719 E College Ave · Princeton, TX 75407

$260,000

3 bd · 2.5 ba · 1,509 sqft · MultiFamily public records · 177 Days on market

Built 2014 3,485 sqft lot $172/sqft · 18% below area Est $316k · 18% under ↓ 2% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

719 E College Ave is a single duplex-style unit in Princeton, offering a clean, scalable acquisition for investors or an owner-user looking for flexible use. The property is recorded at ~1,509 SF and built in 2014, with a functional 3-bed, 2-bath layout and ~0.08-acre lot sizing—ideal for stable rental demand, house-hack potential, or a small portfolio foothold. Contact agent as there are additional duplexes for sale in the same subdivision in conjunction with this offering.

Key facts

• 3,485 sq ft lot
• Garage
• Built 2014

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $527/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 40 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).
• This rent runs 44% of the median local income ($100k/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 $2k of loan paydown is wiped out by about $8k 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 $73k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($229k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.40% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.39%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $315,802
• List price: $260,000
• Delta: -17.67%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.20×
• Total profit: $14,448
• Equity at exit: $38,767

10-year hold

• IRR: 11.8%
• Equity multiple: 1.80×
• Total profit: $58,140
• Equity at exit: $22,480

Cash invested: $72,800 (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: 11.9×

Monthly cashflow live

• Estimated rent: $3,640 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$349 /mo · $4,189/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$764
• Net cashflow: $1,055

Break-even live

Break-even rent $2,305

Max offer price $260,000

Occupancy floor 66%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,640
Total (2 units)			$3,640

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 E College St Princeton, TX	4.0	2.0	1710	$1,575	$0.92	43d	1	0.02mi
806 Parkplace Rdg Princeton, TX	4.0	2.5	1600	$1,500	$0.94	18d	1	0.09mi
812 Parkplace Rdg Princeton, TX	4.0	2.5	1514	$1,575	$1.04	12d	1	0.10mi
819 Parkplace Rdg Princeton, TX	3.0	2.5	1669	$1,700	$1.02	43d	1	0.13mi
1001 Weiss Ave Princeton, TX	3.0	2.0	1209	$1,595	$1.32	43d	1	0.15mi
837 E College St Princeton, TX	4.0	2.5	1575	$1,500	$0.95	43d	1	0.16mi
1106 Parkway Trl Princeton, TX	3.0	2.5	1404	$1,500	$1.07	43d	1	0.21mi
604 Princeton Hts Princeton, TX	3.0–5.0	2.0–2.5	1882	$2,045	$1.09	1d	1	0.22mi
907 Princeton Hts Princeton, TX	3.0	2.5	1627	$1,995	$1.23	24d	1	0.22mi
804 Princeton Hts Princeton, TX	3.0	2.5	2232	$2,225	$1.00	5d	1	0.24mi
600 Jefferson Ave Princeton, TX	3.0	2.0	1300	$1,800	$1.38	18d	1	0.26mi
912 N 4th St Princeton, TX	4.0	2.0	1448	$2,249	$1.55	12d	1	0.27mi
1008 N 4th St Princeton, TX	3.0	2.0	1245	$1,776	$1.43	5d	1	0.28mi
1206 Dye Blvd Princeton, TX	4.0	6.0	1845	$2,199	$1.19	43d	1	0.31mi
1106 Princeton Hts Princeton, TX	3.0	2.0	1399	$1,795	$1.28	1d	1	0.31mi
1210 Bullock Dr Princeton, TX	3.0	3.0	1627	$1,850	$1.14	43d	1	0.34mi
1215 Bullock Dr Princeton, TX	4.0	2.5	1836	$2,095	$1.14	43d	1	0.34mi
1211 Princeton Hts Princeton, TX	3.0	2.0	1401	$1,770	$1.26	17d	1	0.36mi
1211 Princeton Hts Princeton, TX	3.0	2.0	1401	$1,995	$1.42	43d	1	0.36mi
1105 Butler Ave Princeton, TX	3.0	2.0	1399	$1,749	$1.25	16d	1	0.38mi
1104 Witherspoon Ln Princeton, TX	4.0	3.0	1845	$2,200	$1.19	43d	1	0.40mi
1414 Windermere Way Princeton, TX	3.0	2.5	1635	$1,995	$1.22	20d	1	0.46mi
1421 Butler Ave Princeton, TX	3.0	2.5	2225	$1,999	$0.90	24d	1	0.47mi
228 N 4th St Princeton, TX	3.0	2.0	1466	$1,450	$0.99	43d	1	0.49mi
1605 Fox DR Princeton, TX	3.0	2.0	1435	$2,208	$1.54	1d	11	0.54mi
712 Prairie Creek Dr Princeton, TX	4.0	3.0	2049	$2,350	$1.15	43d	1	0.59mi
236 Cr-454 Princeton, TX	3.0	2.5	1680	$2,025	$1.21	3d	1	0.64mi
100 E Brown St Princeton, TX	3.0	1.0	1196	$2,870	$2.40	1d	1	0.65mi
101 Teakwood Dr Princeton, TX	4.0	2.0	1812	$2,000	$1.10	21d	1	0.73mi
1710 Washington St Princeton, TX	3.0	2.0	1437	$1,770	$1.23	1d	1	0.75mi
512 E Hazelwood St Unit A Princeton, TX	3.0	2.0	1295	$1,349	$1.04	43d	1	0.75mi
514 Virginia Way Princeton, TX	4.0	2.0	1980	$2,200	$1.11	4d	1	0.76mi
512 Virginia Way Princeton, TX	3.0	2.5	2133	$2,150	$1.01	24d	1	0.76mi
514 E Hazelwood St Unit B Princeton, TX	3.0	2.0	1380	$1,495	$1.08	43d	1	0.76mi
514 E Hazelwood St Unit B Princeton, TX	3.0	2.0	1380	$1,475	$1.07	7d	1	0.76mi
514 E Hazelwood St Princeton, TX	3.0	2.0	1380	$1,475	$1.07	24d	1	0.76mi
508 Virginia Way Princeton, TX	4.0	2.0	1900	$2,200	$1.16	12d	1	0.77mi
502 E Hazelwood St Princeton, TX	3.0	2.0	1295	$1,550	$1.20	43d	1	0.77mi
414 E Hazelwood St Princeton, TX	3.0	2.0	1328	$1,595	$1.20	24d	1	0.78mi
625 Delaware Ave Princeton, TX	3.0	2.5	1920	$2,000	$1.04	2d	1	0.78mi

Listing history 19 events

1. 2026-06-18
   days on market $260,000 Active 177 DOM
2. 2026-06-17
   days on market $260,000 Active 176 DOM
3. 2026-06-16
   days on market $260,000 Active 175 DOM
4. 2026-06-15
   days on market $260,000 Active 174 DOM
5. 2026-06-13
   days on market $260,000 Active 172 DOM
6. 2026-06-13
   days on market $260,000 Active 171 DOM
7. 2026-06-09
   days on market $260,000 Active 168 DOM
8. 2026-06-08
   days on market $260,000 Active 167 DOM
9. 2026-06-07
   days on market $260,000 Active 166 DOM
10. 2026-06-04
    days on market $260,000 Active 163 DOM
11. 2026-06-03
    days on market $260,000 Active 162 DOM
12. 2026-06-02
    days on market $260,000 Active 161 DOM
13. 2026-06-01
    days on market $260,000 Active 160 DOM
14. 2026-05-31
    days on market $260,000 Active 159 DOM
15. 2026-04-30
    price $260,000 485-char remark

    Show marketing remark (485 chars)

    719 E College Ave is a single duplex-style unit in Princeton, offering a clean, scalable acquisition for investors or an owner-user looking for flexible use. The property is recorded at ~1,509 SF and built in 2014, with a functional 3-bed, 2-bath layout and ~0.08-acre lot sizing—ideal for stable rental demand, house-hack potential, or a small portfolio foothold. Contact agent as there are additional duplexes for sale in the same subdivision in conjunction with this offering.

16. 2026-02-13
    price $237,743 485-char remark

    Show marketing remark (485 chars)

    719 E College Ave is a single duplex-style unit in Princeton, offering a clean, scalable acquisition for investors or an owner-user looking for flexible use. The property is recorded at ~1,509 SF and built in 2014, with a functional 3-bed, 2-bath layout and ~0.08-acre lot sizing—ideal for stable rental demand, house-hack potential, or a small portfolio foothold. Contact agent as there are additional duplexes for sale in the same subdivision in conjunction with this offering.

17. 2026-02-13
    price $260,000 485-char remark

    Show marketing remark (485 chars)

    719 E College Ave is a single duplex-style unit in Princeton, offering a clean, scalable acquisition for investors or an owner-user looking for flexible use. The property is recorded at ~1,509 SF and built in 2014, with a functional 3-bed, 2-bath layout and ~0.08-acre lot sizing—ideal for stable rental demand, house-hack potential, or a small portfolio foothold. Contact agent as there are additional duplexes for sale in the same subdivision in conjunction with this offering.

18. 2025-12-23
    listed $266,007 Active 485-char remark

    Show marketing remark (485 chars)

    719 E College Ave is a single duplex-style unit in Princeton, offering a clean, scalable acquisition for investors or an owner-user looking for flexible use. The property is recorded at ~1,509 SF and built in 2014, with a functional 3-bed, 2-bath layout and ~0.08-acre lot sizing—ideal for stable rental demand, house-hack potential, or a small portfolio foothold. Contact agent as there are additional duplexes for sale in the same subdivision in conjunction with this offering.

19. 2017-03-06
    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: $4,189 · $349/mo
• Projected year-2 tax: $4,758 · $396/mo
• Expected delta: +$569/yr (+$47/mo · 13.6%)

ⓘ 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: $43,680
• − Mortgage interest: −$14,564
• − Property taxes: −$4,189
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,494
• − Management: −$3,494
• − Depreciation: −$7,564
• Taxable income: $9,075
• Est. tax owed @ 24.0%: −$2,178
• After-tax cash flow: $10,479/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

-2.3% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $260,000 NTREIS
• 2026-02-13 Price Changed $237,743 NTREIS
• 2026-02-13 Price Changed $260,000 NTREIS
• 2025-12-23 Listed $266,007 NTREIS
• 2017-03-06 Sold (Public Records) — Public Records

Property tax history

+21.7%/yr

Latest (2025): $4,189 · -13.1% YoY. Source: county tax records.