	3,360 (-7%)	0mo	$594,000	$177	59
102 Turks Cap Trl	0.37mi	4/4.0	3,104 (-14%)	1mo	$689,900	$222	56
322 Hogue Ln	0.31mi	5/3.5 (+1)	3,181 (-12%)	6mo	$549,900	$173	56
6502 Lakecrest Dr	0.75mi	4/3.5	3,496 (-4%)	6mo	$600,000	$172	55
330 Torch Lily Ln	0.60mi	5/4.0 (+1)	3,923 (+8%)	1mo	$750,000	$191	50
6506 Lakecrest Dr	0.74mi	4/4.0	3,896 (+8%)	6mo	$600,000	$154	46
212 Colonial Dr	0.56mi	4/2.0	3,225 (-11%)	7mo	$400,000	$124	44
203 Banderilla Ln	0.72mi	4/3.5	3,209 (-11%)	8mo	$737,741	$230	41
103 Cascade Ln	0.61mi	5/4.5 (+1)	3,256 (-10%)	6mo	$619,900	$190	40

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: -13.6%
• Equity multiple: 0.53×
• Total profit: $-39,698
• Equity at exit: $44,716

10-year hold

• IRR: -11.6%
• Equity multiple: 0.42×
• Total profit: $-49,019
• Equity at exit: $25,930

Cash invested: $83,972 (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 75098

• Home prices YoY: -24.5%
• Rents YoY: -1.4%
• Active inventory: 700
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,548 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$764 /mo · $9,171/yr
• Insurance: −$125
• HOA: −$43
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $298

Break-even live

Break-even rent $3,171

Max offer price $299,900

Occupancy floor 87%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 Wild Peach Pt Wylie, TX	5.0	4.0	4273	$5,000	$1.17	43d	1	0.85mi
6107 Lakecrest Dr Sachse, TX	4.0	2.5	2593	$3,200	$1.23	7d	1	1.00mi
6422 Meadowcrest Ln Sachse, TX	4.0	2.5	2632	$2,699	$1.03	43d	1	1.08mi

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 18 events

1. 2026-06-15
   statusdays on market $299,900 Pending 15 DOM
2. 2026-06-09
   days on market $299,900 Active Option Contract 12 DOM
3. 2026-06-08
   days on market $299,900 Active Option Contract 11 DOM
4. 2026-06-07
   days on market $299,900 Active Option Contract 10 DOM
5. 2026-06-04
   statusdays on market $299,900 Active Option Contract 7 DOM
6. 2026-06-03
   days on market $299,900 Active 6 DOM
7. 2026-06-02
   days on market $299,900 Active 5 DOM
8. 2026-06-01
   days on market $299,900 Active 4 DOM
9. 2026-05-31
   days on market $299,900 Active 3 DOM
10. 2026-04-09
    price $449,900
11. 2026-02-26
    price $484,900
12. 2026-01-27
    listed $488,888 Active
13. 2025-06-05
    historical $3,200
14. 2025-05-23
    price $3,200
15. 2025-04-15
    historical
16. 2025-04-08
    listed $3,350
17. 2025-03-05
    price $499,900
18. 2025-01-10
    listed $525,000 Active

ⓘ 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: $9,171 · $764/mo
• Projected year-2 tax: $9,171 · $764/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,575
• − Mortgage interest: −$16,799
• − Property taxes: −$9,171
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,406
• − Management: −$3,406
• − HOA: −$516
• − Depreciation: −$8,724
• Taxable loss: −$947
• Est. tax savings @ 24.0%: +$227
• After-tax cash flow: $3,803/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: Wylie ISD
• NCES district ID: 4846530
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $84,145
• Composite: 57.25/100
• National rank: #1091
• State rank: #28 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

• Census place: Wylie, TX
• County: Collin County · 1,159,394 people
• City population: 69,325
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 69,325
• Household income: $122,089
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 996.0

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 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 19% Two or more races 15% Black 13% Asian 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 14% Other Indo-European 4% Vietnamese 2%

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: ▼ -84.91%
• Current HPI: 261.9973
• Rent YoY: ▼ -1.39%
• 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

-14.3% since first listed

9 events — show timeline

• 2026-04-09 Price Changed $449,900 NTREIS
• 2026-02-26 Price Changed $484,900 NTREIS
• 2026-01-27 Listed $488,888 NTREIS
• 2025-06-05 Rental Removed $3,200 NTREIS
• 2025-05-23 Price Changed $3,200 NTREIS
• 2025-04-15 Listing Removed — NTREIS
• 2025-04-08 Listed for Rent $3,350 NTREIS
• 2025-03-05 Price Changed $499,900 NTREIS
• 2025-01-10 Listed $525,000 NTREIS

Property tax history

+1.9%/yr

Latest (2025): $9,171 · -10.2% YoY. Source: county tax records.