511 Towerglen Dr · Princeton, TX 75071

$272,990

3 bd · 2.0 ba · 1,335 sqft · SingleFamily · 82 Days on market

Built 2025 Excellent condition 4,600 sqft lot $204/sqft · at area comps Est $281k · at est. $68/mo HOA · 3% of rent ↓ 1% since listing

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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).

• Cash flow +10.9/30.0
• ARV discount +8.9/15.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• 1% rule +3.5/10.0
• DSCR +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 21200560 - 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 great new friends today.

Key facts

• Primary suite
• Gourmet kitchen
• Airy great room

Tags

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $273k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (14.9% below list).
• Recommended offer: $232k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.5% in Princeton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Mckinney ISD (suburban): math 54% / reading 58% proficiency, ranked #72 of 826 in TX (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-2.1%/yr); 2125 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).

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 82 days — a 6% lower offer ($257k) 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.

Recommended offer $232,448 (14.9% 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 82 days. Have you received any prior offers? Is the seller open to a 15% 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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.86%
• DSCR: 0.92
• GRM: 9.8

CMA / ARV

• ARV (median comp): $281,490
• List price: $272,990
• Delta: -3.02%
• 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
520 Towerglen Dr	0.04mi	3/2.0	1,335 (0%)	1mo	$269,990	$202	97
513 Towerglen Dr	0.01mi	3/2.0	1,504 (+13%)	1mo	$274,990	$183	78
804 Hadley Dr	0.28mi	3/2.0	1,395 (+4%)	3mo	$279,990	$201	77
516 Towerglen Dr	0.03mi	3/2.0	1,504 (+13%)	1mo	$277,490	$185	77
506 Towerglen Dr	0.04mi	3/2.0	1,503 (+13%)	2mo	$279,990	$186	76
603 Green Grass Dr	0.06mi	3/2.0	1,504 (+13%)	2mo	$279,990	$186	75
715 Dotty Dr	0.55mi	3/2.0	1,318 (-1%)	2mo	$276,097	$209	70
707 Dotty Dr	0.55mi	3/2.0	1,318 (-1%)	3mo	$277,257	$210	70
803 Dotty Dr	0.55mi	3/2.0	1,318 (-1%)	3mo	$275,736	$209	70
1130 Old Stead Dr	0.73mi	3/2.0	1,318 (-1%)	0mo	$285,397	$217	64
810 Leavenworth Dr	0.53mi	3/2.0	1,533 (+15%)	3mo	$273,860	$179	48
709 Dotty Dr	0.55mi	3/2.0	1,533 (+15%)	3mo	$281,280	$183	47

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: -22.9%
• Equity multiple: 0.23×
• Total profit: $-58,502
• Equity at exit: $40,704

10-year hold

• IRR: -28.3%
• Equity multiple: -0.13×
• Total profit: $-86,653
• Equity at exit: $23,603

Cash invested: $76,437 (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 75071

• Home prices YoY: -19.1%
• Rents YoY: -2.1%
• Active inventory: 2125
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,324 high
• Mortgage (P&I): −$1,432
• Tax est. 1.5%: −$341 /mo · $4,095/yr
• Insurance: −$114
• HOA: −$68
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-118

Break-even live

Break-even rent $2,474

Max offer price $255,881

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: $68,248
• Closing costs: $8,190
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
506 Towerglen Dr McKinney, TX	3.0	2.0	1503	$2,100	$1.40	43d	1	0.04mi
519 Green Grass Dr McKinney, TX	3.0	2.0	1450	$2,500	$1.72	1d	1	0.04mi
514 Green Grass Dr McKinney, TX	3.0	2.0	1504	$2,300	$1.53	3d	1	0.08mi
607 Clover Creek Dr McKinney, TX	3.0	2.0	1551	$2,300	$1.48	11d	1	0.09mi
610 Clover Creek Dr Unit 610 McKinney, TX	3.0	2.0	1533	$2,250	$1.47	43d	1	0.12mi
600 Clover Creek Dr McKinney, TX	3.0	2.0	1533	$2,500	$1.63	1d	1	0.12mi
704 Summerberry Dr McKinney, TX	4.0	2.0	1818	$2,700	$1.49	1d	1	0.28mi
421 Bertney Dr McKinney, TX	3.0	2.0	1500	$2,200	$1.47	43d	1	0.35mi
114 Mountain Meadow Ln McKinney, TX	3.0	2.0	1475	$2,300	$1.56	43d	1	0.44mi
108 Mountain Meadow Ln McKinney, TX	3.0	2.0	1566	$2,200	$1.40	43d	1	0.45mi
4330 FM 75 Princeton, TX	4.0	2.0	1832	$2,200	$1.20	10d	1	0.48mi
1004 Knox River Dr McKinney, TX	3.0	2.0	1609	$1,999	$1.24	12d	1	0.49mi
1004 Knox River Dr McKinney, TX	3.0	2.0	1609	$1,999	$1.24	7d	1	0.49mi
808 Leavenworth Dr McKinney, TX	4.0	2.0	1605	$3,300	$2.06	16d	1	0.51mi
4908 Pebblewood Dr McKinney, TX	4.0	2.0	1818	$2,595	$1.43	2d	1	0.53mi
715 Dotty Dr McKinney, TX	3.0	2.0	1318	$2,200	$1.67	24d	1	0.53mi
206 Goosewood Dr McKinney, TX	3.0	2.0	1566	$2,300	$1.47	18d	1	0.64mi
1209 Bridgewalk Dr McKinney, TX	3.0	2.0	1551	$2,299	$1.48	5d	1	0.71mi
1209 Bridgewalk Dr McKinney, TX	3.0	2.0	1551	$2,350	$1.52	24d	1	0.71mi
1211 Bridgewalk Dr McKinney, TX	4.0	2.0	1605	$2,500	$1.56	24d	1	0.72mi
3906 Walmer WAY McKinney, TX	3.0	2.0	1318	$1,950	$1.48	43d	1	1.08mi
519 Ridgedale DR McKinney, TX	3.0	2.0	1318	$2,098	$1.59	43d	1	1.13mi
106 Travine Dr McKinney, TX	3.0	2.0	1600	$2,100	$1.31	43d	1	1.14mi
205 Travine Dr McKinney, TX	3.0	2.0	1566	$2,300	$1.47	43d	1	1.15mi
206 Berkshire Dr McKinney, TX	3.0	2.0	1334	$1,999	$1.50	43d	1	1.16mi
4005 High Valley Dr McKinney, TX	3.0	2.0	1600	$2,100	$1.31	43d	1	1.20mi
517 River Ridge Dr McKinney, TX	4.0	2.0	1791	$2,400	$1.34	43d	1	1.32mi
501 Green Gables Dr McKinney, TX	3.0	2.0	1551	$2,200	$1.42	7d	1	1.37mi
405 Green Gables Dr McKinney, TX	3.0	2.0	1548	$2,200	$1.42	43d	1	1.38mi
503 Dorothy Dr McKinney, TX	3.0	2.0	1498	$2,200	$1.47	21d	1	1.42mi
501 Dorothy Dr McKinney, TX	3.0	2.0	1270	$2,000	$1.57	2d	1	1.42mi
3407 Copperwood Dr McKinney, TX	3.0	2.0	1833	$2,300	$1.25	10d	1	1.47mi

HOA detail

• Monthly dues: $68 · $816/yr

Listing history 6 events

1. 2026-05-07
   price $270,990 719-char remark

   Show marketing remark (650 chars)

   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 great new friends today.

2. 2026-05-07
   price $270,990 650-char remark

   Show marketing remark (650 chars)

   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 great new friends today.

3. 2026-04-17
   price $269,990 719-char remark

   Show marketing remark (650 chars)

   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 great new friends today.

4. 2026-04-17
   price $269,990 650-char remark

   Show marketing remark (650 chars)

   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 great new friends today.

5. 2026-03-06
   listed $274,990 Active 719-char remark

   Show marketing remark (719 chars)

   MLS# 21200560 - 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 great new friends today.

6. 2026-03-05
   listed $274,990 Active 650-char remark

   Show marketing remark (650 chars)

   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 great new friends today.

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

Taxation est. · year 1

• Rental income: $27,894
• − Mortgage interest: −$15,292
• − Property taxes: −$4,095
• − Insurance: −$1,365
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − HOA: −$816
• − Depreciation: −$7,942
• Taxable loss: −$6,078
• Est. tax savings @ 24.0%: +$1,459
• After-tax cash flow: $40/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 · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. Minor updates to the exterior and interior could further enhance its appeal and value.

Value-add opportunities

• Resale Painting exterior siding — Enhances curb appeal
• Resale Landscaping improvements — Enhances curb appeal
• Both Replace carpet in bedrooms — Improves comfort and appearance
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior siding — Enhances curb appeal ↑
• Resale Landscaping improvements — Enhances curb appeal ↑
• Both Replace carpet in bedrooms — Improves comfort and appearance ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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: Mckinney ISD
• NCES district ID: 4829850
• Math proficiency: 54% ▼ -9.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $78,283
• Composite: 50.46/100
• National rank: #1862
• State rank: #72 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): 72,964
• Household income: $132,447
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 1682.0

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 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 17% Black 13% Two or more races 12% Asian 10%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 2% Slovak 2% Portuguese 1%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 76% English-only · Spanish 11% Other Indo-European 4% Other Asian/Pacific 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: ▼ -59.92%
• Current HPI: 254.4946
• Rent YoY: ▼ -2.15%
• 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

-1.5% since first listed

6 events — show timeline

• 2026-05-07 Price Changed $270,990 NTREIS
• 2026-05-07 Price Changed $270,990 Zillow
• 2026-04-17 Price Changed $269,990 NTREIS
• 2026-04-17 Price Changed $269,990 Zillow
• 2026-03-06 Listed $274,990 NTREIS
• 2026-03-05 Listed $274,990 Zillow