304 Arbor Dr · Wylie, TX 75407

$202,990

3 bd · 2.5 ba · 1,382 sqft · SingleFamily · 145 Days on market

Built 2026 Good condition 6,050 sqft lot $147/sqft · 14% below area Est $235k · 14% under $42/mo HOA · 2% of rent ↓ 4% since listing

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Why this score? — see what drove the C- 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 +15.4/30.0
• ARV discount +13.6/15.0
• DSCR +4.7/10.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Santiago, one of our two-story floorplans featured in our Arbor Trails South community in Princeton, Texas! With 2 farmhouse elevations to choose from, the Santiago is sure to turn heads. Inside this 3-bedroom, 2.5-bathroom home, you'll find 1,382 square feet of open concept living. Your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features quality cabinets with hidden hinges and crown molding, hard surface countertops, kitchen island and stainless-steel range and dishwasher, which are sure to make meal prep easy. You'll never be too far from the action with the living and dining area right there. In every bedroom you'll have carpeted floors and a closet in each room. The primary bedroom has its own attached bathroom that features a walk-in closet and all the space you need to get ready in the morning. Enjoy bedrooms upstairs with a large shower in your main bedroom ensuite. Contact us today and find your home at Arbor Trails! Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

Key facts

• 6,050 sq ft lot
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $203k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $77 ($921/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 $193k (5.1% below list).
• Recommended offer: $179k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $6k 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 145 days — a 12% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $178,631 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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. 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: 0.95% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

• ARV (median comp): $234,990
• List price: $202,990
• Delta: -13.62%
• 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
303 Tall Cedar Way	0.02mi	3/2.5	1,382 (0%)	3mo	$228,490	$165	96
204 Redwood Rd	0.09mi	3/2.5	1,489 (+8%)	1mo	$237,990	$160	82
123 Arbor Dr	0.11mi	3/2.5	1,485 (+8%)	2mo	$243,990	$164	81
403 Shearwater Ave	0.51mi	3/2.0	1,402 (+1%)	1mo	$253,674	$181	71
6508 Glade St	0.55mi	3/2.0	1,402 (+1%)	1mo	$222,999	$159	69
6414 Willet Rd	0.58mi	3/2.0	1,402 (+1%)	1mo	$252,999	$180	68
6412 Longspur Ln	0.61mi	3/2.0	1,402 (+1%)	0mo	$222,999	$159	67
416 Sandhill Crane Ln	0.62mi	3/2.0	1,402 (+1%)	0mo	$221,999	$158	66
6503 Glade St	0.55mi	3/2.0	1,411 (+2%)	3mo	$213,999	$152	66
6728 Teal Cir	0.38mi	3/2.0	1,268 (-8%)	0mo	$239,999	$189	66
6413 Longspur Ln	0.59mi	3/2.0	1,411 (+2%)	1mo	$215,000	$152	66
6507 Glade St	0.54mi	3/2.0	1,266 (-8%)	2mo	$209,999	$166	57

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: -17.2%
• Equity multiple: 0.41×
• Total profit: $-33,593
• Equity at exit: $30,266

10-year hold

• IRR: -16.3%
• Equity multiple: 0.22×
• Total profit: $-44,546
• Equity at exit: $17,551

Cash invested: $56,837 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,926 high
• Mortgage (P&I): −$1,065
• Tax est. 1.5%: −$254 /mo · $3,045/yr
• Insurance: −$85
• HOA: −$42
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $77

Break-even live

Break-even rent $1,829

Max offer price $202,990

Occupancy floor 91%

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: $50,748
• Closing costs: $6,090
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 Tall Cedar Way Princeton, TX	3.0	3.0	1468	$1,725	$1.18	43d	1	0.04mi
7007 Cottonseed Dr Princeton, TX	4.0	2.5	1720	$1,995	$1.16	7d	1	0.05mi
7007 Cottonseed Dr Princeton, TX	4.0	2.5	1720	$1,995	$1.16	10d	1	0.05mi
7012 Cottonseed Dr Princeton, TX	4.0	2.5	1800	$1,878	$1.04	20d	1	0.08mi
204 Tall Cedar Way Princeton, TX	2.0	2.5	1130	$1,490	$1.32	43d	1	0.09mi
7016 Vining Dr Princeton, TX	4.0	2.5	1648	$2,000	$1.21	43d	1	0.11mi
422 Tall Cedar Way Princeton, TX	4.0	3.0	1648	$1,795	$1.09	43d	1	0.11mi
7020 Vining DR Princeton, TX	3.0	2.5	1382	$1,850	$1.34	24d	1	0.13mi
120 Redwood Rd Princeton, TX	4.0	2.5	1720	$2,300	$1.34	1d	1	0.14mi
6808 Sunbeam Cir Princeton, TX	3.0	2.0	1155	$1,534	$1.33	22d	1	0.14mi
151 Sesame Ln Princeton, TX	4.0	2.0	1299	$1,634	$1.26	24d	1	0.15mi
316 Arbor DR Princeton, TX	4.0	2.5	1648	$1,799	$1.09	24d	1	0.17mi
213 Arbor DR Princeton, TX	4.0	2.5	1720	$2,000	$1.16	43d	1	0.17mi
213 Arbor DR Princeton, TX	4.0	2.5	1720	$1,800	$1.05	2d	1	0.17mi
252 Jethro Ln Princeton, TX	4.0	2.0	1300	$1,595	$1.23	43d	1	0.18mi
145 Jethro Ln Princeton, TX	3.0	2.0	1033	$1,499	$1.45	24d	1	0.19mi
6751 Highlands St Princeton, TX	3.0	2.0	1411	$1,639	$1.16	16d	1	0.20mi
230 Sunflower St Princeton, TX	4.0	2.0	1300	$1,560	$1.20	24d	1	0.23mi
206 Sunflower St Princeton, TX	3.0	2.0	1155	$1,475	$1.28	20d	1	0.24mi
241 Thresher Ln Princeton, TX	4.0	2.0	1295	$1,850	$1.43	24d	1	0.25mi
119 Sunflower St Princeton, TX	4.0	2.0	1300	$1,999	$1.54	12d	1	0.25mi
150 Sunflower St Princeton, TX	3.0	2.0	1017	$1,899	$1.87	5d	1	0.25mi
101 County Road 1010 Unit 1010 Princeton, TX	3.0	2.0	1860	$2,295	$1.23	43d	1	0.26mi
6739 Coulter Dr Princeton, TX	3.0	2.0	1155	$1,500	$1.30	43d	1	0.29mi
152 Thresher Ln Princeton, TX	4.0	2.0	1300	$1,750	$1.35	12d	1	0.30mi
6723 Coulter Dr Princeton, TX	3.0	2.0	1018	$1,500	$1.47	43d	1	0.30mi
211 Herman Ln Princeton, TX	4.0	2.0	1295	$1,595	$1.23	43d	1	0.31mi
6744 Teal Cir Princeton, TX	3.0	2.0	1474	$1,790	$1.21	20d	1	0.35mi
639 Montclair Ave , TX	4.0	2.0	1707	$2,100	$1.23	43d	1	0.36mi
639 Montclair Ave , TX	4.0	2.0	1707	$1,850	$1.08	7d	1	0.36mi
619 Fisher Ln Princeton, TX	3.0	2.0	1260	$1,600	$1.27	43d	1	0.36mi
6561 Alfalfa St Princeton, TX	3.0	2.0	1436	$1,599	$1.11	43d	1	0.37mi
6550 August Dr Princeton, TX	3.0	2.0	1407	$1,695	$1.20	3d	1	0.39mi
538 Montclair Ave Princeton, TX	3.0	2.0	1260	$1,775	$1.41	10d	1	0.40mi
545 Holleman Dr Princeton, TX	3.0	2.0	1474	$1,750	$1.19	43d	1	0.42mi
6533 Middlebury Dr Princeton, TX	4.0	2.0	1598	$1,900	$1.19	4d	1	0.45mi
427 Bower DR Princeton, TX	4.0	2.0	1600	$1,850	$1.16	24d	1	0.46mi
613 Holleman Dr , TX	3.0	2.0	1260	$2,000	$1.59	24d	1	0.46mi
416 Finch CIR Princeton, TX	3.0	2.0	1266	$1,350	$1.07	43d	1	0.48mi
214 Wheatgrass Ln Princeton, TX	3.0	2.0	1407	$1,699	$1.21	43d	1	0.50mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 17 events

1. 2026-06-08
   statusdays on market $202,990 Pending 145 DOM
2. 2026-06-07
   days on market $202,990 Active 144 DOM
3. 2026-06-04
   days on market $202,990 Active 141 DOM
4. 2026-06-03
   days on market $202,990 Active 140 DOM
5. 2026-06-02
   days on market $202,990 Active 139 DOM
6. 2026-06-01
   days on market $202,990 Active 138 DOM
7. 2026-05-31
   days on market $202,990 Active 137 DOM
8. 2026-05-16
   price $212,990 1306-char remark

   Show marketing remark (1306 chars)

   Introducing the Santiago, one of our two-story floorplans featured in our Arbor Trails South community in Princeton, Texas! With 2 farmhouse elevations to choose from, the Santiago is sure to turn heads. Inside this 3-bedroom, 2.5-bathroom home, you'll find 1,382 square feet of open concept living. Your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features quality cabinets with hidden hinges and crown molding, hard surface countertops, kitchen island and stainless-steel range and dishwasher, which are sure to make meal prep easy. You'll never be too far from the action with the living and dining area right there. In every bedroom you'll have carpeted floors and a closet in each room. The primary bedroom has its own attached bathroom that features a walk-in closet and all the space you need to get ready in the morning. Enjoy bedrooms upstairs with a large shower in your main bedroom ensuite. Contact us today and find your home at Arbor Trails! Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

9. 2026-05-13
   price $217,990 1306-char remark

   Show marketing remark (1306 chars)

   Introducing the Santiago, one of our two-story floorplans featured in our Arbor Trails South community in Princeton, Texas! With 2 farmhouse elevations to choose from, the Santiago is sure to turn heads. Inside this 3-bedroom, 2.5-bathroom home, you'll find 1,382 square feet of open concept living. Your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features quality cabinets with hidden hinges and crown molding, hard surface countertops, kitchen island and stainless-steel range and dishwasher, which are sure to make meal prep easy. You'll never be too far from the action with the living and dining area right there. In every bedroom you'll have carpeted floors and a closet in each room. The primary bedroom has its own attached bathroom that features a walk-in closet and all the space you need to get ready in the morning. Enjoy bedrooms upstairs with a large shower in your main bedroom ensuite. Contact us today and find your home at Arbor Trails! Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

10. 2026-05-06
    price $217,990 348-char remark

    Show marketing remark (348 chars)

    New homes in Princeton, TX! Welcome to Arbor Trails South! This gorgeous new Express home community is located in Collin County Branch Princeton area off CR 982. Here at DR Horton, your new home builder, we offer 9 different plans in Arbor Trails South ranging from a 2 bed 2.5 bath 1 car 1,101 sq ft to a 4 bed 2.5 bath 2 car that's 2,054 sq ft.

11. 2026-05-02
    price $212,990 1306-char remark

    Show marketing remark (1306 chars)

    Introducing the Santiago, one of our two-story floorplans featured in our Arbor Trails South community in Princeton, Texas! With 2 farmhouse elevations to choose from, the Santiago is sure to turn heads. Inside this 3-bedroom, 2.5-bathroom home, you'll find 1,382 square feet of open concept living. Your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features quality cabinets with hidden hinges and crown molding, hard surface countertops, kitchen island and stainless-steel range and dishwasher, which are sure to make meal prep easy. You'll never be too far from the action with the living and dining area right there. In every bedroom you'll have carpeted floors and a closet in each room. The primary bedroom has its own attached bathroom that features a walk-in closet and all the space you need to get ready in the morning. Enjoy bedrooms upstairs with a large shower in your main bedroom ensuite. Contact us today and find your home at Arbor Trails! Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

12. 2026-04-04
    price $222,990 1306-char remark

    Show marketing remark (1306 chars)

    Introducing the Santiago, one of our two-story floorplans featured in our Arbor Trails South community in Princeton, Texas! With 2 farmhouse elevations to choose from, the Santiago is sure to turn heads. Inside this 3-bedroom, 2.5-bathroom home, you'll find 1,382 square feet of open concept living. Your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features quality cabinets with hidden hinges and crown molding, hard surface countertops, kitchen island and stainless-steel range and dishwasher, which are sure to make meal prep easy. You'll never be too far from the action with the living and dining area right there. In every bedroom you'll have carpeted floors and a closet in each room. The primary bedroom has its own attached bathroom that features a walk-in closet and all the space you need to get ready in the morning. Enjoy bedrooms upstairs with a large shower in your main bedroom ensuite. Contact us today and find your home at Arbor Trails! Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

13. 2026-02-03
    price $227,990 348-char remark

    Show marketing remark (1306 chars)

    Introducing the Santiago, one of our two-story floorplans featured in our Arbor Trails South community in Princeton, Texas! With 2 farmhouse elevations to choose from, the Santiago is sure to turn heads. Inside this 3-bedroom, 2.5-bathroom home, you'll find 1,382 square feet of open concept living. Your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features quality cabinets with hidden hinges and crown molding, hard surface countertops, kitchen island and stainless-steel range and dishwasher, which are sure to make meal prep easy. You'll never be too far from the action with the living and dining area right there. In every bedroom you'll have carpeted floors and a closet in each room. The primary bedroom has its own attached bathroom that features a walk-in closet and all the space you need to get ready in the morning. Enjoy bedrooms upstairs with a large shower in your main bedroom ensuite. Contact us today and find your home at Arbor Trails! Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

14. 2026-02-03
    price $227,990 1306-char remark

    Show marketing remark (1306 chars)

    Introducing the Santiago, one of our two-story floorplans featured in our Arbor Trails South community in Princeton, Texas! With 2 farmhouse elevations to choose from, the Santiago is sure to turn heads. Inside this 3-bedroom, 2.5-bathroom home, you'll find 1,382 square feet of open concept living. Your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features quality cabinets with hidden hinges and crown molding, hard surface countertops, kitchen island and stainless-steel range and dishwasher, which are sure to make meal prep easy. You'll never be too far from the action with the living and dining area right there. In every bedroom you'll have carpeted floors and a closet in each room. The primary bedroom has its own attached bathroom that features a walk-in closet and all the space you need to get ready in the morning. Enjoy bedrooms upstairs with a large shower in your main bedroom ensuite. Contact us today and find your home at Arbor Trails! Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

15. 2026-01-22
    price $225,990 348-char remark

    Show marketing remark (348 chars)

    New homes in Princeton, TX! Welcome to Arbor Trails South! This gorgeous new Express home community is located in Collin County Branch Princeton area off CR 982. Here at DR Horton, your new home builder, we offer 9 different plans in Arbor Trails South ranging from a 2 bed 2.5 bath 1 car 1,101 sq ft to a 4 bed 2.5 bath 2 car that's 2,054 sq ft.

16. 2026-01-14
    listed $220,990 Active 348-char remark

    Show marketing remark (348 chars)

    New homes in Princeton, TX! Welcome to Arbor Trails South! This gorgeous new Express home community is located in Collin County Branch Princeton area off CR 982. Here at DR Horton, your new home builder, we offer 9 different plans in Arbor Trails South ranging from a 2 bed 2.5 bath 1 car 1,101 sq ft to a 4 bed 2.5 bath 2 car that's 2,054 sq ft.

17. 2026-01-13
    listed $220,990 Active 1306-char remark

    Show marketing remark (1306 chars)

    Introducing the Santiago, one of our two-story floorplans featured in our Arbor Trails South community in Princeton, Texas! With 2 farmhouse elevations to choose from, the Santiago is sure to turn heads. Inside this 3-bedroom, 2.5-bathroom home, you'll find 1,382 square feet of open concept living. Your kitchen, living, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features quality cabinets with hidden hinges and crown molding, hard surface countertops, kitchen island and stainless-steel range and dishwasher, which are sure to make meal prep easy. You'll never be too far from the action with the living and dining area right there. In every bedroom you'll have carpeted floors and a closet in each room. The primary bedroom has its own attached bathroom that features a walk-in closet and all the space you need to get ready in the morning. Enjoy bedrooms upstairs with a large shower in your main bedroom ensuite. Contact us today and find your home at Arbor Trails! Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

ⓘ 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: $23,113
• − Mortgage interest: −$11,371
• − Property taxes: −$3,045
• − Insurance: −$1,015
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − HOA: −$504
• − Depreciation: −$5,905
• Taxable loss: −$2,425
• Est. tax savings @ 24.0%: +$582
• After-tax cash flow: $1,503/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 · 12 photos

Good 75/100 Cosmetic rehab

This home is in good condition with modern finishes and a good layout. It has potential for further value increases through minor cosmetic upgrades and landscaping.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Replacing the carpet with hardwood flooring in the bedrooms — Hardwood flooring is more durable and can increase both resale and rental value.
• Both Upgrading the kitchen appliances to more modern models — Modern appliances can attract more buyers and renters and increase the home's value.
• Both Adding a smart home system — Smart home features can increase the home's appeal and value to tech-savvy buyers and renters.
• Both Landscaping the front yard — A well-maintained front yard can enhance curb appeal and attract more buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Replacing the carpet with hardwood flooring in the bedrooms — Hardwood flooring is more durable and can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances to more modern models — Modern appliances can attract more buyers and renters and increase the home's value. ↑
• Both Adding a smart home system — Smart home features can increase the home's appeal and value to tech-savvy buyers and renters. ↑
• Both Landscaping the front yard — A well-maintained front yard can enhance curb appeal and attract more buyers and renters. ↑

ⓘ 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 — 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

• County: Collin County · 1,159,394 people
• City population: 69,325
• 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

-3.6% since first listed

10 events — show timeline

• 2026-05-16 Price Changed $212,990 Zillow
• 2026-05-13 Price Changed $217,990 Zillow
• 2026-05-06 Price Changed $217,990 NTREIS
• 2026-05-02 Price Changed $212,990 Zillow
• 2026-04-04 Price Changed $222,990 Zillow
• 2026-02-03 Price Changed $227,990 NTREIS
• 2026-02-03 Price Changed $227,990 Zillow
• 2026-01-22 Price Changed $225,990 NTREIS
• 2026-01-14 Listed $220,990 NTREIS
• 2026-01-13 Listed $220,990 Zillow