704 Dashwood Dr · Wylie, TX 75407

$165,000

3 bd · 2.0 ba · 1,436 sqft · SingleFamily public records · 232 Days on market

Built 2021 6,316 sqft lot Est $233k · 29% under $42/mo HOA · 2% of rent ↓ 48% 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 +15.3/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +4.7/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Cozy 3-Bedroom, 2-Bathroom Home Waiting for New Owners! This charming home is ready for you to move in and start enjoying all the comforts it has to offer. Whether you're relaxing in the spacious living areas or unwinding in the comfortable bedrooms, this cozy residence is perfect for creating new memories. Don't miss the opportunity to make this lovely house your new home! All offers must be submitted at vrmproperties must register as a User, enter the property address, and click on “Start Offer”. 2) This property may qualify for Seller (Vendee). 3) Seller's name is Secretary of Veterans Affairs. Seller DOES NOT pay customary closing costs: including title policy, escrow fees,

Key facts

• 6,316 sq ft lot
• 2 garage spots
• Built 2021

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $60 ($716/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• 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: Mayfield El (609 students, 73% FRL) — zoned schools average 73% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.0%/yr); 1404 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 232 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $78k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 8→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.20% ✓
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $232,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5430 Longshadow Dr	0.05mi	3/2.0	1,436 (0%)	1mo	$205,000	$143	97
628 Dashwood Dr	0.04mi	3/2.0	1,407 (-2%)	2mo	$245,000	$174	93
5313 Vinebrook Way	0.13mi	3/2.0	1,407 (-2%)	5mo	$215,000	$153	86
528 Autumnwood Way	0.24mi	3/2.0	1,504 (+5%)	3mo	$240,000	$160	79
416 Ardsley Ln	0.54mi	3/2.0	1,438 (+0%)	0mo	$259,000	$180	74
122 Autumn Sage Ln	0.62mi	3/2.0	1,438 (+0%)	3mo	$230,000	$160	68
5300 County Road 437	0.55mi	3/2.0	1,514 (+5%)	0mo	$399,000	$264	65
6110 Pinion Trl	0.68mi	3/2.5	1,419 (-1%)	1mo	$229,990	$162	64
5125 Greywing Dr	0.45mi	3/2.0	1,602 (+12%)	4mo	$320,000	$200	57
713 Stallings Dr	0.41mi	3/2.0	1,625 (+13%)	4mo	$270,000	$166	56
4925 Woodloch Dr	0.51mi	3/2.0	1,596 (+11%)	5mo	$259,000	$162	53
6100 Pinion Trl	0.68mi	4/2.5 (+1)	1,549 (+8%)	1mo	$237,490	$153	48

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: -18.2%
• Equity multiple: 0.38×
• Total profit: $-28,495
• Equity at exit: $24,602

10-year hold

• IRR: -21.0%
• Equity multiple: 0.10×
• Total profit: $-41,352
• Equity at exit: $14,266

Cash invested: $46,200 (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 75407

• Home prices YoY: -30.3%
• Rents YoY: -1.0%
• Active inventory: 1404
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,984 high
• Mortgage (P&I): −$865
• Tax from tax record: −$532 /mo · $6,382/yr
• Insurance: −$69
• HOA: −$42
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $60

Break-even live

Break-even rent $1,909

Max offer price $165,000

Occupancy floor 92%

Sensitivity live

Price	-10% $153	-5% $106	+0% $60	+5% $13	+10% $-34
Rent	-10% $-97	-5% $-19	+0% $60	+5% $138	+10% $216
Rate	-1.0pp $143	-0.5pp $102	base $60	+0.5pp $17	+1.0pp $-27

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
617 Dashwood Dr Princeton, TX	3.0	2.0	1440	$1,619	$1.12	3d	1	0.08mi
5322 Longshadow Dr Princeton, TX	3.0	2.0	1407	$1,899	$1.35	21d	1	0.13mi
5322 Longshadow Dr Princeton, TX	3.0	2.0	1407	$1,699	$1.21	2d	1	0.13mi
5324 Vinebrook Way Princeton, TX	3.0	2.0	1262	$1,695	$1.34	44d	1	0.13mi
718 Trestle Dr Princeton, TX	2.0	1.0	1012	$1,750	$1.73	17d	1	0.16mi
510 Olmstead Dr Princeton, TX	3.0	2.0	1260	$2,395	$1.90	6d	1	0.19mi
5318 Curwood Dr Princeton, TX	3.0	2.0	1440	$1,650	$1.15	44d	1	0.20mi
5405 Lavender Dr Princeton, TX	3.0	2.0	1675	$1,900	$1.13	44d	1	0.20mi
5405 Lavender Dr Princeton, TX	3.0	2.0	1675	$1,900	$1.13	25d	1	0.20mi
5213 Longshadow Dr Princeton, TX	3.0	2.0	1260	$2,035	$1.62	6d	1	0.20mi
404 Dewberry St Princeton, TX	4.0	2.0	1674	$1,850	$1.11	44d	1	0.30mi
427 Ashbrook Way Princeton, TX	3.0	2.0	1482	$1,800	$1.21	4d	1	0.32mi
320 Dewberry St Princeton, TX	3.0	2.0	1481	$1,745	$1.18	13d	1	0.33mi
411 Ashbrook Way Princeton, TX	4.0	2.0	1675	$1,995	$1.19	44d	1	0.35mi
330 Ashbrook Way Princeton, TX	3.0	2.0	1479	$1,800	$1.22	19d	1	0.36mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,849	$1.25	25d	1	0.36mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,749	$1.18	6d	1	0.36mi
5808 Cherry Hollow Way Princeton, TX	3.0	2.0	1260	$1,749	$1.39	18d	1	0.41mi
318 Mahogany Ln Princeton, TX	3.0	2.0	1479	$1,800	$1.22	25d	1	0.44mi
5105 Greywing Dr Princeton, TX	3.0	2.0	1438	$1,895	$1.32	18d	1	0.47mi
5119 Winterberry Dr Princeton, TX	4.0	2.0	1838	$2,135	$1.16	44d	1	0.49mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	8d	1	0.52mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	17d	1	0.52mi
5836 Crystal Water Way Princeton, TX	3.0	2.0	1481	$1,799	$1.21	6d	1	0.52mi
524 Hackney Dr Princeton, TX	3.0	2.0	1600	$1,900	$1.19	25d	1	0.53mi
136 Honeysuckle St Princeton, TX	3.0	2.0	1267	$1,700	$1.34	44d	1	0.54mi
605 Merriam Dr Princeton, TX	3.0	2.0	1596	$2,250	$1.41	44d	1	0.55mi
128 Honeysuckle St Princeton, TX	4.0	2.0	1675	$2,200	$1.31	19d	1	0.56mi
5504 Rockrose Ln Princeton, TX	3.0	2.0	1479	$1,999	$1.35	5d	1	0.58mi
119 Cypress Ln Princeton, TX	3.0	2.0	1260	$1,750	$1.39	44d	1	0.58mi
501 Merriam Dr Princeton, TX	4.0	2.0	1838	$2,500	$1.36	19d	1	0.59mi
4912 Ascot Way Princeton, TX	3.0	2.0	1801	$2,050	$1.14	44d	1	0.59mi
122 Lemongrass Dr Princeton, TX	4.0	2.0	1674	$1,955	$1.17	6d	1	0.60mi
705 Alden Dr Princeton, TX	3.0	2.0	1596	$2,100	$1.32	44d	1	0.61mi
252 Ardsley Ln Princeton, TX	4.0	2.0	1838	$2,000	$1.09	3d	1	0.61mi
252 Ardsley Ln Princeton, TX	4.0	2.0	1838	$2,000	$1.09	17d	1	0.61mi
4812 Sagerun Dr Princeton, TX	4.0	2.0	1838	$2,099	$1.14	3d	1	0.61mi
725 Alden Dr Princeton, TX	3.0	2.0	1596	$2,099	$1.32	12d	1	0.61mi
228 Rubylace Dr Princeton, TX	3.0	2.0	1436	$1,700	$1.18	44d	1	0.62mi
5644 Rockrose Ln Princeton, TX	3.0	2.0	1262	$1,800	$1.43	44d	1	0.62mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 31 events

1. 2026-01-29
   status Pending
2. 2026-01-15
   historical Active Option Contract
3. 2025-12-24
   price $165,000
4. 2025-11-28
   price $195,000
5. 2025-09-27
   price $199,000
6. 2025-08-18
   price $215,000
7. 2025-07-18
   price $229,000
8. 2025-06-09
   listed $242,750 Active
9. 2024-11-30
   historical
10. 2024-09-21
    historical Active Option Contract
11. 2024-08-22
    price $274,000
12. 2024-08-08
    price $274,499
13. 2024-07-22
    price $274,500
14. 2024-06-26
    price $274,999
15. 2024-06-19
    price $275,000
16. 2024-05-24
    price $278,999
17. 2024-05-09
    price $279,000
18. 2024-05-04
    status Active
19. 2024-04-22
    historical Active Option Contract
20. 2024-04-16
    price $279,999
21. 2024-04-01
    price $280,000
22. 2024-03-26
    price $284,000
23. 2024-01-29
    price $284,999
24. 2024-01-10
    listed $285,000 Active
25. 2023-08-02
    listed $299,999 Active
26. 2022-10-11
    soldstatus
27. 2022-10-07
    status Pending
28. 2022-10-07
    soldstatus Closed
29. 2022-09-07
    historical Active Option Contract
30. 2022-09-05
    price $314,999
31. 2022-09-02
    listed $315,000 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: $6,382 · $532/mo
• Projected year-2 tax: $6,382 · $532/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 8 d/yr ≥110°F today · 26 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: $23,811
• − Mortgage interest: −$9,243
• − Property taxes: −$6,382
• − Insurance: −$825
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − HOA: −$504
• − Depreciation: −$4,800
• Taxable loss: −$1,753
• Est. tax savings @ 24.0%: +$421
• After-tax cash flow: $1,137/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: 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

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

• County: Collin County · 1,159,394 people
• 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: 368.0

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 0.66)
• 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%

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

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

-47.6% since first listed

31 events — show timeline

• 2026-01-29 Pending — NTREIS
• 2026-01-15 Contingent — NTREIS
• 2025-12-24 Price Changed $165,000 NTREIS
• 2025-11-28 Price Changed $195,000 NTREIS
• 2025-09-27 Price Changed $199,000 NTREIS
• 2025-08-18 Price Changed $215,000 NTREIS
• 2025-07-18 Price Changed $229,000 NTREIS
• 2025-06-09 Listed $242,750 NTREIS
• 2024-11-30 Listing Removed — NTREIS
• 2024-09-21 Contingent — NTREIS
• 2024-08-22 Price Changed $274,000 NTREIS
• 2024-08-08 Price Changed $274,499 NTREIS
• 2024-07-22 Price Changed $274,500 NTREIS
• 2024-06-26 Price Changed $274,999 NTREIS
• 2024-06-19 Price Changed $275,000 NTREIS
• 2024-05-24 Price Changed $278,999 NTREIS
• 2024-05-09 Price Changed $279,000 NTREIS
• 2024-05-04 Relisted — NTREIS
• 2024-04-22 Contingent — NTREIS
• 2024-04-16 Price Changed $279,999 NTREIS
• 2024-04-01 Price Changed $280,000 NTREIS
• 2024-03-26 Price Changed $284,000 NTREIS
• 2024-01-29 Price Changed $284,999 NTREIS
• 2024-01-10 Listed $285,000 NTREIS
• 2023-08-02 Listed $299,999 NTREIS
• 2022-10-11 Sold (Public Records) — Public Records
• 2022-10-07 Pending — NTREIS
• 2022-10-07 Sold (MLS) — NTREIS
• 2022-09-07 Contingent — NTREIS
• 2022-09-05 Price Changed $314,999 NTREIS
• 2022-09-02 Listed $315,000 NTREIS

Property tax history

+77.3%/yr

Latest (2025): $6,382 · -4.4% YoY. Source: county tax records.