310 Dogwood Ave · Princeton, TX 75407

$175,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 128 Days on market

Built 1978 8,015 sqft lot $182/sqft · 15% below area Est $207k · 15% under

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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 +14.9/30.0
• ARV discount +14.4/15.0
• DSCR +4.6/10.0
• Schools +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute, completely updated, and move-in ready—this is the one you’ve been waiting for. Welcome to 310 Dogwood in Princeton, a charming 2-bedroom home with no HOA that proves great things really do come in small packages. Every inch of this home has been thoughtfully refreshed, offering brand-new countertops, cabinets, flooring, and appliances—so you can move right in and start enjoying it from day one. The light, bright interior feels fresh and inviting, with modern finishes that make the space feel both stylish and comfortable. Whether you’re a first-time buyer, looking to downsize, or searching for a smart investment, this home delivers big value at an incredible price. With no HOA restrictions, you’ll enjoy the freedom to truly make it your own. Conveniently located in Princeton with easy access to local dining, shopping, and growing area amenities, this updated gem is a rare find. ? Affordable. Updated. No HOA. Don’t miss your chance to own a beautifully renovated home at an unbeatable price. All information stated herein is believed to be accurate but should be verified by Buyer.

Key facts

• No hoa
• Conveniently located
• 8,015 sq ft lot

Tags

• NO HOA
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $52 ($618/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (11.4% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $5k 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 ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.89% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (median comp): $206,833
• List price: $175,000
• Delta: -15.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 Bois D Arc Ave	0.15mi	2/1.0	900 (-6%)	2mo	$175,000	$194	81
325 Allenwood Dr	0.34mi	3/1.5 (+1)	1,008 (+5%)	9mo	$149,900	$149	62
413 N 2nd St	0.13mi	2/2.0	1,100 (+15%)	7mo	$215,000	$195	60
412 Dogwood Ave	0.09mi	2/1.0	840 (-12%)	24mo	$209,900	$250	56
806 Mckinney Ave	0.43mi	3/2.0 (+1)	1,013 (+6%)	12mo	$245,000	$242	51
815 Wilson Dr	0.67mi	3/1.5 (+1)	1,048 (+9%)	3mo	$150,000	$143	44
403 Harvard Dr	0.57mi	3/2.0 (+1)	1,092 (+14%)	0mo	$249,000	$228	41
204 E Willow Ln	0.61mi	3/1.5 (+1)	1,066 (+11%)	10mo	$241,900	$227	38

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: -17.6%
• Equity multiple: 0.40×
• Total profit: $-29,620
• Equity at exit: $26,093

10-year hold

• IRR: -16.5%
• Equity multiple: 0.20×
• Total profit: $-39,128
• Equity at exit: $15,131

Cash invested: $49,000 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$918
• Tax from tax record: −$183 /mo · $2,198/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $52

Break-even live

Break-even rent $1,486

Max offer price $175,000

Occupancy floor 92%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 S 4th St Princeton, TX	2.0	1.0	850	$1,253	$1.47	43d	2	0.32mi
325 Allenwood Dr Princeton, TX	3.0	1.5	1008	$1,900	$1.88	43d	1	0.33mi
724 Prairie Creek Dr Princeton, TX	2.0	1.0	914	$1,250	$1.37	43d	1	0.42mi
114 Prairie Creek Cir Princeton, TX	3.0	1.0	1043	$1,550	$1.49	43d	1	0.45mi
742 Prairie Creek Dr Princeton, TX	2.0	1.0	935	$1,350	$1.44	12d	1	0.46mi
899 E Hazelwood St Princeton, TX	1.0–3.0	1.0–2.0	989	$1,438	$1.45	1d	14	0.60mi
200 Cole St Princeton, TX	1.0–3.0	1.0–2.0	960	$1,396	$1.45	1d	9	0.68mi
200 Cole St Princeton, TX	1.0–3.0	1.0–2.0	960	$1,447	$1.51	43d	23	0.68mi
1605 Fox DR Princeton, TX	3.0	2.0	1435	$2,208	$1.54	1d	11	0.97mi
250 N Boorman Ln Princeton, TX	1.0–3.0	1.0–2.0	936	$3,008	$3.21	1d	1	1.01mi
1650 Palladio Loop Unit 2 Princeton, TX	1.0	1.5	652	$800	$1.23	24d	1	1.12mi
1650 Palladio Loop Unit 1 Princeton, TX	1.0	1.5	852	$900	$1.06	24d	1	1.12mi
596 N Beauchamp Blvd Princeton, TX	1.0–2.0	1.0–2.0	1009	$2,050	$2.03	1d	40	1.16mi
149 Princeton Xrds Princeton, TX	1.0–3.0	1.0–2.0	980	$1,398	$1.43	1d	23	1.24mi
600 W Monte Carlo Blvd Princeton, TX	1.0–3.0	1.0–2.0	1245	$1,386	$1.11	1d	32	1.37mi
1022 Rosewood St Princeton, TX	1.0	1.0	600	$950	$1.58	43d	1	1.43mi

Listing history 21 events

1. 2026-06-18
   days on market $175,000 Active 128 DOM
2. 2026-06-17
   days on market $175,000 Active 127 DOM
3. 2026-06-16
   days on market $175,000 Active 126 DOM
4. 2026-06-15
   days on market $175,000 Active 125 DOM
5. 2026-06-13
   days on market $175,000 Active 123 DOM
6. 2026-06-13
   days on market $175,000 Active 122 DOM
7. 2026-06-09
   days on market $175,000 Active 119 DOM
8. 2026-06-08
   days on market $175,000 Active 118 DOM
9. 2026-06-07
   days on market $175,000 Active 117 DOM
10. 2026-06-04
    days on market $175,000 Active 114 DOM
11. 2026-06-03
    days on market $175,000 Active 113 DOM
12. 2026-06-02
    days on market $175,000 Active 112 DOM
13. 2026-06-01
    days on market $175,000 Active 111 DOM
14. 2026-05-31
    days on market $175,000 Active 110 DOM
15. 2026-04-29
    price $175,000 1139-char remark

    Show marketing remark (1139 chars)

    Cute, completely updated, and move-in ready—this is the one you’ve been waiting for. Welcome to 310 Dogwood in Princeton, a charming 2-bedroom home with no HOA that proves great things really do come in small packages. Every inch of this home has been thoughtfully refreshed, offering brand-new countertops, cabinets, flooring, and appliances—so you can move right in and start enjoying it from day one. The light, bright interior feels fresh and inviting, with modern finishes that make the space feel both stylish and comfortable. Whether you’re a first-time buyer, looking to downsize, or searching for a smart investment, this home delivers big value at an incredible price. With no HOA restrictions, you’ll enjoy the freedom to truly make it your own. Conveniently located in Princeton with easy access to local dining, shopping, and growing area amenities, this updated gem is a rare find. ? Affordable. Updated. No HOA. Don’t miss your chance to own a beautifully renovated home at an unbeatable price. All information stated herein is believed to be accurate but should be verified by Buyer.

16. 2026-01-31
    listed $199,999 Active 1139-char remark

    Show marketing remark (1139 chars)

    Cute, completely updated, and move-in ready—this is the one you’ve been waiting for. Welcome to 310 Dogwood in Princeton, a charming 2-bedroom home with no HOA that proves great things really do come in small packages. Every inch of this home has been thoughtfully refreshed, offering brand-new countertops, cabinets, flooring, and appliances—so you can move right in and start enjoying it from day one. The light, bright interior feels fresh and inviting, with modern finishes that make the space feel both stylish and comfortable. Whether you’re a first-time buyer, looking to downsize, or searching for a smart investment, this home delivers big value at an incredible price. With no HOA restrictions, you’ll enjoy the freedom to truly make it your own. Conveniently located in Princeton with easy access to local dining, shopping, and growing area amenities, this updated gem is a rare find. ? Affordable. Updated. No HOA. Don’t miss your chance to own a beautifully renovated home at an unbeatable price. All information stated herein is believed to be accurate but should be verified by Buyer.

17. 2021-07-19
    soldstatus
18. 2013-03-12
    soldstatus
19. 2013-03-10
    listed $40,000 Active 417-char remark

    Show marketing remark (417 chars)

    Affordable 2 bedroom home with remodeled interior, includes corian counter tops, wood type laminate floors through out and ceramic tile in kitchen. Fresh paint, cute wainscoting in living room with rustic old barn tin on lower half of walls. Rough cedar trim and wood doors lend to the rustic country motif. Kitchen includes built in microwave, side by side fridge, electric range, washer and dryer hookups. Must see.

20. 2013-03-08
    soldstatus Closed 417-char remark

    Show marketing remark (417 chars)

    Affordable 2 bedroom home with remodeled interior, includes corian counter tops, wood type laminate floors through out and ceramic tile in kitchen. Fresh paint, cute wainscoting in living room with rustic old barn tin on lower half of walls. Rough cedar trim and wood doors lend to the rustic country motif. Kitchen includes built in microwave, side by side fridge, electric range, washer and dryer hookups. Must see.

21. 1985-11-01
    soldstatus

ⓘ 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: $2,198 · $183/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$1,004/yr (+$84/mo · 45.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 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: $18,613
• − Mortgage interest: −$9,803
• − Property taxes: −$2,198
• − Insurance: −$875
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$5,091
• Taxable loss: −$2,332
• Est. tax savings @ 24.0%: +$560
• After-tax cash flow: $1,178/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

+337.5% since first listed

7 events — show timeline

• 2026-04-29 Price Changed $175,000 NTREIS
• 2026-01-31 Listed $199,999 NTREIS
• 2021-07-19 Sold (Public Records) — Public Records
• 2013-03-12 Sold (Public Records) — Public Records
• 2013-03-10 Listed $40,000 NTREIS
• 2013-03-08 Sold (MLS) — NTREIS
• 1985-11-01 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,198 · -18.0% YoY. Source: county tax records.