410 E Hazelwood St · Princeton, TX 75407

$229,000

3 bd · 1.5 ba · 1,254 sqft · SingleFamily public records · 157 Days on market

Built 1985 4,792 sqft lot $183/sqft · 13% below area Est $263k · 13% under

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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 +13.3/15.0
• Cash flow +10.0/30.0
• Schools +4.2/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER has just lowered the price!! This gem of a home in Princeton is ready for you to call home! Meticulously cared for and has been upgraded with flooring, appliances, kitchen sink, brand new kitchen countertops and windows. The restrooms have also been upgraded with new vanities and toilets. The owners have turned this home into a beautiful, welcoming retreat with such charm, you will fall in love! Check out the new covered back porch, you will want to spend long afternoons outside with friends in this welcoming, shady back yard. Homes in this price range, and with such excellent attention to detail do not last long. Don't wait, come take a tour soon and be ready to call this home yours!

Key facts

• Upgraded flooring
• New kitchen sink
• Upgraded appliances

Tags

• UPGRADED FLOORING
• UPGRADED APPLIANCES
• NEW KITCHEN SINK
• NEW KITCHEN COUNTERTOPS
• UPGRADED RESTROOMS
• NEW VANITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (19.0% below list).
• Recommended offer: $185k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.5% in Princeton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $2k of loan paydown is wiped out by about $7k 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 157 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $21k (8%) 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,434 (19.0% 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 157 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.81% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.58%
• DSCR: 0.89
• GRM: 10.3

CMA / ARV

• ARV (median comp): $263,134
• List price: $229,000
• Delta: -12.97%
• 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
304 E Hazelwood St	0.13mi	3/2.0	1,256 (+0%)	5mo	$249,900	$199	88
171 Town Park Ave	0.38mi	3/2.0	1,277 (+2%)	2mo	$289,940	$227	76
211 Jefferson Ave	0.51mi	3/2.0	1,242 (-1%)	8mo	$229,900	$185	67
403 Harvard Dr	0.21mi	3/2.0	1,092 (-13%)	0mo	$249,000	$228	66
480 Lake Erie Dr	0.58mi	3/2.0	1,249 (-0%)	6mo	$235,000	$188	65
215 N 2nd St	0.36mi	3/2.0	1,380 (+10%)	1mo	$245,000	$178	64
232 Town Park Ave	0.36mi	3/2.0	1,381 (+10%)	6mo	$289,980	$210	60
204 Griffith	0.29mi	3/2.0	1,431 (+14%)	3mo	$229,970	$161	58
211 Griffith Dr	0.33mi	3/2.5	1,431 (+14%)	2mo	$229,970	$161	56
212 Griffith Dr	0.30mi	3/2.5	1,431 (+14%)	8mo	$249,980	$175	52
214 Griffith Dr	0.30mi	3/2.5	1,431 (+14%)	8mo	$249,980	$175	51
413 N 2nd St	0.50mi	2/2.0 (-1)	1,100 (-12%)	7mo	$215,000	$195	43

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: -24.0%
• Equity multiple: 0.20×
• Total profit: $-51,274
• Equity at exit: $34,145

10-year hold

• IRR: -31.0%
• Equity multiple: -0.20×
• Total profit: $-76,783
• Equity at exit: $19,800

Cash invested: $64,120 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$306 /mo · $3,676/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-138

Break-even live

Break-even rent $2,029

Max offer price $204,668

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-73	+0% $-138	+5% $-203	+10% $-267
Rent	-10% $-284	-5% $-211	+0% $-138	+5% $-64	+10% $9
Rate	-1.0pp $-22	-0.5pp $-79	base $-138	+0.5pp $-197	+1.0pp $-257

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 E Hazelwood St Princeton, TX	3.0	2.0	1328	$1,595	$1.20	25d	1	0.02mi
325 Allenwood Dr Princeton, TX	3.0	1.5	1008	$1,900	$1.88	44d	1	0.05mi
502 E Hazelwood St Princeton, TX	3.0	2.0	1295	$1,550	$1.20	44d	1	0.13mi
514 E Hazelwood St Princeton, TX	3.0	2.0	1380	$1,475	$1.07	25d	1	0.16mi
514 E Hazelwood St Unit B Princeton, TX	3.0	2.0	1380	$1,495	$1.08	44d	1	0.16mi
514 E Hazelwood St Unit B Princeton, TX	3.0	2.0	1380	$1,475	$1.07	7d	1	0.16mi
512 E Hazelwood St Unit A Princeton, TX	3.0	2.0	1295	$1,349	$1.04	44d	1	0.17mi
226 Griffith Dr Princeton, TX	3.0	2.5	1339	$1,675	$1.25	25d	1	0.31mi
899 E Hazelwood St Princeton, TX	1.0–3.0	1.0–2.0	989	$1,780	$1.80	1d	14	0.32mi
228 N 4th St Princeton, TX	3.0	2.0	1466	$1,450	$0.99	44d	1	0.32mi
100 E Brown St Princeton, TX	3.0	1.0	1196	$2,870	$2.40	1d	1	0.37mi
200 Cole St Princeton, TX	1.0–3.0	1.0–2.0	960	$1,733	$1.80	1d	9	0.45mi
200 Cole St Princeton, TX	1.0–3.0	1.0–2.0	960	$1,799	$1.87	44d	23	0.45mi
600 Jefferson Ave Princeton, TX	3.0	2.0	1300	$1,800	$1.38	19d	1	0.51mi
101 Teakwood Dr Princeton, TX	4.0	2.0	1812	$2,000	$1.10	22d	1	0.54mi
366 Lake Erie Dr Princeton, TX	4.0	2.5	1824	$1,990	$1.09	25d	1	0.60mi
803 Table Rock St Princeton, TX	4.0	2.5	1683	$1,850	$1.10	44d	1	0.61mi
843 Ozark Path Princeton, TX	3.0	2.0	1249	$2,100	$1.68	44d	1	0.67mi
846 Breakwater Dr Princeton, TX	3.0	2.5	1824	$2,000	$1.10	3d	1	0.67mi
865 Table Rock St Princeton, TX	3.0	2.0	1563	$2,050	$1.31	22d	1	0.70mi
236 Cr-454 Princeton, TX	3.0	2.5	1680	$2,025	$1.21	4d	1	0.70mi
819 Parkplace Rdg Princeton, TX	3.0	2.5	1669	$1,700	$1.02	44d	1	0.70mi
882 Breakwater Dr Princeton, TX	4.0	2.5	1824	$2,250	$1.23	22d	1	0.72mi
461 Princewood Dr Princeton, TX	3.0	2.0	1749	$1,750	$1.00	25d	1	0.72mi
806 Parkplace Rdg Princeton, TX	4.0	2.5	1600	$1,500	$0.94	19d	1	0.73mi
812 Parkplace Rdg Princeton, TX	4.0	2.5	1514	$1,575	$1.04	13d	1	0.73mi
724 Prairie Creek Dr Princeton, TX	2.0	1.0	914	$1,250	$1.37	44d	1	0.74mi
353 Princewood Dr Princeton, TX	4.0	2.0	1753	$1,950	$1.11	44d	1	0.75mi
704 E College St Princeton, TX	4.0	2.0	1710	$1,575	$0.92	44d	1	0.76mi
742 Prairie Creek Dr Princeton, TX	2.0	1.0	935	$1,350	$1.44	13d	1	0.77mi
114 Prairie Creek Cir Princeton, TX	3.0	1.0	1043	$1,550	$1.49	44d	1	0.78mi
605 Grenada Lake Dr Princeton, TX	3.0	2.0	1563	$1,925	$1.23	15d	1	0.78mi
837 E College St Princeton, TX	4.0	2.5	1575	$1,500	$0.95	44d	1	0.79mi
912 N 4th St Princeton, TX	4.0	2.0	1448	$2,249	$1.55	13d	1	0.79mi
1106 Parkway Trl Princeton, TX	3.0	2.5	1404	$1,500	$1.07	44d	1	0.80mi
1008 N 4th St Princeton, TX	3.0	2.0	1245	$1,776	$1.43	5d	1	0.82mi
622 Saxony Dr Princeton, TX	3.0	2.0	1567	$2,000	$1.28	44d	1	0.82mi
1001 Weiss Ave Princeton, TX	3.0	2.0	1209	$1,595	$1.32	44d	1	0.84mi
649 Saxony Dr Princeton, TX	4.0	2.0	1674	$2,100	$1.25	13d	1	0.86mi
250 N Boorman Ln Princeton, TX	1.0–3.0	1.0–2.0	936	$4,619	$4.93	1d	1	0.87mi

Listing history 32 events

1. 2026-06-18
   days on market $229,000 Active 157 DOM
2. 2026-06-17
   days on market $229,000 Active 156 DOM
3. 2026-06-16
   days on market $229,000 Active 155 DOM
4. 2026-06-15
   days on market $229,000 Active 154 DOM
5. 2026-06-13
   days on market $229,000 Active 152 DOM
6. 2026-06-13
   days on market $229,000 Active 151 DOM
7. 2026-06-09
   days on market $229,000 Active 148 DOM
8. 2026-06-08
   days on market $229,000 Active 147 DOM
9. 2026-06-07
   days on market $229,000 Active 146 DOM
10. 2026-06-04
    days on market $229,000 Active 143 DOM
11. 2026-06-03
    days on market $229,000 Active 142 DOM
12. 2026-06-02
    days on market $229,000 Active 141 DOM
13. 2026-06-01
    days on market $229,000 Active 140 DOM
14. 2026-05-31
    days on market $229,000 Active 139 DOM
15. 2026-03-19
    price $235,000 714-char remark

    Show marketing remark (714 chars)

    MOTIVATED SELLER has just lowered the price!! This gem of a home in Princeton is ready for you to call home! Meticulously cared for and has been upgraded with flooring, appliances, kitchen sink, brand new kitchen countertops and windows. The restrooms have also been upgraded with new vanities and toilets. The owners have turned this home into a beautiful, welcoming retreat with such charm, you will fall in love! Check out the new covered back porch, you will want to spend long afternoons outside with friends in this welcoming, shady back yard. Homes in this price range, and with such excellent attention to detail do not last long. Don't wait, come take a tour soon and be ready to call this home yours!

16. 2026-02-16
    price $239,900 714-char remark

    Show marketing remark (714 chars)

    MOTIVATED SELLER has just lowered the price!! This gem of a home in Princeton is ready for you to call home! Meticulously cared for and has been upgraded with flooring, appliances, kitchen sink, brand new kitchen countertops and windows. The restrooms have also been upgraded with new vanities and toilets. The owners have turned this home into a beautiful, welcoming retreat with such charm, you will fall in love! Check out the new covered back porch, you will want to spend long afternoons outside with friends in this welcoming, shady back yard. Homes in this price range, and with such excellent attention to detail do not last long. Don't wait, come take a tour soon and be ready to call this home yours!

17. 2026-01-12
    listed $249,900 Active 714-char remark

    Show marketing remark (714 chars)

    MOTIVATED SELLER has just lowered the price!! This gem of a home in Princeton is ready for you to call home! Meticulously cared for and has been upgraded with flooring, appliances, kitchen sink, brand new kitchen countertops and windows. The restrooms have also been upgraded with new vanities and toilets. The owners have turned this home into a beautiful, welcoming retreat with such charm, you will fall in love! Check out the new covered back porch, you will want to spend long afternoons outside with friends in this welcoming, shady back yard. Homes in this price range, and with such excellent attention to detail do not last long. Don't wait, come take a tour soon and be ready to call this home yours!

18. 2025-02-20
    historical
19. 2025-01-16
    price $274,900
20. 2024-11-10
    listed $279,900 Active
21. 2020-07-15
    soldstatus
22. 2020-07-14
    soldstatus Sold
23. 2020-06-24
    status Pending
24. 2020-06-18
    historical Active Option Contract
25. 2020-06-06
    listed $165,000 Active
26. 2007-11-01
    soldstatus
27. 2007-10-01
    historical
28. 2007-09-21
    listed $55,000
29. 2004-11-02
    soldstatus
30. 2004-10-28
    soldstatus
31. 2004-09-22
    historical
32. 2004-08-18
    listed $90,900

ⓘ 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: $3,676 · $306/mo
• Projected year-2 tax: $4,191 · $349/mo
• Expected delta: +$515/yr (+$43/mo · 14.0%)

ⓘ 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 · 24 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: $22,252
• − Mortgage interest: −$12,828
• − Property taxes: −$3,676
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$6,662
• Taxable loss: −$5,619
• Est. tax savings @ 24.0%: +$1,349
• After-tax cash flow: $-304/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

+158.5% since first listed

18 events — show timeline

• 2026-03-19 Price Changed $235,000 NTREIS
• 2026-02-16 Price Changed $239,900 NTREIS
• 2026-01-12 Listed $249,900 NTREIS
• 2025-02-20 Listing Removed — NTREIS
• 2025-01-16 Price Changed $274,900 NTREIS
• 2024-11-10 Listed $279,900 NTREIS
• 2020-07-15 Sold (Public Records) — Public Records
• 2020-07-14 Sold (MLS) — NTREIS
• 2020-06-24 Pending — NTREIS
• 2020-06-18 Contingent — NTREIS
• 2020-06-06 Listed $165,000 NTREIS
• 2007-11-01 Sold (MLS) — NTREIS
• 2007-10-01 Listing Removed — NTREIS
• 2007-09-21 Listed $55,000 NTREIS
• 2004-11-02 Sold (Public Records) — Public Records
• 2004-10-28 Sold (MLS) — NTREIS
• 2004-09-22 Listing Removed — NTREIS
• 2004-08-18 Listed $90,900 NTREIS

Property tax history

+2.8%/yr

Latest (2025): $3,676 · -6.8% YoY. Source: county tax records.