901 Armadillo St · Princeton, TX 75407

$105,495

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 17 Days on market

Built 2026 Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

The Renegade is a stylish new 3 bedroom, 2 bath home with approximately 1,344 sq. ft. of thoughtfully designed living space. This home features an open-concept layout with a spacious living room, a modern island kitchen, and a split-bedroom design that gives the primary suite added privacy. The kitchen offers a bright, upscale feel with contemporary cabinetry, generous counter space, and a large center island perfect for everyday meals or entertaining. The private primary suite includes its own bath with dual sinks and a walk-in shower, while two additional bedrooms and a second full bath provide flexible space for family, guests, or a home office. With modern finishes, efficient use of spa

Key facts

• Dual sinks
• Split-bedroom design
• Walk-in shower

Tags

• OPEN-CONCEPT LAYOUT
• MODERN ISLAND KITCHEN
• SPLIT-BEDROOM DESIGN
• PRIVATE PRIMARY SUITE
• DUAL SINKS
• WALK-IN SHOWER

Property features AI

Finance

• Other: Living area approximately 1,344
• Financial info: List price: $105,495

Exterior

• Utilities: Electric heating and power; Central air conditioning
• Home design: Single-family (spec home); Plan name: Renegade
• Exterior features: Shake roof

Interior

• Kitchen: Includes refrigerator and dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning; Ceiling fans
• Interior features: Refrigerator; Dishwasher

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $857 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $104k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 4.5% in Princeton — 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 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.
• 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.
• 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $729 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $30k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($104k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,912 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.90% ✓
• Cap rate: 16.04%
• Cash-on-cash: 34.82%
• DSCR: 2.55
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.07×
• Total profit: $31,637
• Equity at exit: $15,730

10-year hold

• IRR: 32.6%
• Equity multiple: 3.55×
• Total profit: $75,220
• Equity at exit: $9,121

Cash invested: $29,539 (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: 4.4×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$553
• Tax est. 1.5%: −$132 /mo · $1,582/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $857

Break-even live

Break-even rent $923

Max offer price $105,495

Occupancy floor 52%

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: $26,374
• Closing costs: $3,165
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 Fox DR Princeton, TX	3.0	2.0	1435	$2,208	$1.54	1d	11	0.02mi
617 Delaware Ave Princeton, TX	3.0	2.0	1407	$1,749	$1.24	5d	1	0.28mi
622 Delaware Ave Princeton, TX	3.0	2.5	1633	$1,850	$1.13	21d	1	0.28mi
1414 Windermere Way Princeton, TX	3.0	2.5	1635	$1,995	$1.22	20d	1	0.29mi
1805 Washington St Princeton, TX	3.0	2.0	1437	$1,775	$1.24	43d	1	0.31mi
1104 Witherspoon Ln Princeton, TX	4.0	3.0	1845	$2,200	$1.19	43d	1	0.31mi
1710 Washington St Princeton, TX	3.0	2.0	1437	$1,770	$1.23	1d	1	0.32mi
603 Delaware Ave Princeton, TX	3.0	2.5	1633	$1,897	$1.16	5d	1	0.32mi
604 Princeton Hts Princeton, TX	3.0–5.0	2.0–2.5	1882	$2,045	$1.09	1d	1	0.33mi
907 Princeton Hts Princeton, TX	3.0	2.5	1627	$1,995	$1.23	24d	1	0.39mi
1709 Chapel Hill Rd Princeton, TX	3.0	2.5	1633	$1,695	$1.04	43d	1	0.39mi
1106 Princeton Hts Princeton, TX	3.0	2.0	1399	$1,795	$1.28	1d	1	0.40mi
1818 Marquette Dr Princeton, TX	3.0	2.5	1633	$1,800	$1.10	43d	1	0.40mi
1708 Chapel Hill Rd Princeton, TX	3.0	2.5	1826	$1,850	$1.01	3d	1	0.41mi
1819 Chapel Hill Rd Princeton, TX	3.0	2.0	1437	$1,700	$1.18	43d	1	0.42mi
1901 Chapel Hill Rd Princeton, TX	3.0	2.5	1605	$1,750	$1.09	18d	1	0.43mi
410 Forest St Princeton, TX	3.0	2.0	1412	$1,800	$1.27	7d	1	0.45mi
1906 Chapel Hill Rd Princeton, TX	3.0	2.5	1633	$1,995	$1.22	43d	1	0.46mi
1211 Princeton Hts Princeton, TX	3.0	2.0	1401	$1,995	$1.42	43d	1	0.46mi
1211 Princeton Hts Princeton, TX	3.0	2.0	1401	$1,770	$1.26	17d	1	0.46mi
1210 Bullock Dr Princeton, TX	3.0	3.0	1627	$1,850	$1.14	43d	1	0.48mi
1215 Bullock Dr Princeton, TX	4.0	2.5	1836	$2,095	$1.14	43d	1	0.51mi
1206 Dye Blvd Princeton, TX	4.0	6.0	1845	$2,199	$1.19	43d	1	0.52mi
2117 Revere Dr Princeton, TX	3.0	2.5	1633	$2,050	$1.26	43d	1	0.54mi
1008 N 4th St Princeton, TX	3.0	2.0	1245	$1,776	$1.43	5d	1	0.55mi
1001 Weiss Ave Princeton, TX	3.0	2.0	1209	$1,595	$1.32	43d	1	0.55mi
704 E College St Princeton, TX	4.0	2.0	1710	$1,575	$0.92	43d	1	0.55mi
1105 Butler Ave Princeton, TX	3.0	2.0	1399	$1,749	$1.25	16d	1	0.55mi
912 N 4th St Princeton, TX	4.0	2.0	1448	$2,249	$1.55	12d	1	0.58mi
837 E College St Princeton, TX	4.0	2.5	1575	$1,500	$0.95	43d	1	0.61mi
2207 Pioneer Dr Unit 2207 Princeton, TX	3.0	2.0	1412	$2,100	$1.49	12d	1	0.61mi
806 Parkplace Rdg Princeton, TX	4.0	2.5	1600	$1,500	$0.94	18d	1	0.62mi
812 Parkplace Rdg Princeton, TX	4.0	2.5	1514	$1,575	$1.04	12d	1	0.62mi
2119 Hamilton St Princeton, TX	3.0	2.5	1605	$2,000	$1.25	43d	1	0.63mi
1106 Parkway Trl Princeton, TX	3.0	2.5	1404	$1,500	$1.07	43d	1	0.64mi
819 Parkplace Rdg Princeton, TX	3.0	2.5	1669	$1,700	$1.02	43d	1	0.66mi
216 Savannah Way Princeton, TX	3.0	2.5	1650	$1,875	$1.14	7d	1	0.70mi
2301 States St Princeton, TX	3.0	2.0	1443	$1,770	$1.23	43d	1	0.71mi
2307 States St Princeton, TX	3.0	2.0	1412	$1,800	$1.27	43d	1	0.72mi
2313 States St Princeton, TX	3.0	2.5	1826	$2,200	$1.20	24d	1	0.74mi

Listing history 13 events

1. 2026-06-18
   days on market $105,495 Active 17 DOM
2. 2026-06-17
   days on market $105,495 Active 16 DOM
3. 2026-06-16
   days on market $105,495 Active 15 DOM
4. 2026-06-15
   days on market $105,495 Active 14 DOM
5. 2026-06-13
   days on market $105,495 Active 12 DOM
6. 2026-06-13
   days on market $105,495 Active 11 DOM
7. 2026-06-09
   days on market $105,495 Active 8 DOM
8. 2026-06-08
   days on market $105,495 Active 7 DOM
9. 2026-06-07
   days on market $105,495 Active 6 DOM
10. 2026-06-04
    days on market $105,495 Active 3 DOM
11. 2026-06-03
    days on market $105,495 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $105,495 Active 1 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 21 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: $24,092
• − Mortgage interest: −$5,909
• − Property taxes: −$1,582
• − Insurance: −$527
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − Depreciation: −$3,069
• Taxable income: $9,149
• Est. tax owed @ 24.0%: −$2,196
• After-tax cash flow: $8,089/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

Good 80/100 None rehab

This home is in excellent condition with a modern and stylish interior. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Updating the flooring — New flooring can improve the home's overall appearance and increase its value.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters.
• Both Adding smart home features — Smart home features can increase the home's appeal and value, especially for tech-savvy buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Updating the flooring — New flooring can improve the home's overall appearance and increase its value. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and value, especially for tech-savvy buyers/renters. ↑

ⓘ 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: 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 — 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): 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