715 Armadillo St · Princeton, TX 75407

$73,995

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 17 Days on market

Built 2026 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this brand-new 3-bedroom, 2-bath home offering 1,216 sq. ft. of modern living space with a stylish interior and comfortable layout. Residents at Solèna enjoy access to an exclusive collection of resort-inspired amenities, including a sparkling swimming pool, 24-hour fitness center, elegant resident clubhouse, gaming and media lounge, coffee bar, organized resident events, and beautifully maintained grounds. Private off-street parking, attentive on-site management, and a pet-friendly atmosphere create a seamless, low-maintenance lifestyle designed around comfort and convenience. Best of all, all community amenities are included in your site rent with no additional fees. Perfe

Key facts

• Fitness center
• Resident clubhouse
• Coffee bar

Tags

• SPARKLING SWIMMING POOL
• FITNESS CENTER
• RESIDENT CLUBHOUSE
• GAMING AND MEDIA LOUNGE
• COFFEE BAR
• PRIVATE OFF-STREET PARKING

Property features AI

Finance

• Other: Listing status: Active; List price available (internal data)
• Financial info: Listed as a spec inventory home

Exterior

• Utilities: Electric heating and cooling
• Home design: Single-family property (spec build); Plan: Resolution R
• Construction: Living area approximately 1216
• Exterior features: Asphalt roof

Interior

• Kitchen: Equipped with refrigerator, microwave, and dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning; Ceiling fans
• Interior features: Refrigerator; Microwave; Dishwasher

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $74k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Recommended offer: $73k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.2% 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 21d 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 $511 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($73k) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,885 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.65% ✓
• Cap rate: 23.17%
• Cash-on-cash: 60.27%
• DSCR: 3.68
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 55.6%
• Equity multiple: 3.34×
• Total profit: $48,560
• Equity at exit: $11,033

10-year hold

• IRR: 59.5%
• Equity multiple: 6.09×
• Total profit: $105,500
• Equity at exit: $6,398

Cash invested: $20,719 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,965 high
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,110/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $1,041

Break-even live

Break-even rent $647

Max offer price $73,995

Occupancy floor 42%

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: $18,499
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 Fox DR Princeton, TX	3.0	2.0	1435	$2,208	$1.54	1d	11	0.02mi
617 Delaware Ave Princeton, TX	3.0	2.0	1407	$1,749	$1.24	5d	1	0.28mi
1805 Washington St Princeton, TX	3.0	2.0	1437	$1,775	$1.24	43d	1	0.31mi
1710 Washington St Princeton, TX	3.0	2.0	1437	$1,770	$1.23	1d	1	0.32mi
604 Princeton Hts Princeton, TX	3.0–5.0	2.0–2.5	1882	$2,045	$1.09	1d	1	0.33mi
1106 Princeton Hts Princeton, TX	3.0	2.0	1399	$1,795	$1.28	1d	1	0.40mi
1819 Chapel Hill Rd Princeton, TX	3.0	2.0	1437	$1,700	$1.18	43d	1	0.42mi
410 Forest St Princeton, TX	3.0	2.0	1412	$1,800	$1.27	7d	1	0.45mi
1211 Princeton Hts Princeton, TX	3.0	2.0	1401	$1,995	$1.42	43d	1	0.46mi
1211 Princeton Hts Princeton, TX	3.0	2.0	1401	$1,770	$1.26	17d	1	0.46mi
1008 N 4th St Princeton, TX	3.0	2.0	1245	$1,776	$1.43	5d	1	0.55mi
1001 Weiss Ave Princeton, TX	3.0	2.0	1209	$1,595	$1.32	43d	1	0.55mi
1105 Butler Ave Princeton, TX	3.0	2.0	1399	$1,749	$1.25	16d	1	0.55mi
912 N 4th St Princeton, TX	4.0	2.0	1448	$2,249	$1.55	12d	1	0.58mi
2207 Pioneer Dr Unit 2207 Princeton, TX	3.0	2.0	1412	$2,100	$1.49	12d	1	0.61mi
1106 Parkway Trl Princeton, TX	3.0	2.5	1404	$1,500	$1.07	43d	1	0.64mi
2301 States St Princeton, TX	3.0	2.0	1443	$1,770	$1.23	43d	1	0.71mi
2307 States St Princeton, TX	3.0	2.0	1412	$1,800	$1.27	43d	1	0.72mi
600 Jefferson Ave Princeton, TX	3.0	2.0	1300	$1,800	$1.38	18d	1	0.80mi
111 Connecticut Ct Princeton, TX	3.0	2.0	1412	$1,895	$1.34	20d	1	0.84mi
114 Prairie Creek Cir Princeton, TX	3.0	1.0	1043	$1,550	$1.49	43d	1	0.85mi
742 Prairie Creek Dr Princeton, TX	2.0	1.0	935	$1,350	$1.44	12d	1	0.91mi
724 Prairie Creek Dr Princeton, TX	2.0	1.0	914	$1,250	$1.37	43d	1	0.91mi
228 N 4th St Princeton, TX	3.0	2.0	1466	$1,450	$0.99	43d	1	1.01mi
600 W Monte Carlo Blvd Princeton, TX	1.0–3.0	1.0–2.0	1245	$1,728	$1.39	1d	32	1.01mi
100 E Brown St Princeton, TX	3.0	1.0	1196	$2,870	$2.40	1d	1	1.12mi
596 N Beauchamp Blvd Princeton, TX	1.0–2.0	1.0–2.0	1009	$2,050	$2.03	1d	40	1.16mi
133 S 4th St Princeton, TX	2.0	1.0	850	$1,253	$1.47	43d	2	1.27mi
325 Allenwood Dr Princeton, TX	3.0	1.5	1008	$1,900	$1.88	43d	1	1.29mi
512 E Hazelwood St Unit A Princeton, TX	3.0	2.0	1295	$1,349	$1.04	43d	1	1.31mi
514 E Hazelwood St Unit B Princeton, TX	3.0	2.0	1380	$1,495	$1.08	43d	1	1.32mi
514 E Hazelwood St Unit B Princeton, TX	3.0	2.0	1380	$1,475	$1.07	7d	1	1.32mi
514 E Hazelwood St Princeton, TX	3.0	2.0	1380	$1,475	$1.07	24d	1	1.32mi
414 E Hazelwood St Princeton, TX	3.0	2.0	1328	$1,595	$1.20	24d	1	1.32mi
502 E Hazelwood St Princeton, TX	3.0	2.0	1295	$1,550	$1.20	43d	1	1.32mi
200 Cole St Princeton, TX	1.0–3.0	1.0–2.0	960	$1,799	$1.87	43d	23	1.39mi
200 Cole St Princeton, TX	1.0–3.0	1.0–2.0	960	$1,733	$1.80	1d	9	1.39mi
899 E Hazelwood St Princeton, TX	1.0–3.0	1.0–2.0	989	$1,780	$1.80	1d	14	1.41mi
713 Cedar Cove Dr Princeton, TX	3.0	2.0	1366	$1,810	$1.33	1d	1	1.44mi
226 Griffith Dr Princeton, TX	3.0	2.5	1339	$1,675	$1.25	24d	1	1.44mi

Listing history 13 events

1. 2026-06-18
   days on market $73,995 Active 17 DOM
2. 2026-06-17
   days on market $73,995 Active 16 DOM
3. 2026-06-16
   days on market $73,995 Active 15 DOM
4. 2026-06-15
   days on market $73,995 Active 14 DOM
5. 2026-06-13
   days on market $73,995 Active 12 DOM
6. 2026-06-13
   days on market $73,995 Active 11 DOM
7. 2026-06-09
   days on market $73,995 Active 8 DOM
8. 2026-06-08
   days on market $73,995 Active 7 DOM
9. 2026-06-07
   days on market $73,995 Active 6 DOM
10. 2026-06-04
    days on market $73,995 Active 3 DOM
11. 2026-06-03
    days on market $73,995 Active 2 DOM
12. 2026-06-02
    remarks 692-char remark
13. 2026-06-02
    listed $73,995 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 21 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: $23,575
• − Mortgage interest: −$4,145
• − Property taxes: −$1,110
• − Insurance: −$370
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$2,153
• Taxable income: $12,025
• Est. tax owed @ 24.0%: −$2,886
• After-tax cash flow: $9,602/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 80/100 None rehab

This brand-new 3-bedroom, 2-bath home offers modern living space with a stylish interior and comfortable layout. The home is move-in ready with no visible repairs or maintenance needed.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Updating the flooring in the bathrooms — Modern flooring can improve the home's resale and rental value.
• Both Adding smart home features — Smart home features can increase the home's appeal and value to potential buyers and renters.
• Both Upgrading the kitchen appliances — Upgrading to more energy-efficient or high-end appliances can increase the home's value and appeal to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the home's resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and value to potential buyers and renters. ↑
• Both Upgrading the kitchen appliances — Upgrading to more energy-efficient or high-end appliances can increase the home's value and appeal to potential 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 — 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

• 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