105 Royal Ln · Princeton, TX 75407

$160,000

3 bd · 1.0 ba · 1,522 sqft · SingleFamily public records · 88 Days on market

Built 1975 6,970 sqft lot $105/sqft · 40% below area Est $267k · 40% under

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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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.6/10.0
• 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

Listing remarks MLS

Spanning 1,522 sq. ft., this residence offers a solid foundation and a functional layout, including ceiling fans for year-round comfort. While the home is in fair condition and requires some TLC, it presents a fantastic opportunity for a new buyer to customize and update the space to their exact taste. Please note the property is sold without appliances and features a driveway for parking. Sold as-is.

Key facts

• Driveway for parking
• Ceiling fans
• 6,970 sq ft lot

Tags

• CEILING FANS
• DRIVEWAY FOR PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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); 1404 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $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 88 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $20k (11%) 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 $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.61%
• DSCR: 1.52
• GRM: 6.6

CMA / ARV

• ARV (median comp): $267,340
• List price: $160,000
• Delta: -40.15%
• 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
409 Kingsbury Ave	0.40mi	3/2.0	1,606 (+6%)	2mo	$308,990	$192	66
1211 Longneck Rd	0.37mi	3/2.0	1,652 (+8%)	1mo	$375,000	$227	64
521 Big Bend Pkwy	0.48mi	3/2.0	1,606 (+6%)	1mo	$289,990	$181	64
215 N 2nd St	0.40mi	3/2.0	1,380 (-9%)	1mo	$245,000	$178	61
205 Griffith Dr	0.70mi	3/2.5	1,521 (-0%)	2mo	$244,980	$161	60
204 Griffith	0.70mi	3/2.0	1,431 (-6%)	3mo	$229,970	$161	51
211 Griffith Dr	0.71mi	3/2.5	1,431 (-6%)	2mo	$229,970	$161	50
1117 Windermere Way	0.63mi	3/2.0	1,399 (-8%)	5mo	$333,900	$239	49
209 Timber Dr	0.66mi	3/2.0	1,664 (+9%)	3mo	$274,900	$165	48
418 Wydown Dr	0.45mi	4/2.0 (+1)	1,718 (+13%)	5mo	$294,990	$172	45
203 Griffith Dr	0.69mi	4/2.5 (+1)	1,651 (+8%)	1mo	$249,980	$151	42
232 Town Park Ave	0.74mi	3/2.0	1,381 (-9%)	6mo	$289,980	$210	41

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: -2.6%
• Equity multiple: 0.91×
• Total profit: $-4,168
• Equity at exit: $23,857

10-year hold

• IRR: 3.3%
• Equity multiple: 1.21×
• Total profit: $9,324
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,019 high
• Mortgage (P&I): −$839
• Tax from tax record: −$255 /mo · $3,065/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $434

Break-even live

Break-even rent $1,470

Max offer price $160,000

Occupancy floor 74%

Sensitivity live

Price	-10% $524	-5% $479	+0% $434	+5% $388	+10% $343
Rent	-10% $274	-5% $354	+0% $434	+5% $513	+10% $593
Rate	-1.0pp $514	-0.5pp $474	base $434	+0.5pp $392	+1.0pp $350

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 N 4th St Princeton, TX	4.0	2.0	1448	$2,249	$1.55	13d	1	0.16mi
1008 N 4th St Princeton, TX	3.0	2.0	1245	$1,776	$1.43	6d	1	0.18mi
712 Prairie Creek Dr Princeton, TX	4.0	3.0	2049	$2,350	$1.15	44d	1	0.21mi
236 Cr-454 Princeton, TX	3.0	2.5	1680	$2,025	$1.21	4d	1	0.26mi
600 Jefferson Ave Princeton, TX	3.0	2.0	1300	$1,800	$1.38	19d	1	0.39mi
704 E College St Princeton, TX	4.0	2.0	1710	$1,575	$0.92	44d	1	0.39mi
406 Kingsbury Ave Princeton, TX	3.0	2.0	1810	$2,095	$1.16	44d	1	0.39mi
418 Kingsbury Ave Princeton, TX	4.0	2.0	1810	$2,095	$1.16	44d	1	0.42mi
101 Teakwood Dr Princeton, TX	4.0	2.0	1812	$2,000	$1.10	22d	1	0.42mi
228 N 4th St Princeton, TX	3.0	2.0	1466	$1,450	$0.99	44d	1	0.43mi
100 E Brown St Princeton, TX	3.0	1.0	1196	$2,870	$2.40	2d	1	0.45mi
604 Princeton Hts Princeton, TX	3.0–5.0	2.0–2.5	1882	$2,045	$1.09	2d	1	0.47mi
806 Parkplace Rdg Princeton, TX	4.0	2.5	1600	$1,500	$0.94	19d	1	0.48mi
812 Parkplace Rdg Princeton, TX	4.0	2.5	1514	$1,575	$1.04	13d	1	0.50mi
819 Parkplace Rdg Princeton, TX	3.0	2.5	1669	$1,700	$1.02	44d	1	0.50mi
804 Princeton Hts Princeton, TX	3.0	2.5	2232	$2,225	$1.00	6d	1	0.54mi
1001 Weiss Ave Princeton, TX	3.0	2.0	1209	$1,595	$1.32	44d	1	0.56mi
837 E College St Princeton, TX	4.0	2.5	1575	$1,500	$0.95	44d	1	0.56mi
907 Princeton Hts Princeton, TX	3.0	2.5	1627	$1,995	$1.23	25d	1	0.57mi
1106 Parkway Trl Princeton, TX	3.0	2.5	1404	$1,500	$1.07	44d	1	0.61mi
1106 Princeton Hts Princeton, TX	3.0	2.0	1399	$1,795	$1.28	2d	1	0.68mi
412 Stonecreek Dr Princeton, TX	3.0	2.0	1763	$1,950	$1.11	44d	1	0.69mi
1605 Fox DR Princeton, TX	3.0	2.0	1435	$2,208	$1.54	2d	11	0.70mi
217 Creekwood Dr Princeton, TX	3.0	2.0	1754	$1,825	$1.04	13d	1	0.70mi
515 Creekside Dr Princeton, TX	3.0	2.0	1540	$1,900	$1.23	44d	1	0.71mi
1702 Chapel Hill Rd Princeton, TX	4.0	2.5	2121	$1,995	$0.94	8d	1	0.71mi
1206 Dye Blvd Princeton, TX	4.0	6.0	1845	$2,199	$1.19	44d	1	0.71mi
1104 Witherspoon Ln Princeton, TX	4.0	3.0	1845	$2,200	$1.19	44d	1	0.73mi
1709 Chapel Hill Rd Princeton, TX	3.0	2.5	1633	$1,695	$1.04	44d	1	0.73mi
1708 Chapel Hill Rd Princeton, TX	3.0	2.5	1826	$1,850	$1.01	4d	1	0.73mi
1658 Palladio Loop Unit 1658 Princeton, TX	3.0	3.5	1994	$1,950	$0.98	21d	1	0.73mi
1210 Bullock Dr Princeton, TX	3.0	3.0	1627	$1,850	$1.14	44d	1	0.73mi
1710 Washington St Princeton, TX	3.0	2.0	1437	$1,770	$1.23	2d	1	0.74mi
1211 Princeton Hts Princeton, TX	3.0	2.0	1401	$1,995	$1.42	44d	1	0.74mi
1211 Princeton Hts Princeton, TX	3.0	2.0	1401	$1,770	$1.26	18d	1	0.74mi
1215 Bullock Dr Princeton, TX	4.0	2.5	1836	$2,095	$1.14	44d	1	0.74mi
414 E Hazelwood St Princeton, TX	3.0	2.0	1328	$1,595	$1.20	25d	1	0.76mi
1414 Windermere Way Princeton, TX	3.0	2.5	1635	$1,995	$1.22	21d	1	0.77mi
1802 Washington St Princeton, TX	3.0	2.5	1920	$1,950	$1.02	25d	1	0.77mi
226 Griffith Dr Princeton, TX	3.0	2.5	1339	$1,675	$1.25	25d	1	0.78mi

Listing history 15 events

1. 2026-03-30
   price $160,000 404-char remark

   Show marketing remark (404 chars)

   Spanning 1,522 sq. ft., this residence offers a solid foundation and a functional layout, including ceiling fans for year-round comfort. While the home is in fair condition and requires some TLC, it presents a fantastic opportunity for a new buyer to customize and update the space to their exact taste. Please note the property is sold without appliances and features a driveway for parking. Sold as-is.

2. 2026-03-17
   price $169,500 404-char remark

   Show marketing remark (404 chars)

   Spanning 1,522 sq. ft., this residence offers a solid foundation and a functional layout, including ceiling fans for year-round comfort. While the home is in fair condition and requires some TLC, it presents a fantastic opportunity for a new buyer to customize and update the space to their exact taste. Please note the property is sold without appliances and features a driveway for parking. Sold as-is.

3. 2026-03-02
   listed $179,500 Active 404-char remark

   Show marketing remark (404 chars)

   Spanning 1,522 sq. ft., this residence offers a solid foundation and a functional layout, including ceiling fans for year-round comfort. While the home is in fair condition and requires some TLC, it presents a fantastic opportunity for a new buyer to customize and update the space to their exact taste. Please note the property is sold without appliances and features a driveway for parking. Sold as-is.

4. 2024-08-09
   soldstatus
5. 2012-03-27
   soldstatus Closed 340-char remark

   Show marketing remark (340 chars)

   2 bedroom, 1 bath home with covered front porch and screened-in side porch on large corner lot. Fenced yard along back and storage building in back yard. Case # 491-778225. More properties may be found on www. hudhomestore.com. HUD homes are sold AS_IS. Visit www. mmrem.com for information. Information deemed reliable but not guaranteed.

6. 2012-02-28
   status Pending 340-char remark

   Show marketing remark (340 chars)

   2 bedroom, 1 bath home with covered front porch and screened-in side porch on large corner lot. Fenced yard along back and storage building in back yard. Case # 491-778225. More properties may be found on www. hudhomestore.com. HUD homes are sold AS_IS. Visit www. mmrem.com for information. Information deemed reliable but not guaranteed.

7. 2012-02-24
   listed $24,000 Active 340-char remark

   Show marketing remark (340 chars)

   2 bedroom, 1 bath home with covered front porch and screened-in side porch on large corner lot. Fenced yard along back and storage building in back yard. Case # 491-778225. More properties may be found on www. hudhomestore.com. HUD homes are sold AS_IS. Visit www. mmrem.com for information. Information deemed reliable but not guaranteed.

8. 2012-01-27
   soldstatus
9. 2011-05-12
   historical
10. 2011-04-11
    price $75,000
11. 2011-03-21
    price $79,900
12. 2011-01-14
    listed $85,000 Active
13. 2002-11-20
    soldstatus
14. 2001-03-13
    soldstatus
15. 1999-04-07
    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: $3,065 · $255/mo
• Projected year-2 tax: $3,065 · $255/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 ≥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: $24,222
• − Mortgage interest: −$8,962
• − Property taxes: −$3,065
• − Insurance: −$800
• − Repairs & maintenance: −$1,938
• − Management: −$1,938
• − Depreciation: −$4,655
• Taxable income: $2,865
• Est. tax owed @ 24.0%: −$688
• After-tax cash flow: $4,514/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

+88.2% since first listed

15 events — show timeline

• 2026-03-30 Price Changed $160,000 NTREIS
• 2026-03-17 Price Changed $169,500 NTREIS
• 2026-03-02 Listed $179,500 NTREIS
• 2024-08-09 Sold (Public Records) — Public Records
• 2012-03-27 Sold (MLS) — NTREIS
• 2012-02-28 Pending — NTREIS
• 2012-02-24 Listed $24,000 NTREIS
• 2012-01-27 Sold (Public Records) — Public Records
• 2011-05-12 Listing Removed — NTREIS
• 2011-04-11 Price Changed $75,000 NTREIS
• 2011-03-21 Price Changed $79,900 NTREIS
• 2011-01-14 Listed $85,000 NTREIS
• 2002-11-20 Sold (Public Records) — Public Records
• 2001-03-13 Sold (Public Records) — Public Records
• 1999-04-07 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $3,065 · -2.6% YoY. Source: county tax records.