6723 Coulter Dr · Wylie, TX 75407

$205,000

4 bd · 2.0 ba · 1,018 sqft · SingleFamily public records · 12 Days on market

Built 2023 Good condition 3,311 sqft lot Est $176k · 16% over $42/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +12.5/30.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.2/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained and lightly lived-in home in the rapidly growing community of Princeton. Built in 2023, this charming 3-bedroom, 2-bath residence offers approximately 1,017 square feet of thoughtfully designed living space, maximizing comfort, functionality, and modern style. The open-concept floor plan creates a bright and inviting atmosphere, seamlessly connecting the living, dining, and kitchen areas—perfect for both everyday living and entertaining. The well-appointed kitchen features modern finishes, ample cabinet space, and a layout designed to keep you connected with family and guests. Step outside and enjoy the newly added backyard patio, creating the pe

Key facts

• Manageable yard
• 3,311 sq ft lot
• Built 2023

Tags

• NEWLY ADDED BACKYARD PATIO
• OPEN-CONCEPT FLOOR PLAN
• WELL-APPOINTED KITCHEN
• MANAGEABLE YARD
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• Other: Property type: Residential; Property sub-type: Single Family Residence; Subdivision: Tillage Farms Ph 1
• HOA & community: Mandatory association; Annual HOA fee; HOA covers internet; HOA managed by Insight Association

Exterior

• Parking: On-site parking; On-street parking
• Security: Carbon monoxide detector(s); Audio and video consent/notice for recording (visitors/surveillance)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; One story; Not attached (detached); Pet restrictions
• Construction: Built in 2023; Board & batten siding and other siding; Slab foundation; Composition shingle roof
• Exterior features: Sidewalk; Community mailbox

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave; Electric water heater
• Bedrooms: 3 bedrooms (Primary bedroom on level 1)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Smart home features (controls)
• Interior features: Open floorplan; Granite counters; Smart home system; Walk-in closet(s); One living area; One dining area; Room count: 2
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $205k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-29 ($-347/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (6.0% below list).
• Recommended offer: $193k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Harper El (math 50% / reading 41%, grade D-, #1,112 of 4,322 statewide, top 26%, 436 students, 56% FRL); Clark Middle (math 53% / reading 42%, grade C-, #408 of 1,662 statewide, top 25%, 707 students, 66% FRL); Princeton H S (math 52% / reading 54%, grade C-, #437 of 1,632 statewide, top 27%, 1,521 students, 57% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents soft (-1.0%/yr); 1410 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 8→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,649 (6.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.94% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $176,114
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Sunflower St	0.03mi	3/2.0 (-1)	1,018 (0%)	15mo	$200,000	$196	81
154 Herman Ln	0.13mi	3/2.0 (-1)	1,017 (-0%)	10mo	$199,999	$197	81
125 Jethro Ln	0.10mi	3/2.0 (-1)	1,033 (+2%)	17mo	$164,900	$160	74
6827 Coulter Dr	0.09mi	3/2.0 (-1)	1,033 (+2%)	18mo	$179,999	$174	73
205 Jethro Ln	0.13mi	3/2.0 (-1)	1,017 (-0%)	19mo	$157,999	$155	73
115 Sesame Ln	0.14mi	3/2.0 (-1)	1,017 (-0%)	19mo	$180,999	$178	73
142 Sunflower St	0.07mi	3/2.0 (-1)	1,162 (+14%)	15mo	$204,995	$176	56
6639 Coulter Dr	0.04mi	3/2.0 (-1)	1,155 (+14%)	18mo	$199,500	$173	56
201 Jethro Ln	0.12mi	3/2.0 (-1)	1,155 (+14%)	18mo	$191,999	$166	52
118 Sesame Ln	0.11mi	3/2.0 (-1)	1,155 (+14%)	20mo	$193,839	$168	51
111 Sesame Ln	0.14mi	3/2.0 (-1)	1,155 (+14%)	19mo	$187,999	$163	50
221 Jethro Ln	0.15mi	3/2.0 (-1)	1,155 (+14%)	19mo	$189,999	$165	50

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: -21.0%
• Equity multiple: 0.29×
• Total profit: $-40,597
• Equity at exit: $30,566

10-year hold

• IRR: -24.5%
• Equity multiple: -0.03×
• Total profit: $-59,091
• Equity at exit: $17,725

Cash invested: $57,400 (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: 1410
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,926 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$348 /mo · $4,181/yr
• Insurance: −$85
• HOA: −$42
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-29

Break-even live

Break-even rent $1,963

Max offer price $199,886

Occupancy floor 96%

Sensitivity live

Price	-10% $87	-5% $29	+0% $-29	+5% $-87	+10% $-145
Rent	-10% $-181	-5% $-105	+0% $-29	+5% $47	+10% $123
Rate	-1.0pp $74	-0.5pp $23	base $-29	+0.5pp $-82	+1.0pp $-136

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6739 Coulter Dr Princeton, TX	3.0	2.0	1155	$1,500	$1.30	45d	1	0.03mi
6723 Coulter Dr Princeton, TX	3.0	2.0	1018	$1,500	$1.47	45d	1	0.03mi
119 Sunflower St Princeton, TX	4.0	2.0	1300	$1,999	$1.54	14d	1	0.07mi
150 Sunflower St Princeton, TX	3.0	2.0	1017	$1,899	$1.87	7d	1	0.11mi
145 Jethro Ln Princeton, TX	3.0	2.0	1033	$1,499	$1.45	26d	1	0.12mi
152 Thresher Ln Princeton, TX	4.0	2.0	1300	$1,750	$1.35	14d	1	0.13mi
206 Sunflower St Princeton, TX	3.0	2.0	1155	$1,475	$1.28	22d	1	0.15mi
211 Herman Ln Princeton, TX	4.0	2.0	1295	$1,595	$1.23	45d	1	0.16mi
151 Sesame Ln Princeton, TX	4.0	2.0	1299	$1,634	$1.26	26d	1	0.16mi
230 Sunflower St Princeton, TX	4.0	2.0	1300	$1,520	$1.17	1d	1	0.18mi
252 Jethro Ln Princeton, TX	4.0	2.0	1300	$1,595	$1.23	45d	1	0.19mi
6550 August Dr Princeton, TX	3.0	2.0	1407	$1,695	$1.20	6d	1	0.20mi
6561 Alfalfa St Princeton, TX	3.0	2.0	1436	$1,599	$1.11	45d	1	0.20mi
241 Thresher Ln Princeton, TX	4.0	2.0	1295	$1,850	$1.43	26d	1	0.20mi
6808 Sunbeam Cir Princeton, TX	3.0	2.0	1155	$1,534	$1.33	24d	1	0.21mi
6445 Middlebury Dr Princeton, TX	3.0	2.0	1266	$1,649	$1.30	9d	1	0.28mi
6751 Highlands St Princeton, TX	3.0	2.0	1411	$1,639	$1.16	19d	1	0.29mi
214 Wheatgrass Ln Princeton, TX	3.0	2.0	1407	$1,699	$1.21	45d	1	0.31mi
321 Tall Cedar Way Princeton, TX	3.0	3.0	1468	$1,725	$1.18	45d	1	0.34mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	14d	1	0.38mi
6111 Shearwater Rd , TX	3.0	2.0	1392	$1,900	$1.36	1d	1	0.39mi
134 Harvest St Princeton, TX	3.0	2.0	1440	$1,825	$1.27	20d	1	0.39mi
7020 Vining DR Princeton, TX	3.0	2.5	1382	$1,850	$1.34	26d	1	0.44mi
545 Holleman Dr Princeton, TX	3.0	2.0	1474	$1,750	$1.19	45d	1	0.52mi
538 Montclair Ave Princeton, TX	3.0	2.0	1260	$1,775	$1.41	12d	1	0.52mi
6744 Teal Cir Princeton, TX	3.0	2.0	1474	$1,790	$1.21	22d	1	0.54mi
416 Finch CIR Princeton, TX	3.0	2.0	1266	$1,350	$1.07	45d	1	0.55mi
613 Holleman Dr , TX	3.0	2.0	1260	$1,800	$1.43	1d	1	0.57mi
619 Fisher Ln Princeton, TX	3.0	2.0	1260	$1,600	$1.27	45d	1	0.60mi
600 Sandhill Crane Ln Princeton, TX	3.0	2.0	1402	$2,100	$1.50	14d	1	0.67mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	45d	1	0.72mi
143 Plumcove Dr Princeton, TX	3.0	3.0	1376	$2,150	$1.56	45d	1	0.74mi
6222 Sandpiper Ln Unit NA Princeton, TX	3.0	2.5	1400	$1,750	$1.25	9d	1	0.82mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,650	$1.21	1d	1	0.87mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	5d	1	0.87mi
812 Sandhill Crane Ln Princeton, TX	3.0	2.5	1309	$1,850	$1.41	45d	1	0.89mi
803 Wagtail Dr , TX	3.0	2.5	1360	$1,605	$1.18	24d	1	0.90mi
623 Linden Rd Princeton, TX	3.0	2.5	1419	$1,650	$1.16	45d	1	0.90mi
6313 Kingfisher Way Princeton, TX	3.0	3.0	1360	$1,650	$1.21	45d	1	0.93mi
5825 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,780	$1.24	45d	1	0.94mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 9 events

1. 2026-06-21
   days on market $205,000 Active 12 DOM
2. 2026-06-18
   days on market $205,000 Active 9 DOM
3. 2026-06-17
   days on market $205,000 Active 8 DOM
4. 2026-06-16
   days on market $205,000 Active 7 DOM
5. 2026-06-15
   days on market $205,000 Active 6 DOM
6. 2026-06-13
   days on market $205,000 Active 4 DOM
7. 2026-06-13
   days on market $205,000 Active 3 DOM
8. 2026-06-10
   remarks 693-char remark
9. 2026-06-10
   listed $205,000 Active 1 DOM

ⓘ 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: $4,181 · $348/mo
• Projected year-2 tax: $4,181 · $348/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 8 d/yr ≥110°F today · 26 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: $23,118
• − Mortgage interest: −$11,483
• − Property taxes: −$4,181
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − HOA: −$504
• − Depreciation: −$5,964
• Taxable loss: −$3,738
• Est. tax savings @ 24.0%: +$897
• After-tax cash flow: $550/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 Cosmetic rehab

This well-maintained, 2023-built home in Princeton offers a good condition with a good ROI potential for both resale and rental.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Resale Replace shutters — Improves home's aesthetic and value
• Both Install new flooring — Modernizes interior and improves rental appeal
• Both Update kitchen cabinets — Enhances functionality and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Resale Replace shutters — Improves home's aesthetic and value ↑
• Both Install new flooring — Modernizes interior and improves rental appeal ↑
• Both Update kitchen cabinets — Enhances functionality and rental appeal ↑

ⓘ 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

+13566.7% since first listed

3 events — show timeline

• 2026-06-09 Listed $205,000 NTREIS
• 2026-03-09 Listed for Rent $1,500 NTREIS
• 2023-11-27 Sold (Public Records) — Public Records

Property tax history

+164.0%/yr

Latest (2025): $4,181 · -10.7% YoY. Source: county tax records.