6106 Pinion Trl · Wylie, TX 75407

$224,990

3 bd · 2.5 ba · 1,419 sqft · SingleFamily · 128 Days on market

Built 2025 6,050 sqft lot Est $226k · at est. $42/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 +11.0/30.0
• ARV discount +7.6/15.0
• Schools +4.2/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

New homes in Princeton, TX! Welcome to Arbor Trails! This gorgeous new Express homes community is located in Collin County, Branch , Princeton area off CR 437. DR Horton, your new home builder, we offer 3 different plans in Arbor Trails ranging from a 2 2.5 1 1,130 sq ft to a 4 2.5 1 that's 1,549 sq ft.

Key facts

• 6,050 sq ft lot
• Garage
• Built 2025

Property features AI

Finance

• Other: Energy-efficient features include 12-inch+ attic insulation, HVAC, thermostat, and efficient windows
• Financial info: Loan type: Treat as clear; No second mortgage indicated
• HOA & community: Mandatory HOA; HOA management: Neighborhood Managment; HOA fees $250 semi-annually (includes management fees); HOA management phone: [phone]

Exterior

• Parking: Attached garage; 1 garage space; Covered parking for 1 vehicle; Garage dimensions approx. 11' wide x 20' long
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: City water; City sewer; Municipal utility district; Underground utilities
• Home design: Single-family residence; Residential property; Not attached to another unit; New construction (incomplete) built in 2025; Subdivision: Arbor Trails North
• Construction: Frame and siding construction; Composition roof; Slab foundation
• Exterior features: Wood fencing; Sidewalks and curbs; Concrete surfaces; Underground utilities

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range
• Bedrooms: 3 bedrooms (all on upper level); Primary bedroom on 2nd floor, approx. 15 x 13; Bedroom on 2nd floor, approx. 10 x 11; Bedroom on 2nd floor, approx. 10 x 10
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cable TV available; High-speed internet available; Other interior features; 1 living area; 1 dining area; 5 total rooms; Two-level home
• Laundry & utility: Smart home features (app or pass enabled)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (15.4% below list).
• Recommended offer: $190k (15.4% 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

• It's been on market 128 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 11480% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $190,292 (15.4% 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. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 5.79%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $225,621
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6110 Pinion Trl	0.00mi	3/2.5	1,419 (0%)	1mo	$229,990	$162	99
724 Wagtail Dr	0.21mi	3/2.5	1,360 (-4%)	1mo	$195,999	$144	82
6308 Sandpiper Ln	0.25mi	3/2.5	1,360 (-4%)	1mo	$217,999	$160	81
6100 Pinion Trl	0.00mi	4/2.5 (+1)	1,549 (+9%)	1mo	$237,490	$153	79
6412 Longspur Ln	0.43mi	3/2.0	1,402 (-1%)	0mo	$222,999	$159	76
416 Sandhill Crane Ln	0.45mi	3/2.0	1,402 (-1%)	0mo	$221,999	$158	75
6413 Longspur Ln	0.45mi	3/2.0	1,411 (-1%)	1mo	$215,000	$152	75
6414 Willet Rd	0.48mi	3/2.0	1,402 (-1%)	1mo	$252,999	$180	73
6508 Glade St	0.48mi	3/2.0	1,402 (-1%)	1mo	$222,999	$159	73
6314 Sandpiper Ln	0.27mi	4/2.5 (+1)	1,535 (+8%)	0mo	$207,999	$136	68
5430 Longshadow Dr	0.67mi	3/2.0	1,436 (+1%)	1mo	$205,000	$143	64
6728 Teal Cir	0.72mi	3/2.0	1,268 (-11%)	0mo	$239,999	$189	46

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: -22.7%
• Equity multiple: 0.24×
• Total profit: $-47,938
• Equity at exit: $33,547

10-year hold

• IRR: -27.8%
• Equity multiple: -0.12×
• Total profit: $-70,746
• Equity at exit: $19,453

Cash invested: $62,997 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,903 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$42
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-94

Break-even live

Break-even rent $2,021

Max offer price $211,453

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: $56,248
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6102 Pinion Trl , TX	3.0	2.5	1419	$1,600	$1.13	43d	1	0.00mi
6015 Pinion Trl , TX	4.0	2.5	1615	$1,950	$1.21	43d	1	0.01mi
6018 Primrose Rd , TX	3.0–4.0	2.5	1484	$1,800	$1.21	3d	5	0.06mi
623 Linden Rd Princeton, TX	3.0	2.5	1419	$1,650	$1.16	43d	1	0.09mi
6222 Sandpiper Ln Unit NA Princeton, TX	3.0	2.5	1400	$1,750	$1.25	7d	1	0.20mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	2d	1	0.21mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	3d	1	0.21mi
6448 County Road 437 Princeton, TX	2.0	3.0	1621	$3,950	$2.44	1d	1	0.22mi
6225 Kingfisher Way Princeton, TX	3.0	2.5	1290	$1,625	$1.26	4d	1	0.23mi
910 Wood Stork Way Princeton, TX	2.0	2.5	1022	$1,700	$1.66	18d	1	0.23mi
721 Wagtail Dr Princeton, TX	4.0	2.5	1535	$1,600	$1.04	24d	1	0.24mi
801 Wagtail Dr , TX	4.0	2.5	1535	$1,975	$1.29	7d	1	0.24mi
803 Wagtail Dr , TX	3.0	2.5	1360	$1,605	$1.18	22d	1	0.25mi
6310 Sandpiper Ln Princeton, TX	4.0	2.5	1549	$2,030	$1.31	11d	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	0.26mi
926 Wood Stork Way Princeton, TX	3.0	2.5	1285	$1,700	$1.32	24d	1	0.27mi
812 Sandhill Crane Ln Princeton, TX	3.0	2.5	1309	$1,850	$1.41	43d	1	0.27mi
905 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	24d	1	0.28mi
905 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	22d	1	0.28mi
6313 Kingfisher Way Princeton, TX	3.0	3.0	1360	$1,650	$1.21	43d	1	0.29mi
904 Sandhill Crane Ln Princeton, TX	4.0	2.5	1600	$1,750	$1.09	43d	1	0.30mi
914 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,775	$1.49	7d	1	0.31mi
919 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	43d	1	0.31mi
919 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,700	$1.11	17d	1	0.31mi
911 Sandhill Crane Ln Princeton, TX	3.0	2.5	1360	$1,575	$1.16	44d	1	0.32mi
935 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,999	$1.68	18d	1	0.33mi
600 Sandhill Crane Ln Princeton, TX	3.0	2.0	1402	$2,100	$1.50	12d	1	0.33mi
6234 Sanderling St Princeton, TX	4.0	2.5	1535	$1,725	$1.12	43d	1	0.33mi
5808 Cherry Hollow Way Princeton, TX	3.0	2.0	1260	$1,749	$1.39	17d	1	0.44mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	7d	1	0.45mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	17d	1	0.45mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	43d	1	0.46mi
5836 Crystal Water Way Princeton, TX	3.0	2.0	1481	$1,799	$1.21	5d	1	0.48mi
6505 Glade St Princeton, TX	4.0	2.0	1600	$1,800	$1.12	43d	1	0.49mi
318 Mahogany Ln Princeton, TX	3.0	2.0	1479	$1,800	$1.22	24d	1	0.54mi
416 Finch CIR Princeton, TX	3.0	2.0	1266	$1,350	$1.07	43d	1	0.54mi
427 Ashbrook Way Princeton, TX	3.0	2.0	1482	$1,800	$1.21	4d	1	0.54mi
427 Bower DR Princeton, TX	4.0	2.0	1600	$1,850	$1.16	24d	1	0.56mi
411 Ashbrook Way Princeton, TX	4.0	2.0	1675	$1,995	$1.19	43d	1	0.56mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 12 events

1. 2026-05-29
   soldstatus Closed
2. 2026-05-28
   status Active
3. 2026-04-02
   historical $1,750
4. 2026-02-17
   price $1,750
5. 2025-12-31
   listed $1,943
6. 2025-12-04
   historical
7. 2025-12-01
   price $224,990
8. 2025-11-06
   price $229,990
9. 2025-11-06
   price $224,990
10. 2025-10-29
    price $229,990
11. 2025-10-23
    price $234,990
12. 2025-07-30
    listed $239,990 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: $22,835
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − HOA: −$504
• − Depreciation: −$6,545
• Taxable loss: −$4,970
• Est. tax savings @ 24.0%: +$1,193
• After-tax cash flow: $70/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

-99.3% since first listed

12 events — show timeline

• 2026-05-29 Sold (MLS) — NTREIS
• 2026-05-28 Relisted — NTREIS
• 2026-04-02 Rental Removed $1,750 BUILDIUM
• 2026-02-17 Price Changed $1,750 BUILDIUM
• 2025-12-31 Listed for Rent $1,943 BUILDIUM
• 2025-12-04 Listing Removed — NTREIS
• 2025-12-01 Price Changed $224,990 NTREIS
• 2025-11-06 Price Changed $229,990 NTREIS
• 2025-11-06 Price Changed $224,990 NTREIS
• 2025-10-29 Price Changed $229,990 NTREIS
• 2025-10-23 Price Changed $234,990 NTREIS
• 2025-07-30 Listed $239,990 NTREIS