6615 Coulter Dr · Wylie, TX 75407

$183,500

4 bd · 2.0 ba · 1,018 sqft · SingleFamily public records · 55 Days on market

Built 2023 Good condition 3,267 sqft lot $180/sqft · 7% below area Est $198k · 7% under $89/mo HOA · 5% of rent

---

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 +14.7/30.0
• ARV discount +10.8/15.0
• 1% rule +5.5/10.0
• DSCR +4.5/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Like-new and move-in ready, this beautifully maintained 3-bedroom, 2-bath home built in 2023 is located in the growing community of Tillage Farms. Designed with comfort and functionality in mind, the bright open-concept floorplan offers seamless flow between the living, dining, and kitchen areas—perfect for everyday living and entertaining. Modern finishes throughout give the home a fresh, contemporary feel. Enjoy outstanding neighborhood amenities including two community pools, a playground, and basketball court, all while enjoying a charming small-town atmosphere. Conveniently located near Allen, McKinney, and Wylie with quick access to shopping, dining, and daily conveniences. Situ

Key facts

• Community amenities
• Open layout
• Basketball court

Tags

• MODERN FINISHES
• OPEN LAYOUT
• COMMUNITY AMENITIES
• TWO POOLS
• PLAYGROUND
• BASKETBALL COURT

Property features AI

Finance

• Financial info: Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: Mandatory association; Semi-annual HOA fee ($533) covering full use of facilities and management fees; HOA managed by Insight Association Management

Exterior

• Parking: Assigned parking (no garage, no covered or carport spaces)
• Utilities: City water; City sewer; Community mailbox; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story; Preowned home built in 2023; Subdivision: Tillage Farms Ph 1
• Construction: Brick and wood construction; Composition roof; Slab foundation
• Exterior features: Wood fencing; Community mailbox; City water and city sewer

Interior

• Kitchen: Electric oven and electric range; Microwave; Dishwasher; Disposal; Kitchen surfaces include natural stone/granite type
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Cable TV available; Decorative lighting; High-speed internet available; One living area; One dining area; Total of 9 rooms; One level (single story)
• Laundry & utility: Utility room on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $184k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $48 ($572/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $184k).
• Recommended offer: $178k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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 24d 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

• It's been on market 55 days — a 3% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 12133% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $177,995 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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: 1.05% ✓
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 7.9

CMA / ARV

• ARV (median comp): $198,070
• List price: $183,500
• Delta: -7.36%
• 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
154 Herman Ln	0.09mi	3/2.0 (-1)	1,017 (-0%)	10mo	$199,999	$197	82
114 Sunflower St	0.09mi	3/2.0 (-1)	1,018 (0%)	15mo	$200,000	$196	79
125 Jethro Ln	0.17mi	3/2.0 (-1)	1,033 (+2%)	17mo	$164,900	$160	71
205 Jethro Ln	0.18mi	3/2.0 (-1)	1,017 (-0%)	19mo	$157,999	$155	70
6827 Coulter Dr	0.17mi	3/2.0 (-1)	1,033 (+2%)	18mo	$179,999	$174	70
115 Sesame Ln	0.21mi	3/2.0 (-1)	1,017 (-0%)	19mo	$180,999	$178	69
6639 Coulter Dr	0.03mi	3/2.0 (-1)	1,155 (+14%)	18mo	$199,500	$173	56
142 Sunflower St	0.11mi	3/2.0 (-1)	1,162 (+14%)	15mo	$204,995	$176	54
201 Jethro Ln	0.18mi	3/2.0 (-1)	1,155 (+14%)	18mo	$191,999	$166	49
221 Jethro Ln	0.20mi	3/2.0 (-1)	1,155 (+14%)	19mo	$189,999	$165	48
118 Sesame Ln	0.18mi	3/2.0 (-1)	1,155 (+14%)	20mo	$193,839	$168	48
111 Sesame Ln	0.21mi	3/2.0 (-1)	1,155 (+14%)	19mo	$187,999	$163	47

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: -18.4%
• Equity multiple: 0.37×
• Total profit: $-32,193
• Equity at exit: $27,360

10-year hold

• IRR: -19.8%
• Equity multiple: 0.12×
• Total profit: $-45,331
• Equity at exit: $15,866

Cash invested: $51,380 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$962
• Tax from tax record: −$348 /mo · $4,181/yr
• Insurance: −$76
• HOA: −$89
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $48

Break-even live

Break-even rent $1,869

Max offer price $183,500

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: $45,875
• Closing costs: $5,505
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6723 Coulter Dr Princeton, TX	3.0	2.0	1018	$1,500	$1.47	43d	1	0.06mi
6739 Coulter Dr Princeton, TX	3.0	2.0	1155	$1,500	$1.30	43d	1	0.08mi
152 Thresher Ln Princeton, TX	4.0	2.0	1300	$1,750	$1.35	12d	1	0.11mi
119 Sunflower St Princeton, TX	4.0	2.0	1300	$1,999	$1.54	12d	1	0.11mi
150 Sunflower St Princeton, TX	3.0	2.0	1017	$1,899	$1.87	5d	1	0.12mi
211 Herman Ln Princeton, TX	4.0	2.0	1295	$1,595	$1.23	43d	1	0.13mi
6550 August Dr Princeton, TX	3.0	2.0	1407	$1,695	$1.20	3d	1	0.14mi
6561 Alfalfa St Princeton, TX	3.0	2.0	1436	$1,599	$1.11	43d	1	0.15mi
206 Sunflower St Princeton, TX	3.0	2.0	1155	$1,475	$1.28	20d	1	0.15mi
145 Jethro Ln Princeton, TX	3.0	2.0	1033	$1,499	$1.45	24d	1	0.17mi
230 Sunflower St Princeton, TX	4.0	2.0	1300	$1,560	$1.20	24d	1	0.18mi
241 Thresher Ln Princeton, TX	4.0	2.0	1295	$1,850	$1.43	24d	1	0.20mi
6445 Middlebury Dr Princeton, TX	3.0	2.0	1266	$1,649	$1.30	7d	1	0.21mi
151 Sesame Ln Princeton, TX	4.0	2.0	1299	$1,634	$1.26	24d	1	0.22mi
252 Jethro Ln Princeton, TX	4.0	2.0	1300	$1,595	$1.23	43d	1	0.22mi
6808 Sunbeam Cir Princeton, TX	3.0	2.0	1155	$1,534	$1.33	22d	1	0.24mi
214 Wheatgrass Ln Princeton, TX	3.0	2.0	1407	$1,699	$1.21	43d	1	0.25mi
6751 Highlands St Princeton, TX	3.0	2.0	1411	$1,639	$1.16	16d	1	0.30mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	12d	1	0.32mi
134 Harvest St Princeton, TX	3.0	2.0	1440	$1,825	$1.27	18d	1	0.33mi
321 Tall Cedar Way Princeton, TX	3.0	3.0	1468	$1,725	$1.18	43d	1	0.39mi
7020 Vining DR Princeton, TX	3.0	2.5	1382	$1,850	$1.34	24d	1	0.49mi
545 Holleman Dr Princeton, TX	3.0	2.0	1474	$1,750	$1.19	43d	1	0.50mi
538 Montclair Ave Princeton, TX	3.0	2.0	1260	$1,775	$1.41	10d	1	0.51mi
416 Finch CIR Princeton, TX	3.0	2.0	1266	$1,350	$1.07	43d	1	0.54mi
6744 Teal Cir Princeton, TX	3.0	2.0	1474	$1,790	$1.21	20d	1	0.55mi
613 Holleman Dr , TX	3.0	2.0	1260	$2,000	$1.59	24d	1	0.57mi
619 Fisher Ln Princeton, TX	3.0	2.0	1260	$1,600	$1.27	43d	1	0.62mi
600 Sandhill Crane Ln Princeton, TX	3.0	2.0	1402	$2,100	$1.50	12d	1	0.63mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	43d	1	0.66mi
143 Plumcove Dr Princeton, TX	3.0	3.0	1376	$2,150	$1.56	43d	1	0.67mi
6222 Sandpiper Ln Unit NA Princeton, TX	3.0	2.5	1400	$1,750	$1.25	7d	1	0.78mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	2d	1	0.83mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	1d	1	0.83mi
623 Linden Rd Princeton, TX	3.0	2.5	1419	$1,650	$1.16	43d	1	0.85mi
812 Sandhill Crane Ln Princeton, TX	3.0	2.5	1309	$1,850	$1.41	43d	1	0.86mi
803 Wagtail Dr , TX	3.0	2.5	1360	$1,605	$1.18	22d	1	0.86mi
5825 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,780	$1.24	43d	1	0.87mi
228 Rubylace Dr Princeton, TX	3.0	2.0	1436	$1,700	$1.18	43d	1	0.87mi
5817 Rockrose Ln Princeton, TX	3.0	2.0	1411	$1,624	$1.15	20d	1	0.89mi

HOA detail

• Monthly dues: $89 · $1,068/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-18
   days on market $183,500 Active 55 DOM
2. 2026-06-17
   days on market $183,500 Active 54 DOM
3. 2026-06-16
   days on market $183,500 Active 53 DOM
4. 2026-06-15
   days on market $183,500 Active 52 DOM
5. 2026-06-13
   days on market $183,500 Active 50 DOM
6. 2026-06-13
   days on market $183,500 Active 49 DOM
7. 2026-06-09
   days on market $183,500 Active 46 DOM
8. 2026-06-08
   days on market $183,500 Active 45 DOM
9. 2026-06-07
   pricestatusdays on market $183,500 Active 44 DOM
10. 2026-06-04
    days on market $185,000 Active Contingent 41 DOM
11. 2026-06-03
    days on market $185,000 Active Contingent 40 DOM
12. 2026-06-02
    days on market $185,000 Active Contingent 39 DOM
13. 2026-06-01
    days on market $185,000 Active Contingent 38 DOM
14. 2026-05-31
    days on market $185,000 Active Contingent 37 DOM
15. 2026-05-19
    historical Active Option Contract 936-char remark
16. 2026-04-23
    listed $185,000 Active 936-char remark

ⓘ 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: $23,147
• − Mortgage interest: −$10,279
• − Property taxes: −$4,181
• − Insurance: −$918
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − HOA: −$1,068
• − Depreciation: −$5,338
• Taxable loss: −$2,340
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $1,134/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 move-in ready, 2023-built home offers a bright, open-concept floorplan with modern finishes and a well-maintained exterior. It's located in a growing community with excellent amenities and convenient access to shopping and dining.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value
• Both Replace window blinds — Modern blinds can improve energy efficiency and aesthetics
• Both Install smart home devices — Smart home devices can increase property value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Both Replace window blinds — Modern blinds can improve energy efficiency and aesthetics ↑
• Both Install smart home devices — Smart home devices can increase property value and attract tech-savvy buyers ↑

ⓘ 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

-99.2% since first listed

5 events — show timeline

• 2026-06-11 Listed for Rent $1,500 NTREIS
• 2026-06-06 Price Changed $183,500 NTREIS
• 2026-06-05 Relisted — NTREIS
• 2026-05-19 Contingent — NTREIS
• 2026-04-23 Listed $185,000 NTREIS

Property tax history

+164.0%/yr

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