525 Azalea Rd · Wylie, TX 75407

$193,490

2 bd · 2.5 ba · 1,130 sqft · SingleFamily · 41 Days on market

Built 2025 Excellent condition 3,572 sqft lot $171/sqft · 10% below area Est $215k · 10% under $42/mo HOA · 2% of rent ↓ 9% since listing

---

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).

• Cash flow +14.1/30.0
• ARV discount +12.1/15.0
• Condition / age +5.0/5.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Robin floorplan at our new home community Arbor Trails in Princeton, TX. The Robin showcases a two-story functional floorplan with 2 beds, 2.5 bath, 1 car garage and 9' ceilings. The living area is an open concept, where your kitchen, living, and dining areas blend into a space perfect for everyday living. The kitchen features quality cabinets with hidden hinges and crown molding, hard surface countertops, kitchen island and stainless-steel range and dishwasher, which are sure to make meal prep easy. The first level has the kitchen and family room, on the top floor are two spacious bedrooms and baths, located on opposite sides of the home for added privacy, including the owner's suite. Call today to make Arbor Trails your home! Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

Key facts

• 3,572 sq ft lot
• Garage
• Built 2025

Property features AI

Finance

• Other: Property located in subdivision: Arbor Trails North
• Financial info: No second mortgage reported; Loan type: Treat as clear
• HOA & community: Mandatory association; Semi-annual HOA fee ($250); Association covers management fees

Exterior

• Parking: Attached garage (1 car); 1 covered parking space
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: City water; City sewer; Underground utilities; Concrete; Municipal utility district
• Home design: Single-family residence; Two levels; Not attached to another property; New construction - incomplete (year built 2025); Smart home features available
• Construction: Frame and siding construction; Composition roof; Slab foundation
• Exterior features: Wood fencing; Curbs and sidewalks

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range
• Bedrooms: Primary bedroom on level 2 (approx. 12 x 13); Second bedroom on level 2 (approx. 10 x 11)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cable TV available; High-speed internet available; Other interior features
• Laundry & utility: Washer/dryer location and specific appliances not listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $193k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $28 ($339/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (7.9% below list).
• Recommended offer: $178k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 21d 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 41 days — a 3% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $178,150 (7.9% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
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: 0.92% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (median comp): $215,303
• List price: $193,490
• Delta: -10.13%
• 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
713 Sandhill Crane Ln	0.16mi	3/2.5 (+1)	1,189 (+5%)	6mo	$185,924	$156	74
812 Sandhill Crane Ln	0.24mi	3/2.5 (+1)	1,189 (+5%)	5mo	$204,249	$172	71
902 Sandhill Crane Ln	0.31mi	3/2.5 (+1)	1,189 (+5%)	3mo	$190,000	$160	69
228 Tall Cedar Way	0.75mi	2/2.5	1,101 (-3%)	1mo	$209,620	$190	60
6507 Glade St	0.25mi	3/2.0 (+1)	1,266 (+12%)	2mo	$209,999	$166	60
6513 Waterfall Ln	0.70mi	2/2.0	1,099 (-3%)	1mo	$219,000	$199	60
6422 Willet Rd	0.24mi	3/2.0 (+1)	1,266 (+12%)	4mo	$201,949	$160	58
6506 Longspur Ln	0.25mi	3/2.0 (+1)	1,266 (+12%)	6mo	$209,349	$165	56
6517 Glade St	0.36mi	3/2.0 (+1)	1,266 (+12%)	3mo	$206,999	$164	54
6728 Teal Cir	0.49mi	3/2.0 (+1)	1,268 (+12%)	0mo	$239,999	$189	49
6804 Haines Dr	0.57mi	3/2.0 (+1)	1,260 (+12%)	6mo	$204,774	$163	42
5711 Bristle Leaf Dr	0.74mi	3/2.0 (+1)	1,255 (+11%)	6mo	$180,625	$144	34

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: -18.8%
• Equity multiple: 0.36×
• Total profit: $-34,725
• Equity at exit: $28,850

10-year hold

• IRR: -19.2%
• Equity multiple: 0.12×
• Total profit: $-47,886
• Equity at exit: $16,729

Cash invested: $54,177 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$1,015
• Tax est. 1.5%: −$242 /mo · $2,902/yr
• Insurance: −$81
• HOA: −$42
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $28

Break-even live

Break-even rent $1,746

Max offer price $193,490

Occupancy floor 93%

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: $48,372
• Closing costs: $5,805
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Sandhill Crane Ln Princeton, TX	3.0	2.0	1402	$2,100	$1.50	12d	1	0.09mi
6222 Sandpiper Ln Unit NA Princeton, TX	3.0	2.5	1400	$1,750	$1.25	7d	1	0.13mi
623 Linden Rd Princeton, TX	3.0	2.5	1419	$1,650	$1.16	43d	1	0.20mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	2d	1	0.20mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	2d	1	0.20mi
803 Wagtail Dr , TX	3.0	2.5	1360	$1,605	$1.18	22d	1	0.25mi
812 Sandhill Crane Ln Princeton, TX	3.0	2.5	1309	$1,850	$1.41	43d	1	0.26mi
6018 Primrose Rd , TX	3.0–4.0	2.5	1484	$1,800	$1.21	3d	5	0.27mi
6102 Pinion Trl , TX	3.0	2.5	1419	$1,600	$1.13	43d	1	0.27mi
6225 Kingfisher Way Princeton, TX	3.0	2.5	1290	$1,625	$1.26	4d	1	0.30mi
416 Finch CIR Princeton, TX	3.0	2.0	1266	$1,350	$1.07	43d	1	0.31mi
6313 Kingfisher Way Princeton, TX	3.0	3.0	1360	$1,650	$1.21	43d	1	0.31mi
914 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,775	$1.49	7d	1	0.34mi
911 Sandhill Crane Ln Princeton, TX	3.0	2.5	1360	$1,575	$1.16	44d	1	0.34mi
910 Wood Stork Way Princeton, TX	2.0	2.5	1022	$1,700	$1.66	18d	1	0.34mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	43d	1	0.35mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	12d	1	0.36mi
935 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,999	$1.68	18d	1	0.36mi
613 Holleman Dr , TX	3.0	2.0	1260	$2,000	$1.59	24d	1	0.37mi
545 Holleman Dr Princeton, TX	3.0	2.0	1474	$1,750	$1.19	43d	1	0.37mi
926 Wood Stork Way Princeton, TX	3.0	2.5	1285	$1,700	$1.32	24d	1	0.39mi
538 Montclair Ave Princeton, TX	3.0	2.0	1260	$1,775	$1.41	10d	1	0.40mi
214 Wheatgrass Ln Princeton, TX	3.0	2.0	1407	$1,699	$1.21	43d	1	0.43mi
134 Harvest St Princeton, TX	3.0	2.0	1440	$1,825	$1.27	18d	1	0.45mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	7d	1	0.49mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	17d	1	0.49mi
143 Plumcove Dr Princeton, TX	3.0	3.0	1376	$2,150	$1.56	43d	1	0.50mi
6561 Alfalfa St Princeton, TX	3.0	2.0	1436	$1,599	$1.11	43d	1	0.52mi
5836 Crystal Water Way Princeton, TX	3.0	2.0	1481	$1,799	$1.21	5d	1	0.52mi
6550 August Dr Princeton, TX	3.0	2.0	1407	$1,695	$1.20	4d	1	0.52mi
6744 Teal Cir Princeton, TX	3.0	2.0	1474	$1,790	$1.21	20d	1	0.53mi
6445 Middlebury Dr Princeton, TX	3.0	2.0	1266	$1,649	$1.30	7d	1	0.54mi
5808 Cherry Hollow Way Princeton, TX	3.0	2.0	1260	$1,749	$1.39	17d	1	0.54mi
6751 Highlands St Princeton, TX	3.0	2.0	1411	$1,639	$1.16	17d	1	0.55mi
228 Rubylace Dr Princeton, TX	3.0	2.0	1436	$1,700	$1.18	43d	1	0.58mi
206 Sunflower St Princeton, TX	3.0	2.0	1155	$1,475	$1.28	20d	1	0.60mi
6203 Holly Spring Rd , TX	2.0	2.5	1130	$1,595	$1.41	43d	1	0.60mi
6114 Holly Spring Rd , TX	2.0	2.5	1351	$1,550	$1.15	12d	1	0.60mi
6114 Holly Spring Rd , TX	2.0	2.5	1130	$1,675	$1.48	43d	1	0.60mi
318 Mahogany Ln Princeton, TX	3.0	2.0	1479	$1,800	$1.22	24d	1	0.61mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 16 events

1. 2026-06-18
   days on market $193,490 Active 41 DOM
2. 2026-06-17
   days on market $193,490 Active 40 DOM
3. 2026-06-16
   days on market $193,490 Active 39 DOM
4. 2026-06-15
   days on market $193,490 Active 38 DOM
5. 2026-06-13
   days on market $193,490 Active 36 DOM
6. 2026-06-13
   days on market $193,490 Active 35 DOM
7. 2026-06-09
   days on market $193,490 Active 32 DOM
8. 2026-06-08
   days on market $193,490 Active 31 DOM
9. 2026-06-07
   days on market $193,490 Active 30 DOM
10. 2026-06-04
    days on market $193,490 Active 27 DOM
11. 2026-06-03
    days on market $193,490 Active 26 DOM
12. 2026-06-02
    days on market $193,490 Active 25 DOM
13. 2026-06-01
    days on market $193,490 Active 24 DOM
14. 2026-05-31
    days on market $193,490 Active 23 DOM
15. 2026-05-13
    listed $213,490 Active 1024-char remark

    Show marketing remark (1024 chars)

    Introducing the Robin floorplan at our new home community Arbor Trails in Princeton, TX. The Robin showcases a two-story functional floorplan with 2 beds, 2.5 bath, 1 car garage and 9' ceilings. The living area is an open concept, where your kitchen, living, and dining areas blend into a space perfect for everyday living. The kitchen features quality cabinets with hidden hinges and crown molding, hard surface countertops, kitchen island and stainless-steel range and dishwasher, which are sure to make meal prep easy. The first level has the kitchen and family room, on the top floor are two spacious bedrooms and baths, located on opposite sides of the home for added privacy, including the owner's suite. Call today to make Arbor Trails your home! Photos shown here may not depict the specified home and features. Elevations, exterior/ interior colors, options, available upgrades that require an additional charge, and standard features will vary in each community and subject change without notice. Call for details.

16. 2026-05-08
    listed $213,490 Active 304-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: $21,378
• − Mortgage interest: −$10,838
• − Property taxes: −$2,902
• − Insurance: −$967
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − HOA: −$504
• − Depreciation: −$5,629
• Taxable loss: −$2,884
• Est. tax savings @ 24.0%: +$692
• After-tax cash flow: $1,031/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 · 1 photo

Excellent 100/100 None rehab

This new home in Arbor Trails, Princeton, TX, is move-in ready with no visible signs of wear or damage. It offers a fresh start for potential buyers or renters.

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

-9.4% since first listed

4 events — show timeline

• 2026-05-24 Price Changed $193,490 NTREIS
• 2026-05-23 Price Changed $193,490 Zillow
• 2026-05-13 Listed $213,490 Zillow
• 2026-05-08 Listed $213,490 NTREIS