Lexi Plan · Princeton, TX 75407

$82,495

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 233 Days on market

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 MLS

For families who work hard and value time together, this home in Solena offers the perfect place to come home to. With three bedrooms, two baths, and 1,140 sq. ft. of smartly designed living space, it's built for everyday comfort and easy living. The open-concept layout keeps everyone connected - from cooking dinner to helping with homework - while the split-bedroom design gives parents the privacy they deserve. Inside, Shaw flooring, custom wood shelving, ceiling beams, and Hunter ceiling fans create a warm, inviting space that feels both stylish and practical. The large kitchen island with USB ports is the heart of the home - perfect for morning coffee or family meals. Shaker-style cabinetry, black stainless-steel appliances, and a farmhouse sink blend craftsmanship with function. Energy-efficient features like a smart thermostat, Low-E windows, and a high-efficiency water heater help keep monthly costs low. Located in Solena, one of Princeton's newest communities, you'll find the perfect balance of convenience and calm. Enjoy the sparkling pool, fitness center, and clubhouse - all surrounded by beautiful landscaping. Make everyday moments matter in a place where neighbors become friends, and you can finally slow down and enjoy what you've worked so hard for. Solena - a new way to live well in Princeton, Texas!

Key facts

• Large kitchen island
• Farmhouse sink
• Split-bedroom design

Tags

• OPEN-CONCEPT LAYOUT
• SPLIT-BEDROOM DESIGN
• LARGE KITCHEN ISLAND
• SHAKER-STYLE CABINETRY
• FARMHOUSE SINK
• SMART THERMOSTAT

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $82k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $976 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.5% 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); 1409 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $570 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($73k) 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 $72,595 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.37% ✓
• Cap rate: 20.49%
• Cash-on-cash: 50.71%
• DSCR: 3.26
• GRM: 3.5

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: 45.1%
• Equity multiple: 2.87×
• Total profit: $43,097
• Equity at exit: $12,300

10-year hold

• IRR: 49.6%
• Equity multiple: 5.14×
• Total profit: $95,535
• Equity at exit: $7,133

Cash invested: $23,099 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,957 high
• Mortgage (P&I): −$433
• Tax est. 1.5%: −$103 /mo · $1,237/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $976

Break-even live

Break-even rent $722

Max offer price $82,495

Occupancy floor 45%

Sensitivity live

Price	-10% $1,033	-5% $1,005	+0% $976	+5% $948	+10% $919
Rent	-10% $822	-5% $899	+0% $976	+5% $1,053	+10% $1,131
Rate	-1.0pp $1,018	-0.5pp $997	base $976	+0.5pp $955	+1.0pp $933

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: $20,624
• Closing costs: $2,475
• 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	0d	11	0.02mi
617 Delaware Ave Princeton, TX	3.0	2.0	1407	$1,749	$1.24	6d	1	0.28mi
1805 Washington St Princeton, TX	3.0	2.0	1437	$1,775	$1.24	44d	1	0.31mi
1710 Washington St Princeton, TX	3.0	2.0	1437	$1,770	$1.23	2d	1	0.32mi
604 Princeton Hts Princeton, TX	3.0–5.0	2.0–2.5	1882	$2,045	$1.09	0d	1	0.33mi
1106 Princeton Hts Princeton, TX	3.0	2.0	1399	$1,795	$1.28	2d	1	0.40mi
1819 Chapel Hill Rd Princeton, TX	3.0	2.0	1437	$1,700	$1.18	44d	1	0.42mi
410 Forest St Princeton, TX	3.0	2.0	1412	$1,800	$1.27	8d	1	0.45mi
1211 Princeton Hts Princeton, TX	3.0	2.0	1401	$1,770	$1.26	18d	1	0.46mi
1211 Princeton Hts Princeton, TX	3.0	2.0	1401	$1,995	$1.42	44d	1	0.46mi
1008 N 4th St Princeton, TX	3.0	2.0	1245	$1,761	$1.41	0d	1	0.55mi
1001 Weiss Ave Princeton, TX	3.0	2.0	1209	$1,595	$1.32	44d	1	0.55mi
1105 Butler Ave Princeton, TX	3.0	2.0	1399	$1,749	$1.25	17d	1	0.55mi
912 N 4th St Princeton, TX	4.0	2.0	1448	$2,149	$1.48	0d	1	0.58mi
2207 Pioneer Dr Unit 2207 Princeton, TX	3.0	2.0	1412	$2,100	$1.49	13d	1	0.61mi
1106 Parkway Trl Princeton, TX	3.0	2.5	1404	$1,500	$1.07	44d	1	0.64mi
2301 States St Princeton, TX	3.0	2.0	1443	$1,770	$1.23	44d	1	0.71mi
2307 States St Princeton, TX	3.0	2.0	1412	$1,800	$1.27	44d	1	0.72mi
600 Jefferson Ave Princeton, TX	3.0	2.0	1300	$1,800	$1.38	19d	1	0.80mi
111 Connecticut Ct Princeton, TX	3.0	2.0	1412	$1,895	$1.34	21d	1	0.84mi
114 Prairie Creek Cir Princeton, TX	3.0	1.0	1043	$1,550	$1.49	44d	1	0.85mi
742 Prairie Creek Dr Princeton, TX	2.0	1.0	935	$1,350	$1.44	13d	1	0.91mi
724 Prairie Creek Dr Princeton, TX	2.0	1.0	914	$1,250	$1.37	44d	1	0.91mi
228 N 4th St Princeton, TX	3.0	2.0	1466	$1,450	$0.99	44d	1	1.01mi
600 W Monte Carlo Blvd Princeton, TX	1.0–3.0	1.0–2.0	1245	$1,728	$1.39	0d	31	1.01mi
100 E Brown St Princeton, TX	3.0	1.0	1196	$2,870	$2.40	2d	1	1.12mi
596 N Beauchamp Blvd Princeton, TX	1.0–2.0	1.0–2.0	1009	$2,050	$2.03	2d	40	1.16mi
133 S 4th St Princeton, TX	2.0	1.0	850	$1,253	$1.47	44d	2	1.27mi
325 Allenwood Dr Princeton, TX	3.0	1.5	1008	$1,900	$1.88	44d	1	1.29mi
512 E Hazelwood St Unit A Princeton, TX	3.0	2.0	1295	$1,349	$1.04	44d	1	1.31mi
514 E Hazelwood St Princeton, TX	3.0	2.0	1380	$1,475	$1.07	0d	1	1.32mi
514 E Hazelwood St Princeton, TX	3.0	2.0	1380	$1,475	$1.07	25d	1	1.32mi
514 E Hazelwood St Unit B Princeton, TX	3.0	2.0	1380	$1,495	$1.08	44d	1	1.32mi
514 E Hazelwood St Unit B Princeton, TX	3.0	2.0	1380	$1,475	$1.07	8d	1	1.32mi
414 E Hazelwood St Princeton, TX	3.0	2.0	1328	$1,595	$1.20	25d	1	1.32mi
502 E Hazelwood St Princeton, TX	3.0	2.0	1295	$1,550	$1.20	44d	1	1.32mi
200 Cole St Princeton, TX	1.0–2.0	1.0–2.0	838	$1,263	$1.51	0d	8	1.39mi
200 Cole St Princeton, TX	1.0–3.0	1.0–2.0	960	$1,799	$1.87	44d	23	1.39mi
899 E Hazelwood St Princeton, TX	1.0–3.0	1.0–2.0	989	$1,780	$1.80	0d	13	1.41mi
713 Cedar Cove Dr Princeton, TX	3.0	2.0	1366	$1,840	$1.35	0d	1	1.44mi

Listing history 17 events

1. 2026-06-21
   days on market $82,495 Active 233 DOM
2. 2026-06-18
   days on market $82,495 Active 230 DOM
3. 2026-06-17
   days on market $82,495 Active 229 DOM
4. 2026-06-16
   days on market $82,495 Active 228 DOM
5. 2026-06-15
   days on market $82,495 Active 227 DOM
6. 2026-06-13
   days on market $82,495 Active 225 DOM
7. 2026-06-13
   days on market $82,495 Active 224 DOM
8. 2026-06-09
   days on market $82,495 Active 221 DOM
9. 2026-06-08
   days on market $82,495 Active 220 DOM
10. 2026-06-07
    days on market $82,495 Active 219 DOM
11. 2026-06-04
    days on market $82,495 Active 216 DOM
12. 2026-06-03
    days on market $82,495 Active 215 DOM
13. 2026-06-02
    days on market $82,495 Active 214 DOM
14. 2026-06-01
    days on market $82,495 Active 213 DOM
15. 2026-05-31
    days on market $82,495 Active 212 DOM
16. 2026-03-11
    price $82,495 1334-char remark

    Show marketing remark (1334 chars)

    For families who work hard and value time together, this home in Solena offers the perfect place to come home to. With three bedrooms, two baths, and 1,140 sq. ft. of smartly designed living space, it's built for everyday comfort and easy living. The open-concept layout keeps everyone connected - from cooking dinner to helping with homework - while the split-bedroom design gives parents the privacy they deserve. Inside, Shaw flooring, custom wood shelving, ceiling beams, and Hunter ceiling fans create a warm, inviting space that feels both stylish and practical. The large kitchen island with USB ports is the heart of the home - perfect for morning coffee or family meals. Shaker-style cabinetry, black stainless-steel appliances, and a farmhouse sink blend craftsmanship with function. Energy-efficient features like a smart thermostat, Low-E windows, and a high-efficiency water heater help keep monthly costs low. Located in Solena, one of Princeton's newest communities, you'll find the perfect balance of convenience and calm. Enjoy the sparkling pool, fitness center, and clubhouse - all surrounded by beautiful landscaping. Make everyday moments matter in a place where neighbors become friends, and you can finally slow down and enjoy what you've worked so hard for. Solena - a new way to live well in Princeton, Texas!

17. 2025-11-01
    listed $78,995 Active 1334-char remark

    Show marketing remark (1334 chars)

    For families who work hard and value time together, this home in Solena offers the perfect place to come home to. With three bedrooms, two baths, and 1,140 sq. ft. of smartly designed living space, it's built for everyday comfort and easy living. The open-concept layout keeps everyone connected - from cooking dinner to helping with homework - while the split-bedroom design gives parents the privacy they deserve. Inside, Shaw flooring, custom wood shelving, ceiling beams, and Hunter ceiling fans create a warm, inviting space that feels both stylish and practical. The large kitchen island with USB ports is the heart of the home - perfect for morning coffee or family meals. Shaker-style cabinetry, black stainless-steel appliances, and a farmhouse sink blend craftsmanship with function. Energy-efficient features like a smart thermostat, Low-E windows, and a high-efficiency water heater help keep monthly costs low. Located in Solena, one of Princeton's newest communities, you'll find the perfect balance of convenience and calm. Enjoy the sparkling pool, fitness center, and clubhouse - all surrounded by beautiful landscaping. Make everyday moments matter in a place where neighbors become friends, and you can finally slow down and enjoy what you've worked so hard for. Solena - a new way to live well in Princeton, Texas!

ⓘ 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: $23,487
• − Mortgage interest: −$4,621
• − Property taxes: −$1,237
• − Insurance: −$412
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$2,400
• Taxable income: $11,059
• Est. tax owed @ 24.0%: −$2,654
• After-tax cash flow: $9,060/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 · 1 photo

Good 80/100 Cosmetic rehab

This home is in good condition with a modern kitchen and hardwood flooring. It has potential for further improvements to enhance its curb appeal and rental value.

Value-add opportunities

• Both Painting exterior and landscaping — Enhances curb appeal and resale value.
• Both Landscaping and curb appeal — Improves first impression and rental appeal.
• Rental HVAC maintenance — Ensures comfort and reduces utility costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and landscaping — Enhances curb appeal and resale value. ↑
• Both Landscaping and curb appeal — Improves first impression and rental appeal. ↑
• Rental HVAC maintenance — Ensures comfort and reduces utility costs. ↑

ⓘ 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

Price history

+4.4% since first listed

2 events — show timeline

• 2026-03-11 Price Changed $82,495 Zillow
• 2025-11-01 Listed $78,995 Zillow