603 Gunsmoke Trl · Princeton, TX 75407

$264,900

3 bd · 2.0 ba · 1,454 sqft · SingleFamily public records · 65 Days on market

Built 2020 6,970 sqft lot $182/sqft · 19% below area Est $327k · 19% under $52/mo HOA · 3% of rent ↓ 4% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 603 Gunsmoke Trl in Princeton — a beautifully maintained 2020-built home located in a growing community with resort-style amenities. Designed for comfortable everyday living and easy entertaining, this home offers a bright, open layout with a natural flow between the living area, kitchen, and dining space. The kitchen features ample cabinet storage and counter space, making it ideal for everything from quick weeknight meals to hosting friends and family. The primary suite provides a relaxing retreat with a private ensuite bath and generous closet space, while the additional bedrooms offer flexibility for guests, a home office, or changing needs. Step outside and enjoy your own backyard space—perfect for grilling, gardening, or simply unwinding after a long day. One of the best highlights is the neighborhood lifestyle: enjoy access to a beautiful community pool and playground, giving you even more space to relax, play, and connect with neighbors. Conveniently located near major routes and everyday essentials, 603 Gunsmoke Trl is a fantastic opportunity to own a newer home in one of North Texas’ fastest-growing areas. Schedule your private showing today.

Key facts

• Community pool
• Open layout
• Backyard space

Tags

• RESORT STYLE AMENITIES
• OPEN LAYOUT
• AMPLE CABINET STORAGE
• PRIVATE ENSUITE BATH
• BACKYARD SPACE
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-365 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (22.1% below list).
• Recommended offer: $200k (24.3% below list) — sets the bar for cash-flow.

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); 1409 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $8k 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 65 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,468 (24.3% 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. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 24% 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. 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: 0.78% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.90%
• DSCR: 0.74
• GRM: 10.7

CMA / ARV

• ARV (median comp): $326,554
• List price: $264,900
• Delta: -18.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1002 Dry Gulch Way	0.16mi	3/2.0	1,454 (0%)	2mo	$265,000	$182	90
1004 Longhorn Ln	0.07mi	3/2.0	1,536 (+6%)	5mo	$279,999	$182	83
701 Gallop Dr	0.13mi	3/2.0	1,536 (+6%)	4mo	$275,000	$179	82
405 Saddle Club Way	0.25mi	3/2.0	1,536 (+6%)	0mo	$275,000	$179	79
719 Stampede Ln	0.44mi	3/2.0	1,454 (0%)	2mo	$295,000	$203	78
405 Rawhide Way	0.28mi	3/2.0	1,622 (+12%)	4mo	$275,000	$170	65
1445 Kinsdale Dr	0.73mi	3/2.0	1,428 (-2%)	1mo	$244,990	$172	62
702 Stampede Ln	0.38mi	4/2.0 (+1)	1,592 (+10%)	2mo	$298,900	$188	60
408 Rawhide Way	0.24mi	4/2.0 (+1)	1,664 (+14%)	2mo	$275,000	$165	58
906 Honey Maple St	0.42mi	3/2.0	1,652 (+14%)	1mo	$265,000	$160	56
624 Willow View Way	0.47mi	3/2.0	1,643 (+13%)	1mo	$295,000	$180	55
1100 Western Way	0.53mi	3/2.0	1,622 (+12%)	4mo	$275,000	$170	53

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: -30.1%
• Equity multiple: 0.03×
• Total profit: $-72,072
• Equity at exit: $39,497

10-year hold

• IRR: -53.8%
• Equity multiple: -0.56×
• Total profit: $-115,511
• Equity at exit: $22,904

Cash invested: $74,172 (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: 1409
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,064 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$444 /mo · $5,326/yr
• Insurance: −$110
• HOA: −$52
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-365

Break-even live

Break-even rent $2,526

Max offer price $200,468

Occupancy floor —

Sensitivity live

Price	-10% $-215	-5% $-290	+0% $-365	+5% $-440	+10% $-515
Rent	-10% $-528	-5% $-446	+0% $-365	+5% $-283	+10% $-202
Rate	-1.0pp $-231	-0.5pp $-297	base $-365	+0.5pp $-433	+1.0pp $-503

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 Saddle Club Way Princeton, TX	4.0	2.0	1592	$2,050	$1.29	44d	1	0.13mi
420 Gunsmoke Trl Princeton, TX	4.0	2.0	1865	$1,975	$1.06	8d	1	0.14mi
611 Saddle Club Way Princeton, TX	4.0	2.0	1828	$2,100	$1.15	44d	1	0.16mi
603 Smokey Trl Princeton, TX	3.0	2.0	1622	$2,100	$1.29	19d	1	0.31mi
513 Spur Rdg Princeton, TX	3.0	2.0	1622	$2,200	$1.36	18d	1	0.37mi
408 Stampede Ln Princeton, TX	4.0	2.0	1794	$1,925	$1.07	44d	1	0.41mi
1006 Honey Maple St Princeton, TX	4.0	2.0	1842	$1,950	$1.06	44d	1	0.50mi
1008 Honey Maple St Princeton, TX	4.0	2.0	1825	$1,995	$1.09	25d	1	0.51mi
627 Willow View Way Princeton, TX	4.0	2.0	1664	$2,000	$1.20	44d	1	0.52mi
1412 Chestnut Cove Dr Princeton, TX	3.0	2.0	1633	$2,000	$1.22	21d	1	0.53mi
1501 Hidden Bluff Xing Princeton, TX	4.0	2.0	1794	$2,200	$1.23	13d	1	0.57mi
810 Silverbell St Princeton, TX	3.0	2.0	1602	$1,749	$1.09	8d	1	0.63mi
780 Evergreen St Princeton, TX	4.0	2.0	1838	$2,069	$1.13	44d	1	0.64mi
815 Evergreen St Princeton, TX	4.0	2.0	1835	$1,999	$1.09	44d	1	0.66mi
905 Silverbell St Princeton, TX	3.0	2.0	1445	$1,850	$1.28	19d	1	0.66mi
715 Mulberry Dr Princeton, TX	3.0	2.0	1298	$1,695	$1.31	25d	1	0.72mi
922 Evergreen St Princeton, TX	4.0	2.0	1838	$1,900	$1.03	6d	1	0.74mi
417 Sweet Shade Ln Princeton, TX	4.0	2.0	1726	$1,900	$1.10	18d	1	0.76mi
414 Sweet Shade Ln Princeton, TX	3.0	2.0	1700	$1,900	$1.12	44d	1	0.77mi
204 Marsh Ln Princeton, TX	4.0	2.5	1722	$1,700	$0.99	44d	1	0.77mi
409 Buckeye Ave Princeton, TX	4.0	2.0	1726	$1,850	$1.07	44d	1	0.78mi
203 Marsh Ln Princeton, TX	3.0	2.5	1586	$1,575	$0.99	8d	1	0.78mi
771 Bayonet St Princeton, TX	3.0	2.0	1516	$1,850	$1.22	23d	1	0.80mi
220 Marsh Ln Princeton, TX	4.0	2.5	1722	$1,785	$1.04	6d	1	0.81mi
1208 Sequoia Ln Princeton, TX	4.0	2.0	1828	$2,000	$1.09	44d	1	0.83mi
229 Marsh Ln Princeton, TX	3.0	2.5	1550	$1,650	$1.06	25d	1	0.84mi
767 Myrtle Ln Princeton, TX	3.0	2.0	1516	$1,790	$1.18	8d	1	0.85mi
767 Myrtle Ln Princeton, TX	3.0	2.0	1516	$1,775	$1.17	5d	1	0.85mi
303 Stone Ct Princeton, TX	3.0	2.5	1586	$1,700	$1.07	25d	1	0.87mi
315 Stone Ct Princeton, TX	3.0	2.5	1573	$2,100	$1.34	44d	1	0.90mi
366 Lake Erie Dr Princeton, TX	4.0	2.5	1824	$1,990	$1.09	25d	1	0.93mi
2440 Limerick Dr Princeton, TX	4.0	2.0	1783	$1,998	$1.12	25d	1	0.94mi
843 Ozark Path Princeton, TX	3.0	2.0	1249	$2,100	$1.68	44d	1	0.94mi
1105 Daffodil St Princeton, TX	3.0	2.0	1606	$2,090	$1.30	19d	1	0.97mi
309 Hackberry St Princeton, TX	3.0	2.0	1594	$1,800	$1.13	44d	1	0.98mi
865 Table Rock St Princeton, TX	3.0	2.0	1563	$2,050	$1.31	23d	1	0.99mi
1209 Mesquite Ln Princeton, TX	4.0	2.0	1828	$1,995	$1.09	13d	1	1.00mi
803 Table Rock St Princeton, TX	4.0	2.5	1683	$1,850	$1.10	44d	1	1.01mi
226 Griffith Dr Princeton, TX	3.0	2.5	1339	$1,675	$1.25	25d	1	1.01mi
508 Poplar St Princeton, TX	4.0	2.0	1835	$1,995	$1.09	17d	1	1.04mi

HOA detail

• Monthly dues: $52 · $624/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-21
   days on market $264,900 Active 65 DOM
2. 2026-06-18
   days on market $264,900 Active 62 DOM
3. 2026-06-17
   days on market $264,900 Active 61 DOM
4. 2026-06-16
   days on market $264,900 Active 60 DOM
5. 2026-06-15
   days on market $264,900 Active 59 DOM
6. 2026-06-13
   days on market $264,900 Active 57 DOM
7. 2026-06-13
   days on market $264,900 Active 56 DOM
8. 2026-06-09
   days on market $264,900 Active 53 DOM
9. 2026-06-08
   days on market $264,900 Active 52 DOM
10. 2026-06-07
    days on market $264,900 Active 51 DOM
11. 2026-06-04
    days on market $264,900 Active 48 DOM
12. 2026-06-03
    days on market $264,900 Active 47 DOM
13. 2026-06-02
    days on market $264,900 Active 46 DOM
14. 2026-06-01
    days on market $264,900 Active 45 DOM
15. 2026-05-31
    days on market $264,900 Active 44 DOM
16. 2026-05-14
    price $264,900 1201-char remark

    Show marketing remark (1201 chars)

    Welcome to 603 Gunsmoke Trl in Princeton — a beautifully maintained 2020-built home located in a growing community with resort-style amenities. Designed for comfortable everyday living and easy entertaining, this home offers a bright, open layout with a natural flow between the living area, kitchen, and dining space. The kitchen features ample cabinet storage and counter space, making it ideal for everything from quick weeknight meals to hosting friends and family. The primary suite provides a relaxing retreat with a private ensuite bath and generous closet space, while the additional bedrooms offer flexibility for guests, a home office, or changing needs. Step outside and enjoy your own backyard space—perfect for grilling, gardening, or simply unwinding after a long day. One of the best highlights is the neighborhood lifestyle: enjoy access to a beautiful community pool and playground, giving you even more space to relax, play, and connect with neighbors. Conveniently located near major routes and everyday essentials, 603 Gunsmoke Trl is a fantastic opportunity to own a newer home in one of North Texas’ fastest-growing areas. Schedule your private showing today.

17. 2026-05-13
    price $2,699,000 1201-char remark

    Show marketing remark (1201 chars)

    Welcome to 603 Gunsmoke Trl in Princeton — a beautifully maintained 2020-built home located in a growing community with resort-style amenities. Designed for comfortable everyday living and easy entertaining, this home offers a bright, open layout with a natural flow between the living area, kitchen, and dining space. The kitchen features ample cabinet storage and counter space, making it ideal for everything from quick weeknight meals to hosting friends and family. The primary suite provides a relaxing retreat with a private ensuite bath and generous closet space, while the additional bedrooms offer flexibility for guests, a home office, or changing needs. Step outside and enjoy your own backyard space—perfect for grilling, gardening, or simply unwinding after a long day. One of the best highlights is the neighborhood lifestyle: enjoy access to a beautiful community pool and playground, giving you even more space to relax, play, and connect with neighbors. Conveniently located near major routes and everyday essentials, 603 Gunsmoke Trl is a fantastic opportunity to own a newer home in one of North Texas’ fastest-growing areas. Schedule your private showing today.

18. 2026-04-17
    listed $275,000 Active 1201-char remark

    Show marketing remark (1201 chars)

    Welcome to 603 Gunsmoke Trl in Princeton — a beautifully maintained 2020-built home located in a growing community with resort-style amenities. Designed for comfortable everyday living and easy entertaining, this home offers a bright, open layout with a natural flow between the living area, kitchen, and dining space. The kitchen features ample cabinet storage and counter space, making it ideal for everything from quick weeknight meals to hosting friends and family. The primary suite provides a relaxing retreat with a private ensuite bath and generous closet space, while the additional bedrooms offer flexibility for guests, a home office, or changing needs. Step outside and enjoy your own backyard space—perfect for grilling, gardening, or simply unwinding after a long day. One of the best highlights is the neighborhood lifestyle: enjoy access to a beautiful community pool and playground, giving you even more space to relax, play, and connect with neighbors. Conveniently located near major routes and everyday essentials, 603 Gunsmoke Trl is a fantastic opportunity to own a newer home in one of North Texas’ fastest-growing areas. Schedule your private showing today.

ⓘ 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: $5,326 · $444/mo
• Projected year-2 tax: $5,326 · $444/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 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: $24,769
• − Mortgage interest: −$14,839
• − Property taxes: −$5,326
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − HOA: −$624
• − Depreciation: −$7,706
• Taxable loss: −$9,013
• Est. tax savings @ 24.0%: +$2,163
• After-tax cash flow: $-2,214/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 — 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

• Census place: Princeton, TX
• 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

-3.7% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $264,900 NTREIS
• 2026-05-13 Price Changed $2,699,000 NTREIS
• 2026-04-17 Listed $275,000 NTREIS

Property tax history

+42.8%/yr

Latest (2025): $5,326 · -2.7% YoY. Source: county tax records.