6420 Longspur Ln · Wylie, TX 75407

$223,999

3 bd · 2.0 ba · 1,411 sqft · SingleFamily · 4 Days on market

Built 2025 5,184 sqft lot Est $224k · at est. $41/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).

• Cash flow +11.2/30.0
• ARV discount +7.6/15.0
• Schools +4.2/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

LENNAR- Tillage Farms - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner’s suite with an attached bathroom and walk-in closet.

Key facts

• Walk-in closet
• Single-story design
• Owner's suite

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• OWNER'S SUITE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (15.1% below list).
• Recommended offer: $190k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 22d 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 $2k of loan paydown is wiped out by about $7k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $190,155 (15.1% 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. 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. 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: 0.85% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.66%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $224,349
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6412 Longspur Ln	0.03mi	3/2.0	1,402 (-1%)	0mo	$222,999	$159	97
6413 Longspur Ln	0.04mi	3/2.0	1,411 (0%)	1mo	$215,000	$152	97
6414 Willet Rd	0.05mi	3/2.0	1,402 (-1%)	1mo	$252,999	$180	96
416 Sandhill Crane Ln	0.09mi	3/2.0	1,402 (-1%)	0mo	$221,999	$158	95
6508 Glade St	0.08mi	3/2.0	1,402 (-1%)	1mo	$222,999	$159	94
6308 Sandpiper Ln	0.25mi	3/2.5	1,360 (-4%)	1mo	$217,999	$160	80
6110 Pinion Trl	0.45mi	3/2.5	1,419 (+1%)	1mo	$229,990	$162	75
6728 Teal Cir	0.33mi	3/2.0	1,268 (-10%)	0mo	$239,999	$189	67
6314 Sandpiper Ln	0.24mi	4/2.5 (+1)	1,535 (+9%)	0mo	$207,999	$136	67
721 Wagtail Dr	0.30mi	4/2.5 (+1)	1,535 (+9%)	1mo	$209,999	$137	63
204 Redwood Rd	0.66mi	3/2.5	1,489 (+6%)	1mo	$237,990	$160	57
6100 Pinion Trl	0.45mi	4/2.5 (+1)	1,549 (+10%)	1mo	$237,490	$153	55

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: -22.5%
• Equity multiple: 0.25×
• Total profit: $-47,343
• Equity at exit: $33,399

10-year hold

• IRR: -27.3%
• Equity multiple: -0.11×
• Total profit: $-69,660
• Equity at exit: $19,367

Cash invested: $62,720 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$1,175
• Tax est. 1.5%: −$280 /mo · $3,360/yr
• Insurance: −$93
• HOA: −$41
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-87

Break-even live

Break-even rent $2,011

Max offer price $211,441

Occupancy floor 100%

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6505 Glade St Princeton, TX	4.0	2.0	1600	$1,800	$1.12	44d	1	0.02mi
427 Bower DR Princeton, TX	4.0	2.0	1600	$1,850	$1.16	24d	1	0.09mi
416 Finch CIR Princeton, TX	3.0	2.0	1266	$1,350	$1.07	44d	1	0.12mi
600 Sandhill Crane Ln Princeton, TX	3.0	2.0	1402	$2,100	$1.50	13d	1	0.14mi
545 Holleman Dr Princeton, TX	3.0	2.0	1474	$1,750	$1.19	44d	1	0.17mi
613 Holleman Dr , TX	3.0	2.0	1260	$2,000	$1.59	24d	1	0.19mi
538 Montclair Ave Princeton, TX	3.0	2.0	1260	$1,775	$1.41	10d	1	0.20mi
639 Montclair Ave , TX	4.0	2.0	1707	$1,850	$1.08	7d	1	0.22mi
639 Montclair Ave , TX	4.0	2.0	1707	$2,100	$1.23	44d	1	0.22mi
6310 Sandpiper Ln Princeton, TX	4.0	2.5	1549	$2,030	$1.31	11d	1	0.25mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	13d	1	0.26mi
6311 Whimbrel Way Princeton, TX	4.0	2.5	1535	$1,795	$1.17	10d	1	0.26mi
732 Sandhill Crane Ln Princeton, TX	4.0	2.5	1570	$1,875	$1.19	11d	1	0.29mi
6222 Sandpiper Ln Unit NA Princeton, TX	3.0	2.5	1400	$1,750	$1.25	7d	1	0.29mi
721 Wagtail Dr Princeton, TX	4.0	2.5	1535	$1,600	$1.04	24d	1	0.30mi
214 Wheatgrass Ln Princeton, TX	3.0	2.0	1407	$1,699	$1.21	44d	1	0.32mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	3d	1	0.33mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	2d	1	0.33mi
6744 Teal Cir Princeton, TX	3.0	2.0	1474	$1,790	$1.21	21d	1	0.33mi
6751 Highlands St Princeton, TX	3.0	2.0	1411	$1,639	$1.16	17d	1	0.34mi
812 Sandhill Crane Ln Princeton, TX	3.0	2.5	1309	$1,850	$1.41	44d	1	0.35mi
801 Wagtail Dr , TX	4.0	2.5	1535	$1,975	$1.29	7d	1	0.35mi
803 Wagtail Dr , TX	3.0	2.5	1360	$1,605	$1.18	22d	1	0.36mi
6561 Alfalfa St Princeton, TX	3.0	2.0	1436	$1,599	$1.11	44d	1	0.36mi
241 Thresher Ln Princeton, TX	4.0	2.0	1295	$1,850	$1.43	24d	1	0.36mi
6550 August Dr Princeton, TX	3.0	2.0	1407	$1,695	$1.20	4d	1	0.37mi
211 Herman Ln Princeton, TX	4.0	2.0	1295	$1,595	$1.23	44d	1	0.38mi
230 Sunflower St Princeton, TX	4.0	2.0	1300	$1,560	$1.20	24d	1	0.38mi
6313 Kingfisher Way Princeton, TX	3.0	3.0	1360	$1,650	$1.21	44d	1	0.39mi
134 Harvest St Princeton, TX	3.0	2.0	1440	$1,825	$1.27	19d	1	0.40mi
623 Linden Rd Princeton, TX	3.0	2.5	1419	$1,650	$1.16	44d	1	0.41mi
252 Jethro Ln Princeton, TX	4.0	2.0	1300	$1,595	$1.23	44d	1	0.41mi
206 Sunflower St Princeton, TX	3.0	2.0	1155	$1,475	$1.28	21d	1	0.41mi
152 Thresher Ln Princeton, TX	4.0	2.0	1300	$1,750	$1.35	13d	1	0.41mi
911 Sandhill Crane Ln Princeton, TX	3.0	2.5	1360	$1,575	$1.16	44d	1	0.41mi
6225 Kingfisher Way Princeton, TX	3.0	2.5	1290	$1,625	$1.26	4d	1	0.42mi
904 Sandhill Crane Ln Princeton, TX	4.0	2.5	1600	$1,750	$1.09	44d	1	0.42mi
619 Fisher Ln Princeton, TX	3.0	2.0	1260	$1,600	$1.27	44d	1	0.42mi
914 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,775	$1.49	7d	1	0.42mi
905 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	22d	1	0.43mi

HOA detail

• Monthly dues: $41 · $492/yr

Listing history 3 events

1. 2026-03-07
   status Pending
2. 2026-03-04
   price $223,999
3. 2026-03-03
   listed $225,999 Active

ⓘ 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: $22,819
• − Mortgage interest: −$12,547
• − Property taxes: −$3,360
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − HOA: −$492
• − Depreciation: −$6,516
• Taxable loss: −$4,868
• Est. tax savings @ 24.0%: +$1,168
• After-tax cash flow: $127/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
• City population: 69,325
• 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

-0.9% since first listed

3 events — show timeline

• 2026-03-07 Pending — NTREIS
• 2026-03-04 Price Changed $223,999 NTREIS
• 2026-03-03 Listed $225,999 NTREIS