325 Clematis St · Wylie, TX 75407

$227,990

4 bd · 2.5 ba · 1,510 sqft · SingleFamily · 177 Days on market

Built 2025 6,050 sqft lot Est $239k · at est. $42/mo HOA · 2% of rent

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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 +13.1/30.0
• ARV discount +9.5/15.0
• Schools +4.2/10.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

New homes in Princeton, TX! Welcome to Arbor Trails! This gorgeous new Express homes community is located in Collin County, Branch , Princeton area off CR 437. DR Horton, your new home builder, we offer 3 different plans in Arbor Trails ranging from a 2 2.5 1 1,130 sq ft to a 4 2.5 1 that's 1,549 sq ft.

Key facts

• 6,050 sq ft lot
• Garage
• Built 2025

Property features AI

Finance

• Other: Energy-efficient features include enhanced attic insulation (12 inch+), HVAC, thermostat, and efficient windows
• Financial info: Treat as clear (loan type); No second mortgage
• HOA & community: Mandatory association; Semi-annual association fee (management fees included); HOA management: Neighborhood Managment

Exterior

• Parking: Attached garage; One covered space; One garage space (approx. 11' x 20')
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Municipal utility district; City water and city sewer; Underground utilities
• Home design: Single-family residence; Residential property; Entry on multiple levels; New construction (incomplete, year built 2025); Subdivision: Arbor Trails South
• Construction: Frame and siding construction; Composition roof; Slab foundation
• Exterior features: Wood fencing; City water; City sewer; Concrete, curbs, and sidewalk; Underground utilities

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range
• Bedrooms: Four bedrooms total; Primary bedroom on level 2; Additional bedrooms on level 2
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Cable TV available; High-speed internet available; Other interior features; Two levels; Six total rooms; One living area; One dining area
• Laundry & utility: Smart home features (app or pass available)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $-6 ($-75/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (10.5% below list).
• Recommended offer: $201k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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); 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).
• 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 26d 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 $2k of loan paydown is wiped out by about $7k 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 177 days — a 12% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 11305% 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 $200,631 (12.0% 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. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $238,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Arbor Dr	0.67mi	4/2.5	1,510 (0%)	0mo	$209,990	$139	68
6314 Sandpiper Ln	0.73mi	4/2.5	1,535 (+2%)	1mo	$207,999	$136	63
416 Sandhill Crane Ln	0.46mi	3/2.0 (-1)	1,402 (-7%)	0mo	$221,999	$158	60
204 Redwood Rd	0.71mi	3/2.5 (-1)	1,489 (-1%)	1mo	$237,990	$160	59
6414 Willet Rd	0.47mi	3/2.0 (-1)	1,402 (-7%)	1mo	$252,999	$180	58
6412 Longspur Ln	0.52mi	3/2.0 (-1)	1,402 (-7%)	0mo	$222,999	$159	57
118 Tall Cedar Way	0.61mi	4/2.5	1,648 (+9%)	0mo	$226,990	$138	56
123 Tall Cedar Way	0.63mi	4/2.5	1,648 (+9%)	1mo	$236,990	$144	54
202 Arbor Dr	0.66mi	4/2.5	1,648 (+9%)	0mo	$211,990	$129	54
6508 Glade St	0.59mi	3/2.0 (-1)	1,402 (-7%)	1mo	$222,999	$159	52
6308 Sandpiper Ln	0.73mi	3/2.5 (-1)	1,360 (-10%)	1mo	$217,999	$160	44
120 Redwood Rd	0.70mi	4/2.5	1,720 (+14%)	0mo	$255,990	$149	44

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: -20.0%
• Equity multiple: 0.32×
• Total profit: $-43,264
• Equity at exit: $33,994

10-year hold

• IRR: -21.6%
• Equity multiple: 0.04×
• Total profit: $-61,059
• Equity at exit: $19,712

Cash invested: $63,837 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,040 high
• Mortgage (P&I): −$1,196
• Tax est. 1.5%: −$285 /mo · $3,420/yr
• Insurance: −$95
• HOA: −$42
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-6

Break-even live

Break-even rent $2,048

Max offer price $227,082

Occupancy floor 95%

Sensitivity live

Price	-10% $151	-5% $73	+0% $-6	+5% $-85	+10% $-164
Rent	-10% $-167	-5% $-87	+0% $-6	+5% $74	+10% $155
Rate	-1.0pp $109	-0.5pp $52	base $-6	+0.5pp $-65	+1.0pp $-125

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: $56,998
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Clematis ST Princeton, TX	4.0	2.5	1648	$1,900	$1.15	45d	1	0.02mi
317 Clematis ST Princeton, TX	4.0	2.5	1510	$1,800	$1.19	45d	1	0.02mi
6111 Shearwater Rd , TX	3.0	2.0	1392	$1,900	$1.36	0d	1	0.03mi
134 Harvest St Princeton, TX	3.0	2.0	1440	$1,825	$1.27	20d	1	0.14mi
6445 Middlebury Dr Princeton, TX	3.0	2.0	1266	$1,649	$1.30	9d	1	0.16mi
6533 Middlebury Dr Princeton, TX	4.0	2.0	1598	$1,900	$1.19	6d	1	0.23mi
214 Wheatgrass Ln Princeton, TX	3.0	2.0	1407	$1,699	$1.21	45d	1	0.24mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	14d	1	0.28mi
6550 August Dr Princeton, TX	3.0	2.0	1407	$1,695	$1.20	5d	1	0.30mi
6561 Alfalfa St Princeton, TX	3.0	2.0	1436	$1,599	$1.11	45d	1	0.32mi
143 Plumcove Dr Princeton, TX	3.0	3.0	1376	$2,150	$1.56	45d	1	0.35mi
211 Herman Ln Princeton, TX	4.0	2.0	1295	$1,595	$1.23	45d	1	0.38mi
152 Thresher Ln Princeton, TX	4.0	2.0	1300	$1,750	$1.35	14d	1	0.38mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	45d	1	0.40mi
6739 Coulter Dr Princeton, TX	3.0	2.0	1155	$1,500	$1.30	45d	1	0.43mi
206 Sunflower St Princeton, TX	3.0	2.0	1155	$1,475	$1.28	22d	1	0.44mi
119 Sunflower St Princeton, TX	4.0	2.0	1300	$1,999	$1.54	14d	1	0.45mi
241 Thresher Ln Princeton, TX	4.0	2.0	1295	$1,850	$1.43	26d	1	0.45mi
818 Coastline Way Princeton, TX	4.0	2.0	1783	$2,600	$1.46	0d	1	0.46mi
230 Sunflower St Princeton, TX	4.0	2.0	1300	$1,520	$1.17	0d	1	0.46mi
427 Bower DR Princeton, TX	4.0	2.0	1600	$1,850	$1.16	26d	1	0.49mi
252 Jethro Ln Princeton, TX	4.0	2.0	1300	$1,595	$1.23	45d	1	0.51mi
5825 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,780	$1.24	45d	1	0.53mi
101 County Road 1010 Unit 1010 Princeton, TX	3.0	2.0	1860	$2,295	$1.23	45d	1	0.54mi
5817 Rockrose Ln Princeton, TX	3.0	2.0	1411	$1,624	$1.15	22d	1	0.54mi
6751 Highlands St Princeton, TX	3.0	2.0	1411	$1,639	$1.16	18d	1	0.55mi
6808 Sunbeam Cir Princeton, TX	3.0	2.0	1155	$1,534	$1.33	24d	1	0.55mi
228 Rubylace Dr Princeton, TX	3.0	2.0	1436	$1,700	$1.18	45d	1	0.56mi
6505 Glade St Princeton, TX	4.0	2.0	1600	$1,800	$1.12	45d	1	0.56mi
151 Sesame Ln Princeton, TX	4.0	2.0	1299	$1,634	$1.26	26d	1	0.56mi
5836 Timber Point Dr Princeton, TX	3.0	2.0	1440	$1,875	$1.30	20d	1	0.57mi
5733 Rockrose Ln Princeton, TX	3.0	2.0	1266	$1,720	$1.36	45d	1	0.58mi
600 Sandhill Crane Ln Princeton, TX	3.0	2.0	1402	$2,100	$1.50	14d	1	0.60mi
5724 Rockrose Ln Princeton, TX	3.0	2.0	1266	$2,050	$1.62	26d	1	0.61mi
5720 Rockrose Ln Princeton, TX	4.0	3.0	1500	$2,205	$1.47	7d	1	0.61mi
416 Finch CIR Princeton, TX	3.0	2.0	1266	$1,350	$1.07	45d	1	0.63mi
7018 Cottonseed Dr Princeton, TX	4.0	2.5	2131	$2,095	$0.98	26d	1	0.63mi
7007 Cottonseed Dr Princeton, TX	4.0	2.5	1720	$1,995	$1.16	12d	1	0.63mi
7007 Cottonseed Dr Princeton, TX	4.0	2.5	1720	$1,995	$1.16	9d	1	0.63mi
5708 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,925	$1.34	45d	1	0.64mi

HOA detail

• Monthly dues: $42 · $504/yr

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: $24,476
• − Mortgage interest: −$12,771
• − Property taxes: −$3,420
• − Insurance: −$1,140
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − HOA: −$504
• − Depreciation: −$6,632
• Taxable loss: −$3,908
• Est. tax savings @ 24.0%: +$938
• After-tax cash flow: $863/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: 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: 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

-99.2% since first listed

13 events — show timeline

• 2026-05-29 Sold (MLS) — NTREIS
• 2026-05-28 Relisted — NTREIS
• 2026-04-02 Rental Removed $1,850 BUILDIUM
• 2026-02-17 Price Changed $1,850 BUILDIUM
• 2025-12-31 Listed for Rent $1,999 BUILDIUM
• 2025-12-04 Listing Removed — NTREIS
• 2025-11-14 Price Changed $227,990 NTREIS
• 2025-10-29 Price Changed $232,990 NTREIS
• 2025-10-09 Price Changed $237,990 NTREIS
• 2025-09-18 Price Changed $232,990 NTREIS
• 2025-07-24 Price Changed $242,990 NTREIS
• 2025-07-17 Price Changed $234,990 NTREIS
• 2025-06-11 Listed $239,990 NTREIS