1904 Crystal Ct · Wylie, TX 75098

$449,000

4 bd · 2.5 ba · 3,051 sqft · SingleFamily public records · 41 Days on market

Built 2004 9,148 sqft lot Est $488k · 8% under $44/mo HOA · 1% 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).

• ARV discount +11.1/15.0
• Cash flow +10.7/30.0
• Schools +5.7/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL Former MODEL HOME on corner, culdesac lot! Gorgeous Hardwood floors entry, powder bath, kitch & family rm. Upgraded ceramic tile in all wet areas, upgraded NEW carpet & pad, Stainless app incl Fridge, Corian c-tops, tumb travertine bksp & butlers pantry. Master suite downstairs with garden tub, seperate shower & huge walk-in closet! Enjoy this wonderful backyard with huge covered patio, & covered balcony above! Freshly painted interior!

Key facts

• Quiet cul-de-sac
• Grand staircase
• Versatile bonus room

Tags

• QUIET CUL-DE-SAC
• CORNER LOT
• GRAND STAIRCASE
• UPDATED PRIMARY BATHROOM
• VERSATILE BONUS ROOM
• OVERSIZED STORAGE CLOSET

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, Fixed and VA loans; Exclusions: all TVs, TV mounts & patio furniture
• HOA & community: Mandatory association; Annual association fee of $525; HOA covers grounds maintenance and management fees

Exterior

• Parking: Attached 2-car garage with garage door opener (garage faces front); Covered parking for 2; Additional driveway parking and on-street parking
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence (attached); Two levels; Built in 2004; Smart home features present
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Covered patio; Covered porch(es); Balcony; Gutters; Fenced yard with privacy wood fencing; Corner lot in a cul-de-sac; Landscaped yard with large grassy backyard

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Pantry; Eat-in kitchen
• Bedrooms: Primary bedroom on level 1 with ensuite bath and walk-in closet(s); Additional bedrooms on level 2
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bath features dual sinks, ensuite bath, and separate shower
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Decorative lighting; Double vanity; Eat-in kitchen; Flat screen wiring; High-speed internet available; Pantry; Walk-in closet(s); Window coverings; Two living areas; One dining area; 12 total rooms; Fireplace (living room, wood burning)
• Laundry & utility: Utility room; Full-size washer/dryer area; Laundry room on level 1

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $449k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $412k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $398k (11.3% below list).
• Recommended offer: $398k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Wylie ISD (suburban): math 64% / reading 63% proficiency, ranked #28 of 826 in TX (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rita Smith El (math 67% / reading 67%, grade B+, #199 of 4,322 statewide, top 5%, 521 students, 23% FRL) — zoned schools at 23% FRL track the district average.
• Market conditions: Rents soft (-1.4%/yr); 700 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).
• This rent runs 39% of the median local income ($122k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 41 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $398,269 (11.3% 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 41 days. Have you received any prior offers? Is the seller open to a 11% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.89% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $488,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1703 Stonecrest Trl	0.28mi	4/3.0	3,006 (-2%)	3mo	$560,000	$186	80
1925 Fountain Spray Dr	0.25mi	3/2.5 (-1)	3,051 (0%)	4mo	$469,900	$154	80
1903 Stonecrest Trl	0.47mi	4/3.0	3,070 (+1%)	11mo	$644,000	$210	66
1702 Stoneglen Dr	0.48mi	4/2.5	2,828 (-7%)	1mo	$525,000	$186	65
1209 Maritime Ln	0.50mi	5/2.5 (+1)	2,928 (-4%)	1mo	$410,000	$140	64
1517 Windward Ln	0.20mi	4/2.5	2,708 (-11%)	11mo	$420,000	$155	62
1622 Hightimber Ln	0.22mi	4/2.0	2,680 (-12%)	10mo	$430,000	$160	59
1206 Starpoint Ln	0.45mi	4/2.5	2,709 (-11%)	3mo	$405,000	$150	58
2005 Stonecrest Trl	0.51mi	4/3.0	3,200 (+5%)	10mo	$525,000	$164	58
1710 Stonecrest Trl	0.33mi	4/2.5	2,611 (-14%)	7mo	$450,000	$172	55
1900 Three Fountains Rd	0.42mi	5/4.0 (+1)	3,364 (+10%)	5mo	$515,000	$153	48
1410 Summerdale Ln	0.59mi	4/2.5	3,374 (+11%)	9mo	$385,000	$114	47

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: -23.3%
• Equity multiple: 0.22×
• Total profit: $-97,655
• Equity at exit: $66,947

10-year hold

• IRR: -30.2%
• Equity multiple: -0.17×
• Total profit: $-146,574
• Equity at exit: $38,821

Cash invested: $125,720 (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 75098

• Home prices YoY: -24.5%
• Rents YoY: -1.4%
• Active inventory: 700
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,983 medium
• Mortgage (P&I): −$2,355
• Tax from tax record: −$772 /mo · $9,260/yr
• Insurance: −$187
• HOA: −$44
• Vacancy / Maint / Mgmt: −$836
• Net cashflow: $-211

Break-even live

Break-even rent $4,250

Max offer price $411,714

Occupancy floor —

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2309 Parker Rd Wylie, TX	5.0	4.5	4225	$5,900	$1.40	1d	1	0.89mi
1712 Silvery Canoe Way Wylie, TX	5.0	3.5	3862	$3,700	$0.96	43d	1	1.50mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 15 events

1. 2026-06-18
   days on market $449,000 Active 41 DOM
2. 2026-06-17
   days on market $449,000 Active 40 DOM
3. 2026-06-16
   days on market $449,000 Active 39 DOM
4. 2026-06-15
   days on market $449,000 Active 38 DOM
5. 2026-06-13
   days on market $449,000 Active 36 DOM
6. 2026-06-13
   days on market $449,000 Active 35 DOM
7. 2026-06-09
   days on market $449,000 Active 32 DOM
8. 2026-06-08
   days on market $449,000 Active 31 DOM
9. 2026-06-07
   days on market $449,000 Active 30 DOM
10. 2026-04-25
    listed $449,000 Active
11. 2013-12-16
    soldstatus Closed 479-char remark

    Show marketing remark (479 chars)

    BEAUTIFUL Former MODEL HOME on corner, culdesac lot! Gorgeous Hardwood floors entry, powder bath, kitch & family rm. Upgraded ceramic tile in all wet areas, upgraded NEW carpet & pad, Stainless app incl Fridge, Corian c-tops, tumb travertine bksp & butlers pantry. Master suite downstairs with garden tub, seperate shower & huge walk-in closet! Enjoy this wonderful backyard with huge covered patio, & covered balcony above! Freshly painted interior!

12. 2013-12-10
    status Pending 479-char remark

    Show marketing remark (479 chars)

    BEAUTIFUL Former MODEL HOME on corner, culdesac lot! Gorgeous Hardwood floors entry, powder bath, kitch & family rm. Upgraded ceramic tile in all wet areas, upgraded NEW carpet & pad, Stainless app incl Fridge, Corian c-tops, tumb travertine bksp & butlers pantry. Master suite downstairs with garden tub, seperate shower & huge walk-in closet! Enjoy this wonderful backyard with huge covered patio, & covered balcony above! Freshly painted interior!

13. 2013-11-20
    price $210,000 479-char remark

    Show marketing remark (479 chars)

    BEAUTIFUL Former MODEL HOME on corner, culdesac lot! Gorgeous Hardwood floors entry, powder bath, kitch & family rm. Upgraded ceramic tile in all wet areas, upgraded NEW carpet & pad, Stainless app incl Fridge, Corian c-tops, tumb travertine bksp & butlers pantry. Master suite downstairs with garden tub, seperate shower & huge walk-in closet! Enjoy this wonderful backyard with huge covered patio, & covered balcony above! Freshly painted interior!

14. 2013-11-16
    historical Active Option Contract 479-char remark

    Show marketing remark (479 chars)

    BEAUTIFUL Former MODEL HOME on corner, culdesac lot! Gorgeous Hardwood floors entry, powder bath, kitch & family rm. Upgraded ceramic tile in all wet areas, upgraded NEW carpet & pad, Stainless app incl Fridge, Corian c-tops, tumb travertine bksp & butlers pantry. Master suite downstairs with garden tub, seperate shower & huge walk-in closet! Enjoy this wonderful backyard with huge covered patio, & covered balcony above! Freshly painted interior!

15. 2013-11-06
    listed $207,500 Active 479-char remark

    Show marketing remark (479 chars)

    BEAUTIFUL Former MODEL HOME on corner, culdesac lot! Gorgeous Hardwood floors entry, powder bath, kitch & family rm. Upgraded ceramic tile in all wet areas, upgraded NEW carpet & pad, Stainless app incl Fridge, Corian c-tops, tumb travertine bksp & butlers pantry. Master suite downstairs with garden tub, seperate shower & huge walk-in closet! Enjoy this wonderful backyard with huge covered patio, & covered balcony above! Freshly painted interior!

ⓘ 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: $9,260 · $772/mo
• Projected year-2 tax: $9,260 · $772/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,792
• − Mortgage interest: −$25,151
• − Property taxes: −$9,260
• − Insurance: −$2,245
• − Repairs & maintenance: −$3,823
• − Management: −$3,823
• − HOA: −$528
• − Depreciation: −$13,062
• Taxable loss: −$10,101
• Est. tax savings @ 24.0%: +$2,424
• After-tax cash flow: $-109/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: Wylie ISD
• NCES district ID: 4846530
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 63% ▼ -3.00%
• Median HH income: $84,145
• Composite: 57.25/100
• National rank: #1091
• State rank: #28 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

• Census place: Wylie, TX
• County: Collin County · 1,159,394 people
• City population: 69,325
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 69,325
• Household income: $122,089
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 996.0

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 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 19% Two or more races 15% Black 13% Asian 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 14% Other Indo-European 4% Vietnamese 2%

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: ▼ -84.91%
• Current HPI: 261.9973
• Rent YoY: ▼ -1.39%
• 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

+116.4% since first listed

6 events — show timeline

• 2026-04-25 Listed $449,000 NTREIS
• 2013-12-16 Sold (MLS) — NTREIS
• 2013-12-10 Pending — NTREIS
• 2013-11-20 Price Changed $210,000 NTREIS
• 2013-11-16 Contingent — NTREIS
• 2013-11-06 Listed $207,500 NTREIS

Property tax history

+3.4%/yr

Latest (2025): $9,260 · +8.6% YoY. Source: county tax records.