Wilson Plan · Princeton, TX 75407

$76,995

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 100 Days on market

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 +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you've got an active, full-of-life kind of family, this home's got your name written all over it! With 1,191 square feet of well-thought-out space, there's room for everyone - and then some. The open floor plan means nobody's missing out on the action - cook, chat, watch the game, and keep an eye on the kids all at once. The split-bedroom layout gives parents a little peace and quiet in their primary suite, which spoils them with a big soaking tub, separate shower, and double sinks so you're not bumping elbows during the morning rush. And when you want to get out of the house, we've got you covered - with a state-of-the-art clubhouse, 24-hour gym, and a resort-style pool for the whole crew. Join this growing neighborhood and get to know the friendly faces in a community where the vibe's laid-back and the kids have plenty of space to play! Right here in Princeton, Texas, you'll get that small-town feel with the convenience of the city just a short drive away. We're not just offering a 3-bedroom, 2-bathroom house - we're offering a place where real life happens!

Key facts

• Open floor plan
• Split-bedroom layout
• 24-hour gym

Tags

• OPEN FLOOR PLAN
• SPLIT-BEDROOM LAYOUT
• BIG DECK
• STATE-OF-THE-ART CLUBHOUSE
• 24-HOUR GYM
• RESORT-STYLE POOL

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $77k. 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 $77k).
• Recommended offer: $70k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.2% 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 $532 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($70k) 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 $70,065 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.55% ✓
• Cap rate: 22.19%
• Cash-on-cash: 56.77%
• DSCR: 3.53
• GRM: 3.3

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: 51.8%
• Equity multiple: 3.17×
• Total profit: $46,754
• Equity at exit: $11,480

10-year hold

• IRR: 55.9%
• Equity multiple: 5.74×
• Total profit: $102,227
• Equity at exit: $6,657

Cash invested: $21,559 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,965 high
• Mortgage (P&I): −$404
• Tax est. 1.5%: −$96 /mo · $1,155/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $1,020

Break-even live

Break-even rent $674

Max offer price $76,995

Occupancy floor 43%

Sensitivity live

Price	-10% $1,073	-5% $1,047	+0% $1,020	+5% $993	+10% $967
Rent	-10% $865	-5% $942	+0% $1,020	+5% $1,097	+10% $1,175
Rate	-1.0pp $1,059	-0.5pp $1,039	base $1,020	+0.5pp $1,000	+1.0pp $980

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: $19,249
• Closing costs: $2,310
• 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	2d	11	0.02mi
617 Delaware Ave Princeton, TX	3.0	2.0	1407	$1,749	$1.24	6d	1	0.28mi
1805 Washington St Princeton, TX	3.0	2.0	1437	$1,775	$1.24	44d	1	0.31mi
1710 Washington St Princeton, TX	3.0	2.0	1437	$1,770	$1.23	2d	1	0.32mi
604 Princeton Hts Princeton, TX	3.0–5.0	2.0–2.5	1882	$2,045	$1.09	2d	1	0.33mi
1106 Princeton Hts Princeton, TX	3.0	2.0	1399	$1,795	$1.28	2d	1	0.40mi
1819 Chapel Hill Rd Princeton, TX	3.0	2.0	1437	$1,700	$1.18	44d	1	0.42mi
410 Forest St Princeton, TX	3.0	2.0	1412	$1,800	$1.27	8d	1	0.45mi
1211 Princeton Hts Princeton, TX	3.0	2.0	1401	$1,995	$1.42	44d	1	0.46mi
1211 Princeton Hts Princeton, TX	3.0	2.0	1401	$1,770	$1.26	18d	1	0.46mi
1008 N 4th St Princeton, TX	3.0	2.0	1245	$1,776	$1.43	6d	1	0.55mi
1001 Weiss Ave Princeton, TX	3.0	2.0	1209	$1,595	$1.32	44d	1	0.55mi
1105 Butler Ave Princeton, TX	3.0	2.0	1399	$1,749	$1.25	17d	1	0.55mi
912 N 4th St Princeton, TX	4.0	2.0	1448	$2,249	$1.55	13d	1	0.58mi
2207 Pioneer Dr Unit 2207 Princeton, TX	3.0	2.0	1412	$2,100	$1.49	13d	1	0.61mi
1106 Parkway Trl Princeton, TX	3.0	2.5	1404	$1,500	$1.07	44d	1	0.64mi
2301 States St Princeton, TX	3.0	2.0	1443	$1,770	$1.23	44d	1	0.71mi
2307 States St Princeton, TX	3.0	2.0	1412	$1,800	$1.27	44d	1	0.72mi
600 Jefferson Ave Princeton, TX	3.0	2.0	1300	$1,800	$1.38	19d	1	0.80mi
111 Connecticut Ct Princeton, TX	3.0	2.0	1412	$1,895	$1.34	21d	1	0.84mi
114 Prairie Creek Cir Princeton, TX	3.0	1.0	1043	$1,550	$1.49	44d	1	0.85mi
742 Prairie Creek Dr Princeton, TX	2.0	1.0	935	$1,350	$1.44	13d	1	0.91mi
724 Prairie Creek Dr Princeton, TX	2.0	1.0	914	$1,250	$1.37	44d	1	0.91mi
228 N 4th St Princeton, TX	3.0	2.0	1466	$1,450	$0.99	44d	1	1.01mi
600 W Monte Carlo Blvd Princeton, TX	1.0–3.0	1.0–2.0	1245	$1,728	$1.39	2d	32	1.01mi
100 E Brown St Princeton, TX	3.0	1.0	1196	$2,870	$2.40	2d	1	1.12mi
596 N Beauchamp Blvd Princeton, TX	1.0–2.0	1.0–2.0	1009	$2,050	$2.03	2d	40	1.16mi
133 S 4th St Princeton, TX	2.0	1.0	850	$1,253	$1.47	44d	2	1.27mi
325 Allenwood Dr Princeton, TX	3.0	1.5	1008	$1,900	$1.88	44d	1	1.29mi
512 E Hazelwood St Unit A Princeton, TX	3.0	2.0	1295	$1,349	$1.04	44d	1	1.31mi
514 E Hazelwood St Unit B Princeton, TX	3.0	2.0	1380	$1,495	$1.08	44d	1	1.32mi
514 E Hazelwood St Unit B Princeton, TX	3.0	2.0	1380	$1,475	$1.07	8d	1	1.32mi
514 E Hazelwood St Princeton, TX	3.0	2.0	1380	$1,475	$1.07	25d	1	1.32mi
414 E Hazelwood St Princeton, TX	3.0	2.0	1328	$1,595	$1.20	25d	1	1.32mi
502 E Hazelwood St Princeton, TX	3.0	2.0	1295	$1,550	$1.20	44d	1	1.32mi
200 Cole St Princeton, TX	1.0–3.0	1.0–2.0	960	$1,799	$1.87	44d	23	1.39mi
200 Cole St Princeton, TX	1.0–3.0	1.0–2.0	960	$1,733	$1.80	2d	9	1.39mi
899 E Hazelwood St Princeton, TX	1.0–3.0	1.0–2.0	989	$1,780	$1.80	2d	14	1.41mi
713 Cedar Cove Dr Princeton, TX	3.0	2.0	1366	$1,810	$1.33	2d	1	1.44mi
226 Griffith Dr Princeton, TX	3.0	2.5	1339	$1,675	$1.25	25d	1	1.44mi

Listing history 15 events

1. 2026-06-18
   days on market $76,995 Active 100 DOM
2. 2026-06-17
   days on market $76,995 Active 99 DOM
3. 2026-06-16
   days on market $76,995 Active 98 DOM
4. 2026-06-15
   days on market $76,995 Active 97 DOM
5. 2026-06-13
   days on market $76,995 Active 95 DOM
6. 2026-06-13
   days on market $76,995 Active 94 DOM
7. 2026-06-09
   days on market $76,995 Active 91 DOM
8. 2026-06-08
   days on market $76,995 Active 90 DOM
9. 2026-06-07
   days on market $76,995 Active 89 DOM
10. 2026-06-04
    days on market $76,995 Active 86 DOM
11. 2026-06-03
    days on market $76,995 Active 85 DOM
12. 2026-06-02
    days on market $76,995 Active 84 DOM
13. 2026-06-01
    days on market $76,995 Active 83 DOM
14. 2026-05-31
    days on market $76,995 Active 82 DOM
15. 2026-03-11
    listed $76,995 Active 1079-char remark

    Show marketing remark (1079 chars)

    If you've got an active, full-of-life kind of family, this home's got your name written all over it! With 1,191 square feet of well-thought-out space, there's room for everyone - and then some. The open floor plan means nobody's missing out on the action - cook, chat, watch the game, and keep an eye on the kids all at once. The split-bedroom layout gives parents a little peace and quiet in their primary suite, which spoils them with a big soaking tub, separate shower, and double sinks so you're not bumping elbows during the morning rush. And when you want to get out of the house, we've got you covered - with a state-of-the-art clubhouse, 24-hour gym, and a resort-style pool for the whole crew. Join this growing neighborhood and get to know the friendly faces in a community where the vibe's laid-back and the kids have plenty of space to play! Right here in Princeton, Texas, you'll get that small-town feel with the convenience of the city just a short drive away. We're not just offering a 3-bedroom, 2-bathroom house - we're offering a place where real life happens!

ⓘ 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: −$4,313
• − Property taxes: −$1,155
• − Insurance: −$385
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$2,240
• Taxable income: $11,710
• Est. tax owed @ 24.0%: −$2,810
• After-tax cash flow: $9,428/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 · 3 photos

Good 75/100 Cosmetic rehab

This well-maintained and updated manufactured home offers a good balance of modern amenities and a cozy, inviting interior. With minor updates, it can significantly enhance its value for both resale and rental purposes.

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

Price history

1 event — show timeline

• 2026-03-11 Listed $76,995 Zillow