2204 Brighton Ln · Plano, TX 75075

$499,900

5 bd · 3.0 ba · 2,168 sqft · SingleFamily public records · 122 Days on market

Built 1976 9,147 sqft lot $231/sqft · 9% above area Est $457k · 9% over

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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).

• Cash flow +13.5/30.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• 1% rule +3.7/10.0
• ARV discount +3.3/15.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated, move-in-ready home, with timeless Mediterranean inspired charm in the highly desirable Huntington Park subdivision in Plano. This exceptional one-story residence features 5 spacious bedrooms, 3 full baths, a private study and functional layout. Filled with natural light, the elegant formal living and dining spaces feature soaring vaulted ceilings, designer finishes, and a cozy fireplace that creates a warm and inviting atmosphere. The kitchen is equipped with granite countertops, abundant cabinetry, and seamless flow into the main living areas, while sleek laminate flooring adds a modern touch throughout the home. Step outside to your own peaceful backyard retreat — a serene outdoor oasis perfect for relaxing evenings, morning coffee, or entertaining guests year-round. The attached 2-car garage, flexible floor-plan, and spacious single-story design offer comfort, convenience, and functionality rarely found in today’s market. Located within award-winning Plano ISD and just minutes from premier shopping, dining, parks, and major commuter routes, this exceptional property delivers the lifestyle today’s buyers are searching for in one of Plano’s most desirable established communities. Book your showings today!

Key facts

• Pool-sized backyard
• Brick fireplace
• Plano isd schools

Tags

• HUNTINGTON PARK SUBDIVISION
• BRICK FIREPLACE
• VAULTED CEILINGS
• GRANITE COUNTERTOPS
• POOL-SIZED BACKYARD
• PLANO ISD SCHOOLS

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $17 ($204/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 $433k (13.5% below list).
• Recommended offer: $433k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.8% in Plano — 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 84/100 on livability (#8 in TX, #728 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• Plano ISD (urban): math 52% / reading 55% proficiency, ranked #90 of 826 in TX (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Saigling El (math 57% / reading 62%, grade B-, #409 of 4,322 statewide, top 10%, 331 students, 19% FRL); Haggard Middle (math 38% / reading 31%, grade F, #858 of 1,662 statewide, top 54%, 710 students, 22% FRL); Plano Sr H S (math 85% / reading 12%, grade D, #560 of 1,632 statewide, top 35%, 2,288 students, 31% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: Rents rising (+2.1%/yr); 221 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).
• At $4,326/mo this rent would consume 53% of the median local household income ($98k/yr) (locally 1108% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 122 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y ago 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $432,622 (13.5% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are A-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?
6. 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?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (median comp): $456,767
• List price: $499,900
• Delta: 9.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3317 Canterbury Dr	0.25mi	4/3.0 (-1)	2,094 (-3%)	1mo	$450,000	$215	77
2861 Meadowbrook Dr	0.25mi	4/2.5 (-1)	2,103 (-3%)	2mo	$530,000	$252	74
3213 Dover Dr	0.17mi	4/2.5 (-1)	2,316 (+7%)	1mo	$575,000	$248	73
2408 Huntington Dr	0.22mi	4/3.0 (-1)	1,989 (-8%)	2mo	$480,000	$241	69
2804 Knollwood Dr	0.49mi	4/3.0 (-1)	2,245 (+4%)	1mo	$549,900	$245	65
2825 Teakwood Ln	0.52mi	4/2.5 (-1)	2,076 (-4%)	0mo	$439,900	$212	61
2900 Knollwood Dr	0.38mi	4/3.0 (-1)	2,387 (+10%)	0mo	$499,900	$209	60
3009 Sheraton Dr	0.59mi	4/2.0 (-1)	2,319 (+7%)	0mo	$485,000	$209	52
2554 Parkhaven Dr	0.70mi	4/2.5 (-1)	2,273 (+5%)	3mo	$500,000	$220	50
2708 Regal Rd	0.70mi	4/3.0 (-1)	2,366 (+9%)	0mo	$529,000	$224	47
3205 Teakwood Ln	0.53mi	4/2.5 (-1)	2,473 (+14%)	2mo	$625,000	$253	43
2845 Teakwood Ln	0.53mi	4/2.0 (-1)	1,866 (-14%)	3mo	$475,000	$255	41

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 · 2.09% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-83,816
• Equity at exit: $74,537

10-year hold

• IRR: -10.7%
• Equity multiple: 0.38×
• Total profit: $-87,277
• Equity at exit: $43,222

Cash invested: $139,972 (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 75075

• Rents YoY: 2.1%
• Active inventory: 221
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $4,326 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$571 /mo · $6,851/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$909
• Net cashflow: $17

Break-even live

Break-even rent $4,305

Max offer price $499,900

Occupancy floor 95%

Sensitivity live

Price	-10% $300	-5% $158	+0% $17	+5% $-124	+10% $-266
Rent	-10% $-325	-5% $-154	+0% $17	+5% $188	+10% $359
Rate	-1.0pp $269	-0.5pp $144	base $17	+0.5pp $-113	+1.0pp $-244

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2944 Knollwood Dr Plano, TX	4.0	3.0	2396	$3,100	$1.29	45d	1	0.21mi
2116 Newcastle Cir Unit 1019515P Plano, TX	4.0	3.0	2271	$6,582	$2.90	45d	1	0.24mi
2116 Newcastle Cir Plano, TX	4.0	3.0	2273	$8,250	$3.63	45d	1	0.24mi
2836 Meadowbrook Dr Plano, TX	5.0	3.0	2632	$9,750	$3.70	45d	1	0.32mi
2836 Meadowbrook Dr Unit 1019520P Plano, TX	5.0	3.0	2626	$15,934	$6.07	26d	1	0.32mi
3508 Brees St Plano, TX	4.0	3.0	2366	$2,995	$1.27	4d	1	0.34mi
3312 Appalachian Way Plano, TX	4.0	2.5	2582	$3,200	$1.24	45d	1	0.42mi
2724 Russwood Ln Plano, TX	4.0	2.0	2050	$2,445	$1.19	22d	1	0.43mi
2709 Oak Cir Plano, TX	4.0	2.5	2228	$4,200	$1.89	20d	1	0.45mi
3304 Big Horn Trl Plano, TX	4.0	2.5	3000	$3,195	$1.06	24d	1	0.52mi
3404 Newkirk Dr Plano, TX	4.0	2.0	2052	$4,200	$2.05	45d	1	0.52mi
2724 Mollimar Dr Plano, TX	4.0	3.0	2532	$3,400	$1.34	45d	1	0.60mi
3705 Trilogy Dr Unit 1019593P Plano, TX	5.0	3.0	2497	$13,124	$5.26	45d	1	0.61mi
3705 Trilogy Dr Plano, TX	5.0	3.0	2500	$10,950	$4.38	45d	1	0.61mi
3736 Solarium Pl Plano, TX	4.0	2.0	2217	$3,500	$1.58	12d	1	0.69mi
3533 Arbuckle Dr Plano, TX	4.0	2.5	2748	$7,750	$2.82	45d	1	0.74mi
2933 Deep Valley Trl Plano, TX	4.0	2.5	2572	$2,995	$1.16	0d	1	0.75mi
2933 Deep Valley Trl Plano, TX	4.0	2.5	2572	$2,995	$1.16	26d	1	0.75mi
3800 Graphic Pl Plano, TX	4.0	2.5	2406	$3,080	$1.28	7d	1	0.78mi
2810 Clear Springs Dr Plano, TX	5.0	3.0	1944	$2,750	$1.41	26d	1	0.87mi
2421 Regal Rd Unit 1019483P Plano, TX	5.0	3.0	2217	$13,187	$5.95	24d	1	0.90mi
2421 Regal Rd Plano, TX	5.0	3.0	2221	$9,750	$4.39	45d	1	0.90mi
2608 Plateau Dr Plano, TX	4.0	2.0	1937	$8,750	$4.52	45d	1	0.95mi
3612 Brookshire Dr Plano, TX	4.0	3.0	2774	$2,600	$0.94	45d	1	0.96mi
2605 Plateau Dr Unit 1019536P Plano, TX	4.0	2.0	1926	$8,063	$4.19	45d	1	0.98mi
2416 Kimberly Ln Plano, TX	4.0	3.0	2444	$3,299	$1.35	4d	1	1.00mi
2916 Robin Rd Plano, TX	4.0	2.5	2488	$2,100	$0.84	5d	1	1.12mi
4105 Prospect Ln Plano, TX	4.0	3.0	2730	$2,895	$1.06	45d	1	1.17mi
3209 Tree House Ln Unit 1019486P Plano, TX	6.0	3.0	2647	$12,790	$4.83	24d	1	1.23mi
3209 Treehouse Ln Plano, TX	6.0	3.0	2653	$9,750	$3.68	45d	1	1.23mi
3073 Hamilton St Plano, TX	4.0	2.5	1896	$2,900	$1.53	0d	1	1.27mi
2005 Papeete Dr Plano, TX	4.0	3.0	1948	$3,750	$1.93	26d	1	1.38mi
2505 Westridge Dr Plano, TX	4.0	2.0	2463	$2,930	$1.19	45d	1	1.44mi
1904 Tampico Dr Plano, TX	4.0	3.0	2196	$4,500	$2.05	45d	1	1.47mi

Listing history 43 events

1. 2026-06-21
   days on market $499,900 Active 122 DOM
2. 2026-06-18
   days on market $499,900 Active 119 DOM
3. 2026-06-17
   days on market $499,900 Active 118 DOM
4. 2026-06-16
   days on market $499,900 Active 117 DOM
5. 2026-06-15
   days on market $499,900 Active 116 DOM
6. 2026-06-13
   days on market $499,900 Active 114 DOM
7. 2026-06-09
   days on market $499,900 Active 110 DOM
8. 2026-06-08
   days on market $499,900 Active 109 DOM
9. 2026-06-07
   days on market $499,900 Active 108 DOM
10. 2026-06-04
    days on market $499,900 Active 105 DOM
11. 2026-06-03
    days on market $499,900 Active 104 DOM
12. 2026-06-02
    days on market $499,900 Active 103 DOM
13. 2026-06-01
    days on market $499,900 Active 102 DOM
14. 2026-05-31
    days on market $499,900 Active 101 DOM
15. 2026-02-18
    listed $499,900 Active 1271-char remark

    Show marketing remark (1271 chars)

    Beautifully updated, move-in-ready home, with timeless Mediterranean inspired charm in the highly desirable Huntington Park subdivision in Plano. This exceptional one-story residence features 5 spacious bedrooms, 3 full baths, a private study and functional layout. Filled with natural light, the elegant formal living and dining spaces feature soaring vaulted ceilings, designer finishes, and a cozy fireplace that creates a warm and inviting atmosphere. The kitchen is equipped with granite countertops, abundant cabinetry, and seamless flow into the main living areas, while sleek laminate flooring adds a modern touch throughout the home. Step outside to your own peaceful backyard retreat — a serene outdoor oasis perfect for relaxing evenings, morning coffee, or entertaining guests year-round. The attached 2-car garage, flexible floor-plan, and spacious single-story design offer comfort, convenience, and functionality rarely found in today’s market. Located within award-winning Plano ISD and just minutes from premier shopping, dining, parks, and major commuter routes, this exceptional property delivers the lifestyle today’s buyers are searching for in one of Plano’s most desirable established communities. Book your showings today!

16. 2026-01-11
    historical
17. 2025-10-20
    price $509,000
18. 2025-08-26
    listed $525,000 Active
19. 2014-01-03
    soldstatus
20. 2013-12-31
    soldstatus Closed
21. 2013-11-21
    status Pending
22. 2013-11-11
    historical Active Option Contract
23. 2013-10-29
    status Active
24. 2013-10-16
    historical Active Option Contract
25. 2013-10-02
    price $190,000
26. 2013-09-13
    price $193,000
27. 2013-08-29
    listed $195,000 Active
28. 2011-06-10
    historical
29. 2011-05-18
    price $163,000
30. 2011-05-18
    status Active
31. 2011-05-07
    historical
32. 2011-04-07
    price $162,000
33. 2011-03-04
    listed $165,000 Active
34. 2011-03-02
    historical
35. 2011-02-07
    price $169,900 Active
36. 2011-02-07
    status Active
37. 2010-11-15
    price $172,900 Temporarily Off-Market
38. 2010-11-15
    historical
39. 2010-09-06
    listed $174,900 Active
40. 2007-05-01
    soldstatus
41. 2007-04-27
    soldstatus
42. 2007-03-19
    historical
43. 2006-10-23
    listed $169,900

ⓘ 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: $6,851 · $571/mo
• Projected year-2 tax: $9,148 · $762/mo
• Expected delta: +$2,297/yr (+$191/mo · 33.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 23 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,915
• − Mortgage interest: −$28,002
• − Property taxes: −$6,851
• − Insurance: −$2,500
• − Repairs & maintenance: −$4,153
• − Management: −$4,153
• − Depreciation: −$14,543
• Taxable loss: −$8,287
• Est. tax savings @ 24.0%: +$1,989
• After-tax cash flow: $2,193/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: Plano ISD
• NCES district ID: 4835100
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $79,861
• Composite: 48.54/100
• National rank: #2115
• State rank: #90 of 826 in TX

Livability — Plano

• Score: 84/100
• State rank: #8
• US rank: #728

Category grades

Amenities B Commute A+ Cost of living F Crime A- Employment A+ Housing A+ Health & safety C+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plano, TX
• County: Collin County · 1,159,394 people
• City population: 288,003
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 38,135
• Household income: $98,365
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 1108.0

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 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 16% Asian 12% Two or more races 10% Black 8%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 3% Slovak 2% American 1%
• Foreign-born: 20% · Canada, China, Philippines
• Languages at home: 73% English-only · Spanish 11% Other Indo-European 4% Other Asian/Pacific 3%

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: ▼ -308.79%
• Current HPI: 272.4482
• Rent YoY: ▲ 2.09%
• 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

+194.2% since first listed

29 events — show timeline

• 2026-02-18 Listed $499,900 NTREIS
• 2026-01-11 Listing Removed — NTREIS
• 2025-10-20 Price Changed $509,000 NTREIS
• 2025-08-26 Listed $525,000 NTREIS
• 2014-01-03 Sold (Public Records) — Public Records
• 2013-12-31 Sold (MLS) — NTREIS
• 2013-11-21 Pending — NTREIS
• 2013-11-11 Contingent — NTREIS
• 2013-10-29 Relisted — NTREIS
• 2013-10-16 Contingent — NTREIS
• 2013-10-02 Price Changed $190,000 NTREIS
• 2013-09-13 Price Changed $193,000 NTREIS
• 2013-08-29 Listed $195,000 NTREIS
• 2011-06-10 Listing Removed — NTREIS
• 2011-05-18 Price Changed $163,000 NTREIS
• 2011-05-18 Relisted — NTREIS
• 2011-05-07 Listing Removed — NTREIS
• 2011-04-07 Price Changed $162,000 NTREIS
• 2011-03-04 Listed $165,000 NTREIS
• 2011-03-02 Listing Removed — NTREIS
• 2011-02-07 Relisted — NTREIS
• 2011-02-07 Price Changed $169,900 NTREIS
• 2010-11-15 Listing Removed — NTREIS
• 2010-11-15 Price Changed $172,900 NTREIS
• 2010-09-06 Listed $174,900 NTREIS
• 2007-05-01 Sold (Public Records) — Public Records
• 2007-04-27 Sold (MLS) — NTREIS
• 2007-03-19 Listing Removed — NTREIS
• 2006-10-23 Listed $169,900 NTREIS

Property tax history

+4.2%/yr

Latest (2025): $6,851 · +11.1% YoY. Source: county tax records.