6315 Sandpiper Ln · Wylie, TX 75407

$185,149

3 bd · 2.5 ba · 1,360 sqft · SingleFamily · 32 Days on market

Built 2026 Fair condition 4,008 sqft lot $136/sqft · 12% below area Est $210k · 12% under $41/mo HOA · 2% of rent ↓ 16% 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 +19.0/30.0
• ARV discount +12.7/15.0
• DSCR +6.0/10.0
• 1% rule +5.4/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.2/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

LENNAR - Tillage Farms - Pima Floorplan - The first floor of this two-story home is host to a spacious open floorplan that seamlessly connects an inviting family room, elegant dining room and chef-inspired kitchen. Upstairs, there are three bedrooms, including the luxe owner’s suite, which features a restful bedroom, en-suite bathroom and generous walk-in closet. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• En suite bathroom
• Luxe owners suite
• Open floorplan

Tags

• OPEN FLOORPLAN
• CHEF INSPIRED KITCHEN
• LUXE OWNERS SUITE
• EN SUITE BATHROOM
• GENEROUS WALK IN CLOSET

Property features AI

Finance

• Other: Located in The Haven at Tillage Farms subdivision; Selling from model home (directions provided by listing)
• Financial info: Accepts Cash, Conventional, USDA Loan, VA Loan
• HOA & community: Mandatory association; Annual association fee (includes full use of facilities, grounds maintenance, management fees); HOA managed by PMP Management

Exterior

• Parking: Attached garage facing front; 1 covered garage space; 1 garage bay (approx. 20' wide x 10' deep)
• Security: Carbon monoxide detector(s); Fire alarm; Smoke detector(s)
• Utilities: MUD water and MUD sewer; Concrete curbs and sidewalks; Municipal Utility District; Public power available
• Home design: Single family residence; Two-story; Property is not attached; New construction (2026) — incomplete
• Construction: Fiber cement siding; Siding construction; Composition roof; Slab foundation; Built in 2026
• Exterior features: Covered porch(es); Landscaped yard; Sprinkler system; Wood fencing

Interior

• Kitchen: Natural stone/granite countertops; Pantry / walk-in pantry; Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 3 bedrooms; Primary bedroom located on the 2nd level with walk-in closet
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); ENERGY STAR qualified equipment; Central air conditioning (electric)
• Interior features: Built-in features; Cable TV available; Decorative lighting; High-speed internet available; Open floorplan; Pantry; Walk-in closet(s); 5 total rooms; One living area; Two levels
• Laundry & utility: Washer/dryer hook-ups available (utility details included in energy-efficient features)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $185k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $180k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Zoned schools: Mayfield El (609 students, 73% FRL) — zoned schools average 73% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 23d 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 $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 32 days — a 3% lower offer ($180k) is reasonable based on typical stale-listing flexibility.

Recommended offer $179,594 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.04% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 8.0

CMA / ARV

• ARV (median comp): $209,523
• List price: $185,149
• Delta: -11.63%
• 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
6308 Sandpiper Ln	0.03mi	3/2.5	1,360 (0%)	1mo	$217,999	$160	98
724 Wagtail Dr	0.11mi	3/2.5	1,360 (0%)	1mo	$195,999	$144	94
6412 Longspur Ln	0.20mi	3/2.0	1,402 (+3%)	0mo	$222,999	$159	83
6508 Glade St	0.22mi	3/2.0	1,402 (+3%)	1mo	$222,999	$159	82
416 Sandhill Crane Ln	0.25mi	3/2.0	1,402 (+3%)	0mo	$221,999	$158	81
6413 Longspur Ln	0.23mi	3/2.0	1,411 (+4%)	1mo	$215,000	$152	80
6414 Willet Rd	0.26mi	3/2.0	1,402 (+3%)	1mo	$252,999	$180	80
6110 Pinion Trl	0.28mi	3/2.5	1,419 (+4%)	1mo	$229,990	$162	79
6314 Sandpiper Ln	0.03mi	4/2.5 (+1)	1,535 (+13%)	1mo	$207,999	$136	72
721 Wagtail Dr	0.09mi	4/2.5 (+1)	1,535 (+13%)	1mo	$209,999	$137	68
6728 Teal Cir	0.44mi	3/2.0	1,268 (-7%)	0mo	$239,999	$189	66
6100 Pinion Trl	0.28mi	4/2.5 (+1)	1,549 (+14%)	1mo	$237,490	$153	58

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: -12.8%
• Equity multiple: 0.55×
• Total profit: $-23,176
• Equity at exit: $27,606

10-year hold

• IRR: -9.3%
• Equity multiple: 0.50×
• Total profit: $-25,725
• Equity at exit: $16,008

Cash invested: $51,842 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,918 high
• Mortgage (P&I): −$971
• Tax est. 1.5%: −$231 /mo · $2,777/yr
• Insurance: −$77
• HOA: −$41
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $195

Break-even live

Break-even rent $1,672

Max offer price $185,149

Occupancy floor 85%

Sensitivity live

Price	-10% $323	-5% $259	+0% $195	+5% $131	+10% $67
Rent	-10% $43	-5% $119	+0% $195	+5% $270	+10% $346
Rate	-1.0pp $288	-0.5pp $242	base $195	+0.5pp $147	+1.0pp $98

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: $46,287
• Closing costs: $5,554
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6310 Sandpiper Ln Princeton, TX	4.0	2.5	1549	$2,030	$1.31	12d	1	0.03mi
6311 Whimbrel Way Princeton, TX	4.0	2.5	1535	$1,795	$1.17	11d	1	0.04mi
732 Sandhill Crane Ln Princeton, TX	4.0	2.5	1570	$1,875	$1.19	12d	1	0.08mi
721 Wagtail Dr Princeton, TX	4.0	2.5	1535	$1,600	$1.04	25d	1	0.08mi
6222 Sandpiper Ln Unit NA Princeton, TX	3.0	2.5	1400	$1,750	$1.25	8d	1	0.09mi
600 Sandhill Crane Ln Princeton, TX	3.0	2.0	1402	$2,100	$1.50	13d	1	0.10mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	2d	1	0.11mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	3d	1	0.11mi
801 Wagtail Dr , TX	4.0	2.5	1535	$1,975	$1.29	8d	1	0.14mi
803 Wagtail Dr , TX	3.0	2.5	1360	$1,605	$1.18	22d	1	0.14mi
812 Sandhill Crane Ln Princeton, TX	3.0	2.5	1309	$1,850	$1.41	44d	1	0.14mi
6313 Kingfisher Way Princeton, TX	3.0	3.0	1360	$1,650	$1.21	44d	1	0.19mi
6225 Kingfisher Way Princeton, TX	3.0	2.5	1290	$1,625	$1.26	5d	1	0.20mi
904 Sandhill Crane Ln Princeton, TX	4.0	2.5	1600	$1,750	$1.09	44d	1	0.22mi
911 Sandhill Crane Ln Princeton, TX	3.0	2.5	1360	$1,575	$1.16	45d	1	0.22mi
905 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	22d	1	0.22mi
905 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	25d	1	0.22mi
914 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,775	$1.49	8d	1	0.22mi
6505 Glade St Princeton, TX	4.0	2.0	1600	$1,800	$1.12	44d	1	0.23mi
935 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,999	$1.68	19d	1	0.24mi
623 Linden Rd Princeton, TX	3.0	2.5	1419	$1,650	$1.16	44d	1	0.24mi
910 Wood Stork Way Princeton, TX	2.0	2.5	1022	$1,700	$1.66	19d	1	0.25mi
919 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,700	$1.11	18d	1	0.26mi
919 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	44d	1	0.26mi
416 Finch CIR Princeton, TX	3.0	2.0	1266	$1,350	$1.07	44d	1	0.26mi
6102 Pinion Trl , TX	3.0	2.5	1419	$1,600	$1.13	44d	1	0.28mi
926 Wood Stork Way Princeton, TX	3.0	2.5	1285	$1,700	$1.32	25d	1	0.29mi
6015 Pinion Trl , TX	4.0	2.5	1615	$1,950	$1.21	44d	1	0.29mi
6018 Primrose Rd , TX	3.0–4.0	2.5	1484	$1,800	$1.21	4d	5	0.31mi
613 Holleman Dr , TX	3.0	2.0	1260	$2,000	$1.59	25d	1	0.31mi
427 Bower DR Princeton, TX	4.0	2.0	1600	$1,850	$1.16	25d	1	0.31mi
6234 Sanderling St Princeton, TX	4.0	2.5	1535	$1,725	$1.12	44d	1	0.32mi
545 Holleman Dr Princeton, TX	3.0	2.0	1474	$1,750	$1.19	44d	1	0.33mi
538 Montclair Ave Princeton, TX	3.0	2.0	1260	$1,775	$1.41	11d	1	0.35mi
639 Montclair Ave , TX	4.0	2.0	1707	$2,100	$1.23	44d	1	0.39mi
639 Montclair Ave , TX	4.0	2.0	1707	$1,850	$1.08	8d	1	0.39mi
6448 County Road 437 Princeton, TX	2.0	3.0	1621	$3,950	$2.44	2d	1	0.40mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	13d	1	0.44mi
6744 Teal Cir Princeton, TX	3.0	2.0	1474	$1,790	$1.21	21d	1	0.47mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	44d	1	0.48mi

HOA detail

• Monthly dues: $41 · $492/yr

Listing history 2 events

1. 2026-04-28
   listed $220,999 Active 473-char remark
2. 2026-04-26
   listed $220,999 Active 323-char remark

ⓘ 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: $23,014
• − Mortgage interest: −$10,371
• − Property taxes: −$2,777
• − Insurance: −$926
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − HOA: −$492
• − Depreciation: −$5,386
• Taxable loss: −$621
• Est. tax savings @ 24.0%: +$149
• After-tax cash flow: $2,484/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 · 0 photos

Fair 40/100 Moderate rehab

This home requires significant updates and repairs, particularly in the kitchen, bathrooms, and exterior, to improve its condition and value. Painting and landscaping improvements can significantly enhance its curb appeal and attract more potential buyers or renters.

Repairs flagged

• Major Kitchen countertops — Significant wear and tear observed.
• Major Bathroom fixtures — Outdated and worn appearance.
• Major Flooring — Worn and in need of replacement or refinishing.
• Major Interior walls — Significant discoloration and wear.
• Major Exterior siding — Significant discoloration and wear.
• Major Landscaping — Overgrown and unkempt appearance.

Value-add opportunities

• Both Painting — Fresh paint can improve the home's curb appeal and interior aesthetics, enhancing both resale and rental value.
• Both Landscaping — A well-maintained and aesthetically pleasing landscape can significantly boost the home's curb appeal and attract more potential buyers or renters.
• Both Kitchen and bathroom updates — Updating countertops and fixtures can modernize the home and make it more appealing to a broader range of buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Significant wear and tear observed.	Major	$15,000–50,000
Bathroom fixtures · Outdated and worn appearance.	Major	$15,000–50,000
Flooring · Worn and in need of replacement or refinishing.	Major	$15,000–50,000
Interior walls · Significant discoloration and wear.	Major	$15,000–50,000
Exterior siding · Significant discoloration and wear.	Major	$15,000–50,000
Landscaping · Overgrown and unkempt appearance.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Painting — Fresh paint can improve the home's curb appeal and interior aesthetics, enhancing both resale and rental value. ↑
• Both Landscaping — A well-maintained and aesthetically pleasing landscape can significantly boost the home's curb appeal and attract more potential buyers or renters. ↑
• Both Kitchen and bathroom updates — Updating countertops and fixtures can modernize the home and make it more appealing to a broader range of 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

-16.2% since first listed

3 events — show timeline

• 2026-05-30 Pending — NTREIS
• 2026-05-29 Price Changed $185,149 NTREIS
• 2026-04-28 Listed $220,999 NTREIS