2229 Whitney Rd · Celina, TX 75009

$330,000

4 bd · 2.0 ba · 2,083 sqft · SingleFamily · 21 Days on market

Built 2026 Good condition 5,489 sqft lot $158/sqft · 13% below area Est $381k · 13% under $143/mo HOA · 5% of rent ↓ 2% 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 +13.6/15.0
• Cash flow +12.9/30.0
• Schools +5.0/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• Livability +3.4/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks

LENNAR - Legacy Hills - Springsteen Floorplan - This single-story home shares an open layout between the kitchen, nook and family room for easy entertaining, along with access to the covered patio for year-round outdoor lounging. A luxe owner's suite is in a rear of the home and comes complete with an en-suite bathroom and walk-in closet. There are three secondary bedrooms near the front of the home, ideal for household members and overnight guests, as well as a versatile flex space that can transform to meet the homeowner’s needs. Prices, dimensions and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Flex space
• Open layout

Tags

• OPEN LAYOUT
• COVERED PATIO
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• FLEX SPACE

Property features AI

Finance

• Other: Builder special listing condition; Possession at closing/funding
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: Mandatory association (Essex); Annual association fee (paid annually) covers full use of facilities

Exterior

• Parking: Covered parking; 2-car garage (attached, faces front)
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: MUD water; MUD sewer; Curbs and sidewalks; Municipal Utility District; Power and other elements listed as energy-efficient (doors, windows, insulation, thermostat)
• Home design: Single-family residence; One story; Property attached: yes; New construction (incomplete, year built 2026); Deed restrictions
• Construction: Brick and siding exterior; Composition roof; Slab foundation; Year built 2026 (new construction - incomplete)
• Exterior features: Covered porch(es); Gutters; Wood fencing; Large backyard with grass; Landscaped yard; Sprinkler system; Interior lot

Interior

• Kitchen: Dishwasher; Disposal; Gas cooktop; Gas oven; Microwave; Natural stone/granite countertops; Water line to refrigerator; Plumbed for gas in kitchen; Vented exhaust fan; Walk-in pantry / pantry
• Bedrooms: 4 bedrooms (all on main level); Primary bedroom on main level with walk-in closet
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (ENERGY STAR qualified equipment); Central air conditioning (ENERGY STAR qualified equipment)
• Interior features: Open floorplan with kitchen island and pantry; Built-in features; Decorative lighting; Cable TV available; High-speed internet available; Walk-in closet(s)
• Laundry & utility: Plumbed utilities (general); Water heater listed as energy-efficient feature

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $330k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-25 ($-301/yr) — negative.
• To cash-flow at today's rent, offer at most $326k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (8.0% below list).
• Recommended offer: $304k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.8% in Celina — 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 68/100 on livability (#450 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: cost of living C-, amenities F, commute F.
• Celina ISD (rural): math 50% / reading 61% proficiency, ranked #71 of 826 in TX (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Marcy B Lykins El (math 38% / reading 50%, grade F, #1,243 of 4,322 statewide, top 29%, 708 students, 22% FRL).
• Market conditions: Rents falling (-4.6%/yr); 2896 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $10k 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 21 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.

Recommended offer $303,605 (8.0% 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 A-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: 0.92% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 9.1

CMA / ARV

• ARV (median comp): $381,476
• List price: $330,000
• Delta: -13.49%
• 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
2401 Greenbelt Rd	0.34mi	4/2.0	2,083 (0%)	1mo	$352,999	$169	83
1413 Buchanan Way	0.09mi	4/2.0	1,924 (-8%)	1mo	$336,999	$175	83
2417 Lost Creek Ln	0.40mi	4/2.0	2,083 (0%)	2mo	$329,399	$158	80
1501 Buchanan Way	0.08mi	4/3.0	2,229 (+7%)	2mo	$365,999	$164	79
1425 Marcella Ln	0.37mi	4/2.5	2,144 (+3%)	1mo	$350,000	$163	75
1409 Bramante St	0.42mi	4/2.5	2,144 (+3%)	1mo	$349,990	$163	72
2409 Greenbelt Rd	0.35mi	4/2.0	1,924 (-8%)	2mo	$324,999	$169	69
1436 Bramante	0.40mi	4/3.0	2,193 (+5%)	1mo	$399,950	$182	68
1428 Florence Ln	0.45mi	4/3.0	2,196 (+5%)	1mo	$404,950	$184	65
2405 Greenbelt Rd	0.35mi	3/2.0 (-1)	1,822 (-12%)	0mo	$316,999	$174	58
1424 Florence Ln	0.45mi	4/3.0	2,330 (+12%)	1mo	$414,970	$178	55
1737 Sugar Maple Mews	0.74mi	3/2.5 (-1)	2,231 (+7%)	1mo	$417,635	$187	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: -20.4%
• Equity multiple: 0.31×
• Total profit: $-63,835
• Equity at exit: $49,204

10-year hold

• IRR: -22.9%
• Equity multiple: 0.01×
• Total profit: $-91,485
• Equity at exit: $28,532

Cash invested: $92,400 (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 75009

• Home prices YoY: -23.1%
• Rents YoY: -4.6%
• Active inventory: 2896
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,036 high
• Mortgage (P&I): −$1,731
• Tax est. 1.5%: −$412 /mo · $4,950/yr
• Insurance: −$138
• HOA: −$143
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $-25

Break-even live

Break-even rent $3,068

Max offer price $326,371

Occupancy floor 96%

Sensitivity live

Price	-10% $203	-5% $89	+0% $-25	+5% $-139	+10% $-253
Rent	-10% $-265	-5% $-145	+0% $-25	+5% $95	+10% $215
Rate	-1.0pp $141	-0.5pp $59	base $-25	+0.5pp $-111	+1.0pp $-198

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2212 W J Fred Smith Pkwy Celina, TX	3.0	2.0	1594	$3,500	$2.20	2d	1	0.13mi
1424 Bettolo Dr Celina, TX	4.0	3.5	2706	$3,450	$1.27	8d	1	0.55mi
1712 Goodnight Trl Celina, TX	3.0	2.5	2231	$2,800	$1.26	21d	1	0.80mi
3100 Arthurdale St Celina, TX	4.0	2.0	2184	$2,399	$1.10	44d	1	0.88mi
2020 Beeflower St Celina, TX	3.0	2.0	2032	$2,399	$1.18	44d	1	0.95mi

HOA detail

• Monthly dues: $143 · $1,716/yr

Listing history 3 events

1. 2026-05-14
   price $330,000 662-char remark
2. 2026-05-14
   status Pending 662-char remark
3. 2026-04-23
   listed $337,999 Active 662-char remark

ⓘ 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: $36,433
• − Mortgage interest: −$18,485
• − Property taxes: −$4,950
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,915
• − Management: −$2,915
• − HOA: −$1,716
• − Depreciation: −$9,600
• Taxable loss: −$5,798
• Est. tax savings @ 24.0%: +$1,391
• After-tax cash flow: $1,091/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 · 2 photos

Good 80/100 None rehab

This single-story home in Celina, TX, is in good condition with a good exterior and interior. It has a good roof and flooring, and the landscaping is well-maintained. Painting and landscaping improvements would significantly enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ 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: Celina ISD
• NCES district ID: 4813290
• Math proficiency: 50% ▼ -15.00%
• Reading proficiency: 61% ▼ -5.00%
• Median HH income: $83,282
• Composite: 50.49/100
• National rank: #1853
• State rank: #71 of 826 in TX

Livability — Celina

• Score: 68/100
• State rank: #450
• US rank: #9135

Category grades

Amenities F Commute F Cost of living C- Crime A Employment A+ Housing A+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Celina, TX
• County: Collin County · 1,159,394 people
• City population: 34,260
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 34,260
• Household income: $168,250
• Rent vs Own: 8.0% rent · 92.0% own
• Severe rent burden: 152.0

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 0.56)
• Race & ethnicity: White 64% Two or more races 11% Hispanic / Latino 11% Asian 11% Black 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 5% Lithuanian 4% Romanian 1%
• Foreign-born: 14% · China, Canada, Vietnam
• Languages at home: 83% English-only · Spanish 6% Chinese 3% Other Asian/Pacific 3%

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: ▼ -83.07%
• Current HPI: 276.6307
• Rent YoY: ▼ -4.62%
• 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

-2.4% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $330,000 NTREIS
• 2026-05-14 Pending — NTREIS
• 2026-04-23 Listed $337,999 NTREIS