6207 Chickney Dr · Princeton, TX 75071

$334,852

4 bd · 2.5 ba · 2,055 sqft · SingleFamily · 9 Days on market

Built 2026 Poor condition 4,792 sqft lot $163/sqft · 8% below area Est $363k · 8% under $65/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 +11.0/15.0
• Cash flow +9.6/30.0
• Schools +5.0/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• DSCR +2.7/10.0
• Rent growth +2.0/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

BRAND NEW energy - efficient home Jul 2026! Turn the kids loose in the second-story loft space while hosting downstairs in the open concept living area. White cabinets with veined white quartz countertops, tan tone EVP flooring and light grey brown textured carpet. Spend the weekends debating what activity to do in this amenity-filled community, make a splash in the resort-style pool, pick up a game of basketball, or let the kids loose on the playground. With quick access to US 380, residents will enjoy the benefits of a short commute to downtown McKinney, Frisco, or Richardson to enjoy nearby shopping and entertainment. Each of our homes is built with innovative, energy-efficient features

Key facts

• Resort style pool
• 4,792 sq ft lot
• 2 garage spots

Tags

• ENERGY EFFICIENT HOME
• SECOND STORY LOFT SPACE
• OPEN CONCEPT LIVING AREA
• AMENITY FILLED COMMUNITY
• RESORT STYLE POOL
• QUICK ACCESS TO US 380

Property features AI

Finance

• Other: Property restrictions: no livestock, no mobile home
• Financial info: Accepts Cash, Conventional, FHA and VA financing; No second mortgage
• HOA & community: Mandatory HOA; Annual association fee ($780) covering full use of facilities, grounds maintenance, and management fees; HOA managed by Neighborhood Management, Inc.; Community amenities include clubhouse, community pool, jogging/bike path, park, and playground

Exterior

• Parking: Attached 2-car garage; Covered parking for 2
• Utilities: City water; City sewer; Individual gas meter; Individual water meter; Underground utilities; Concrete (site improvement noted)
• Home design: Single-family residence; Residential property; Two-story; New construction (2026) — incomplete; Smart home features
• Construction: Built in 2026; Brick, concrete and rock/stone exterior; Composition roof; Slab foundation
• Exterior features: Wood fencing; Lot less than 0.5 acre

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Gas cooktop; Microwave; Kitchen plumbed for gas; Vented exhaust fan
• Bedrooms: Primary bedroom on level 1 with dual sinks, linen closet, separate shower and walk-in closet; Three additional bedrooms on level 2 (two approx. 12 x 12, one approx. 12 x 11)
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Electric heating; ENERGY STAR qualified equipment; Ceiling fans; Zoned cooling
• Interior features: Cable TV available; Decorative lighting; High-speed internet available; Smart home system; Seven total rooms; One living area; One dining area; Two levels
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $335k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (18.6% below list).
• Recommended offer: $273k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Webb El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 355 students, 68% FRL) — zoned schools average 68% FRL vs 28% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 56% district-wide (-22 pts) — the specific schools serving this property underperform the Mckinney ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.1%/yr); 2125 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $10k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,598 (18.6% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.89%
• DSCR: 0.87
• GRM: 10.2

CMA / ARV

• ARV (median comp): $363,262
• List price: $334,852
• Delta: -7.82%
• 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
1402 Bridgestone Dr	0.07mi	4/2.5	2,055 (0%)	0mo	$347,702	$169	96
1409 Winters Way	0.11mi	4/2.5	2,125 (+3%)	1mo	$376,278	$177	89
5909 Broadacre Dr	0.22mi	4/3.0	2,059 (+0%)	1mo	$343,253	$167	87
6207 Timberhurst Dr	0.10mi	4/3.0	2,260 (+10%)	1mo	$370,798	$164	76
6210 Timberhurst Dr	0.13mi	4/3.0	2,260 (+10%)	1mo	$362,737	$161	75
5910 Broadacre Dr	0.19mi	4/3.0	2,260 (+10%)	1mo	$365,908	$162	72
6303 Timberhurst Dr	0.11mi	3/2.0 (-1)	1,833 (-11%)	1mo	$325,872	$178	69
6206 Timberhurst Dr	0.13mi	3/2.0 (-1)	1,833 (-11%)	1mo	$334,672	$183	68
6212 Timberhurst Dr	0.13mi	3/2.0 (-1)	1,833 (-11%)	1mo	$329,872	$180	68
6003 Brittner Dr	0.16mi	3/2.0 (-1)	1,833 (-11%)	1mo	$329,872	$180	67
5911 Broadacre Dr	0.21mi	3/2.0 (-1)	1,833 (-11%)	1mo	$332,372	$181	65
717 Dotty Dr	0.41mi	4/2.5	2,337 (+14%)	0mo	$354,207	$152	58

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: -24.6%
• Equity multiple: 0.18×
• Total profit: $-76,534
• Equity at exit: $49,928

10-year hold

• IRR: -32.9%
• Equity multiple: -0.23×
• Total profit: $-115,688
• Equity at exit: $28,952

Cash invested: $93,759 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,726 high
• Mortgage (P&I): −$1,756
• Tax est. 1.5%: −$419 /mo · $5,023/yr
• Insurance: −$140
• HOA: −$65
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $-226

Break-even live

Break-even rent $3,012

Max offer price $302,213

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: $83,713
• Closing costs: $10,046
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1402 Bridgestone Dr McKinney, TX	4.0	2.5	2055	$2,290	$1.11	4d	1	0.07mi
1409 Winters Way McKinney, TX	4.0	2.5	2125	$3,100	$1.46	1d	1	0.11mi
1411 Winters Way McKinney, TX	4.0	3.0	2477	$3,300	$1.33	1d	1	0.11mi
6305 Timberhurst Dr McKinney, TX	5.0	3.0	2791	$2,800	$1.00	1d	1	0.12mi
6305 Timberhurst Dr McKinney, TX	5.0	3.0	2791	$3,300	$1.18	4d	1	0.12mi
6208 Timberhurst Dr McKinney, TX	4.0	2.5	2720	$3,200	$1.18	1d	1	0.13mi
5910 Broadacre Dr McKinney, TX	4.0	3.0	2260	$2,900	$1.28	1d	1	0.19mi
1211 Bridgewalk Dr McKinney, TX	4.0	2.0	1605	$2,500	$1.56	24d	1	0.25mi
1209 Bridgewalk Dr McKinney, TX	3.0	2.0	1551	$2,350	$1.52	24d	1	0.25mi
1209 Bridgewalk Dr McKinney, TX	3.0	2.0	1551	$2,299	$1.48	5d	1	0.25mi
702 Dotty Dr McKinney, TX	4.0	3.0	2348	$2,395	$1.02	2d	1	0.39mi
704 Dotty Dr McKinney, TX	4.0	2.5	2055	$2,435	$1.18	7d	1	0.40mi
801 Dotty Dr McKinney, TX	3.0	2.5	1948	$2,300	$1.18	24d	1	0.41mi
808 Leavenworth Dr McKinney, TX	4.0	2.0	1605	$3,300	$2.06	16d	1	0.43mi
712 Leavenworth Dr McKinney, TX	4.0	2.5	2055	$2,350	$1.14	43d	1	0.45mi
1004 Knox River Dr McKinney, TX	3.0	2.0	1609	$1,999	$1.24	7d	1	0.46mi
1004 Knox River Dr McKinney, TX	3.0	2.0	1609	$1,999	$1.24	12d	1	0.46mi
709 Leavenworth Dr McKinney, TX	4.0	2.5	2337	$2,549	$1.09	43d	1	0.48mi
811 London Town Ln McKinney, TX	4.0	2.5	2260	$2,495	$1.10	43d	1	0.57mi
718 London Town Ln McKinney, TX	4.0	3.0	2363	$2,399	$1.02	12d	1	0.57mi
718 London Town Ln McKinney, TX	4.0	3.0	2363	$2,399	$1.02	21d	1	0.57mi
700 London Town Ln McKinney, TX	4.0	3.0	2059	$2,600	$1.26	43d	1	0.62mi
905 Honeydew Ln McKinney, TX	3.0	2.0	2002	$2,300	$1.15	44d	1	0.69mi
704 Summerberry Dr McKinney, TX	4.0	2.0	1818	$2,700	$1.49	1d	1	0.70mi
617 Marigold Hill Way McKinney, TX	4.0	3.0	2131	$2,400	$1.13	43d	1	0.81mi
610 Clover Creek Dr Unit 610 McKinney, TX	3.0	2.0	1533	$2,250	$1.47	43d	1	0.83mi
600 Clover Creek Dr McKinney, TX	3.0	2.0	1533	$2,500	$1.63	1d	1	0.84mi
607 Clover Creek Dr McKinney, TX	3.0	2.0	1551	$2,300	$1.48	11d	1	0.86mi
606 Green Grass Dr McKinney, TX	5.0	2.5	2068	$3,100	$1.50	1d	1	0.87mi
712 Melody Hill Dr McKinney, TX	4.0	3.0	2040	$2,495	$1.22	7d	1	0.90mi
714 Melody Hill Dr McKinney, TX	4.0	3.5	2556	$2,490	$0.97	43d	1	0.90mi
514 Green Grass Dr McKinney, TX	3.0	2.0	1504	$2,300	$1.53	3d	1	0.90mi
519 Green Grass Dr McKinney, TX	3.0	2.0	1450	$2,500	$1.72	1d	1	0.92mi
517 Green Grass Dr McKinney, TX	4.0	2.5	2071	$2,400	$1.16	7d	1	0.92mi
506 Towerglen Dr McKinney, TX	3.0	2.0	1503	$2,100	$1.40	43d	1	0.95mi
5611 Chasewood Dr McKinney, TX	4.0	2.5	2055	$2,500	$1.22	43d	1	0.98mi
5511 Chasewood Dr McKinney, TX	4.0	3.5	2537	$2,595	$1.02	3d	1	1.01mi
7205 Bledington Ln McKinney, TX	4.0	3.0	2511	$2,600	$1.04	7d	1	1.04mi
7225 Raynor Pl McKinney, TX	4.0	3.0	2185	$3,000	$1.37	19d	1	1.11mi
7221 Headingham Way McKinney, TX	5.0	2.5	2714	$3,299	$1.22	43d	1	1.12mi

HOA detail

• Monthly dues: $65 · $780/yr
• Likely covers: pool

Listing history 4 events

1. 2026-05-12
   listed $334,852 Active 786-char remark
2. 2026-05-09
   status Active 221-char remark
3. 2026-04-24
   historical 221-char remark
4. 2026-04-23
   listed $334,852 Active 221-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥110°F today · 19 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: $32,712
• − Mortgage interest: −$18,757
• − Property taxes: −$5,023
• − Insurance: −$1,674
• − Repairs & maintenance: −$2,617
• − Management: −$2,617
• − HOA: −$780
• − Depreciation: −$9,741
• Taxable loss: −$8,497
• Est. tax savings @ 24.0%: +$2,039
• After-tax cash flow: $-667/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 · 1 photo

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates to its roof, exterior, flooring, interior walls, bathrooms, kitchen, HVAC system, windows, and foundation. Significant improvements are needed to increase its resale and rental value.

Repairs flagged

• Major roof — The roof appears to be missing shingles or has significant damage.
• Major exterior siding — The exterior siding and foundation show signs of wear and tear.
• Major flooring — The flooring appears to be worn and in need of replacement.
• Major interior walls — The interior walls show signs of wear and potential water damage.
• Major bathrooms — The bathrooms appear to be in poor condition.
• Major kitchen — The kitchen appears to be in poor condition.
• Major HVAC system — The HVAC system appears to be old and in need of replacement.
• Major windows — The windows appear to be in poor condition.
• Major foundation/structure — The foundation and structure show signs of potential structural issues.

Value-add opportunities

• Both roof replacement — A new roof will significantly improve the home's appearance and increase its value.
• Both exterior siding and foundation repair — Repairing the exterior siding and foundation will improve the home's appearance and increase its value.
• Both flooring replacement — Replacing the flooring will improve the home's appearance and increase its value.
• Both interior wall and paint repair — Repairing the interior walls and repainting will improve the home's appearance and increase its value.
• Both bathroom and kitchen updates — Updating the bathrooms and kitchen will improve the home's appearance and increase its value.
• Both HVAC system replacement — Replacing the HVAC system will improve the home's comfort and increase its value.
• Both window replacement — Replacing the windows will improve the home's appearance and increase its value.
• Both landscaping and curb appeal — Landscaping and curb appeal improvements will enhance the home's exterior and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be missing shingles or has significant damage.	Major	$15,000–50,000
exterior siding · The exterior siding and foundation show signs of wear and tear.	Major	$15,000–50,000
flooring · The flooring appears to be worn and in need of replacement.	Major	$15,000–50,000
interior walls · The interior walls show signs of wear and potential water damage.	Major	$15,000–50,000
bathrooms · The bathrooms appear to be in poor condition.	Major	$15,000–50,000
kitchen · The kitchen appears to be in poor condition.	Major	$15,000–50,000
HVAC system · The HVAC system appears to be old and in need of replacement.	Major	$15,000–50,000
windows · The windows appear to be in poor condition.	Major	$15,000–50,000
foundation/structure · The foundation and structure show signs of potential structural issues.	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both roof replacement — A new roof will significantly improve the home's appearance and increase its value. ↑
• Both exterior siding and foundation repair — Repairing the exterior siding and foundation will improve the home's appearance and increase its value. ↑
• Both flooring replacement — Replacing the flooring will improve the home's appearance and increase its value. ↑
• Both interior wall and paint repair — Repairing the interior walls and repainting will improve the home's appearance and increase its value. ↑
• Both bathroom and kitchen updates — Updating the bathrooms and kitchen will improve the home's appearance and increase its value. ↑
• Both HVAC system replacement — Replacing the HVAC system will improve the home's comfort and increase its value. ↑
• Both window replacement — Replacing the windows will improve the home's appearance and increase its value. ↑
• Both landscaping and curb appeal — Landscaping and curb appeal improvements will enhance the home's exterior and increase its value. ↑

ⓘ 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

2 events — show timeline

• 2026-05-21 Pending — NTREIS
• 2026-05-12 Listed $334,852 NTREIS