5646 Bristle Leaf Dr · Wylie, TX 75407

$185,000

2 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 6 Days on market

Built 2022 5,227 sqft lot Est $194k · at est. $58/mo HOA · 3% 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 +10.4/30.0
• ARV discount +9.7/15.0
• 1% rule +4.9/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 5646 Bristle Leaf Dr in Princeton, TX! This charming 2-bedroom, 1-bath home built in 2022 offers low-maintenance living with modern finishes and an open-concept layout perfect for first-time homebuyers, downsizers, or investors. The bright kitchen opens to the spacious living area, creating a functional flow for everyday living and entertaining. Enjoy energy-efficient construction, modern cabinetry, durable flooring, and a private backyard with room to relax, garden, or entertain. The attached garage and smart layout maximize every square foot. Located in fast-growing Princeton near McKinney, this home offers convenient access to Hwy 380, shopping, dining, schools, and major empl

Key facts

• Modern cabinetry
• Private backyard
• Convenient access

Tags

• ENERGY EFFICIENT CONSTRUCTION
• MODERN CABINETRY
• PRIVATE BACKYARD
• CONVENIENT ACCESS
• NEARBY ATTRACTIONS

Property features AI

Finance

• Other: Property type treated as residential single family; Standard listing; transaction type: For Sale; Possession at closing/funding
• Financial info: Listing accepts Cash, Conventional, FHA, VA financing; No second mortgage indicated
• HOA & community: Mandatory association; Annual HOA fee of $700; HOA includes full use of facilities and grounds maintenance; HOA management: Bridgewater Residential Community, Inc.

Exterior

• Parking: Driveway; Garage; Covered parking for 2 vehicles; Attached 1-car garage
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story; Preowned (built in 2022)
• Construction: Built in 2022; Slab foundation
• Exterior features: Less than 0.5 acre lot; Subdivision: Bridgewater Ph 4b; Please use GPS for directions

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: 2 bedrooms (both on main level); Primary bedroom on main level
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Open floorplan; Kitchen island; Eat-in kitchen; Pantry; Walk-in closet(s); 6 total rooms; 1 living area; 1 dining area; One-level layout
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater; Utility room on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (0.5% below list).
• Recommended offer: $168k (9.3% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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: Harper El (math 50% / reading 41%, grade D-, #1,112 of 4,322 statewide, top 26%, 436 students, 56% FRL); Clark Middle (math 53% / reading 42%, grade C-, #408 of 1,662 statewide, top 25%, 707 students, 66% FRL); Princeton H S (math 52% / reading 54%, grade C-, #437 of 1,632 statewide, top 27%, 1,521 students, 57% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents soft (-1.0%/yr); 1410 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $6k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 8→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,795 (9.3% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.99% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $194,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5509 Timber Point Dr	0.16mi	2/1.0	1,039 (+3%)	4mo	$199,000	$192	85
207 Lemongrass	0.30mi	2/1.0	1,039 (+3%)	8mo	$187,900	$181	75
318 Moray Dr	0.33mi	2/1.0	1,047 (+4%)	8mo	$210,000	$201	73
115 Lemongrass Dr	0.31mi	2/1.0	1,039 (+3%)	13mo	$215,000	$207	70
733 Slocum Way	0.75mi	2/1.0	1,012 (0%)	6mo	$193,500	$191	60
111 Wind Cove Ln	0.70mi	2/2.0	1,082 (+7%)	9mo	$239,990	$222	44
6211 Surfside Dr	0.72mi	2/2.0	1,084 (+7%)	12mo	$229,990	$212	41
6300 Surfside Dr	0.72mi	2/2.0	1,084 (+7%)	13mo	$229,990	$212	40
329 Clematis St	0.71mi	2/2.5	1,101 (+9%)	8mo	$209,990	$191	39
301 Clematis St	0.71mi	2/2.5	1,101 (+9%)	9mo	$209,990	$191	39
305 Clematis St	0.71mi	2/2.5	1,101 (+9%)	9mo	$204,990	$186	39
321 Clematis St	0.71mi	2/2.5	1,101 (+9%)	9mo	$209,990	$191	39

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: -24.1%
• Equity multiple: 0.20×
• Total profit: $-41,379
• Equity at exit: $27,584

10-year hold

• IRR: -35.3%
• Equity multiple: -0.24×
• Total profit: $-64,068
• Equity at exit: $15,995

Cash invested: $51,800 (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: 1410
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,840 high
• Mortgage (P&I): −$970
• Tax from tax record: −$446 /mo · $5,352/yr
• Insurance: −$77
• HOA: −$58
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-97

Break-even live

Break-even rent $1,964

Max offer price $167,795

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-45	+0% $-97	+5% $-150	+10% $-202
Rent	-10% $-243	-5% $-170	+0% $-97	+5% $-25	+10% $48
Rate	-1.0pp $-4	-0.5pp $-50	base $-97	+0.5pp $-145	+1.0pp $-194

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5644 Rockrose Ln Princeton, TX	3.0	2.0	1262	$1,800	$1.43	45d	1	0.03mi
5708 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,925	$1.34	45d	1	0.07mi
119 Cypress Ln Princeton, TX	3.0	2.0	1260	$1,750	$1.39	45d	1	0.07mi
5724 Rockrose Ln Princeton, TX	3.0	2.0	1266	$2,050	$1.62	26d	1	0.09mi
5733 Rockrose Ln Princeton, TX	3.0	2.0	1266	$1,720	$1.36	45d	1	0.12mi
5836 Timber Point Dr Princeton, TX	3.0	2.0	1440	$1,875	$1.30	20d	1	0.16mi
5504 Rockrose Ln Princeton, TX	3.0	2.0	1479	$1,999	$1.35	6d	1	0.16mi
5817 Rockrose Ln Princeton, TX	3.0	2.0	1411	$1,624	$1.15	22d	1	0.16mi
5825 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,780	$1.24	45d	1	0.17mi
228 Rubylace Dr Princeton, TX	3.0	2.0	1436	$1,700	$1.18	45d	1	0.20mi
318 Mahogany Ln Princeton, TX	3.0	2.0	1479	$1,800	$1.22	26d	1	0.24mi
136 Honeysuckle St Princeton, TX	3.0	2.0	1267	$1,700	$1.34	45d	1	0.25mi
330 Ashbrook Way Princeton, TX	3.0	2.0	1479	$1,699	$1.15	1d	1	0.25mi
320 Dewberry St Princeton, TX	3.0	2.0	1481	$1,695	$1.14	1d	1	0.26mi
320 Dewberry St Princeton, TX	3.0	2.0	1481	$1,745	$1.18	14d	1	0.26mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,749	$1.18	7d	1	0.27mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,849	$1.25	26d	1	0.27mi
5836 Crystal Water Way Princeton, TX	3.0	2.0	1481	$1,799	$1.21	7d	1	0.28mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	19d	1	0.31mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	9d	1	0.31mi
427 Ashbrook Way Princeton, TX	3.0	2.0	1482	$1,800	$1.21	5d	1	0.32mi
5808 Cherry Hollow Way Princeton, TX	3.0	2.0	1260	$1,749	$1.39	19d	1	0.35mi
143 Plumcove Dr Princeton, TX	3.0	3.0	1376	$2,150	$1.56	45d	1	0.37mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	45d	1	0.46mi
525 Dashwood Dr Princeton, TX	3.0	2.0	1243	$1,700	$1.37	1d	1	0.46mi
108 Wyndemere Ln Princeton, TX	3.0	2.0	1438	$2,100	$1.46	45d	1	0.48mi
617 Dashwood Dr Princeton, TX	3.0	2.0	1440	$1,619	$1.12	4d	1	0.51mi
510 Olmstead Dr Princeton, TX	3.0	2.0	1260	$2,395	$1.90	7d	1	0.53mi
5105 Greywing Dr Princeton, TX	3.0	2.0	1438	$1,895	$1.32	19d	1	0.65mi
5322 Longshadow Dr Princeton, TX	3.0	2.0	1407	$1,699	$1.21	4d	1	0.70mi
5322 Longshadow Dr Princeton, TX	3.0	2.0	1407	$1,899	$1.35	22d	1	0.70mi
6018 Primrose Rd , TX	3.0–4.0	2.5	1484	$1,800	$1.21	5d	5	0.70mi
623 Linden Rd Princeton, TX	3.0	2.5	1419	$1,650	$1.16	45d	1	0.72mi
5213 Longshadow Dr Princeton, TX	3.0	2.0	1260	$1,985	$1.58	1d	1	0.72mi
134 Harvest St Princeton, TX	3.0	2.0	1440	$1,825	$1.27	20d	1	0.72mi
6114 Holly Spring Rd , TX	2.0	2.5	1130	$1,675	$1.48	45d	1	0.72mi
6114 Holly Spring Rd , TX	2.0	2.5	1351	$1,550	$1.15	14d	1	0.72mi
6203 Holly Spring Rd , TX	2.0	2.5	1130	$1,595	$1.41	45d	1	0.72mi
5324 Vinebrook Way Princeton, TX	3.0	2.0	1262	$1,695	$1.34	45d	1	0.72mi
6111 Shearwater Rd , TX	3.0	2.0	1392	$1,900	$1.36	1d	1	0.73mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 5 events

1. 2026-06-21
   days on market $185,000 Active 6 DOM
2. 2026-06-18
   days on market $185,000 Active 3 DOM
3. 2026-06-17
   days on market $185,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $185,000 Active 1 DOM

ⓘ 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: $5,352 · $446/mo
• Projected year-2 tax: $5,352 · $446/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 8 d/yr ≥110°F today · 27 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: $22,083
• − Mortgage interest: −$10,363
• − Property taxes: −$5,352
• − Insurance: −$925
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − HOA: −$696
• − Depreciation: −$5,382
• Taxable loss: −$4,167
• Est. tax savings @ 24.0%: +$1,000
• After-tax cash flow: $-169/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: 34,171
• 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

1 event — show timeline

• 2026-05-28 Listed $185,000 NTREIS

Property tax history

+90.1%/yr

Latest (2025): $5,352 · -5.8% YoY. Source: county tax records.