6218 Silver Maple Way · Wylie, TX 75407

$221,990

3 bd · 2.5 ba · 1,419 sqft · SingleFamily · 11 Days on market

Built 2026 Poor condition 3,572 sqft lot Est $226k · 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 +11.6/30.0
• ARV discount +8.2/15.0
• Schools +4.2/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Rent growth +2.2/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into the Linnet, one of our floorplans featuring a seamless blend of modern design and functionality at our new home community Arbor Trails in Princeton, TX. This two story offers 3 bedrooms, 2.5 bath, 1 car garage floorplan with 9' Ceilings. The first level showcases the kitchen and family room. On the second floor are three spacious bedrooms as well as 2 baths. 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. In every bedroom you'll have carpeted floors and a closet in each room. Call today to make Arbor Trails your home! Photos shown he

Key facts

• 3,572 sq ft lot
• Garage
• Built 2026

Property features AI

Finance

• Other: Address: 6218 Silver Maple Way, Princeton, TX 75407; Listing status: Active; Last modified: 2026-06-09
• Financial info: List price $221,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family property; Spec home
• Exterior features: Living area approximately 1,419

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec-built Linnet plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $222k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-69 ($-831/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (14.1% below list).
• Recommended offer: $191k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Harper El (math 50% / reading 41%, grade D-, #1,112 of 4,322 statewide, top 26%, 436 students, 56% 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) — zoned schools at 60% FRL track the district average.
• 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 24d 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 $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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

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 $190,741 (14.1% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.86% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $225,621
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6110 Pinion Trl	0.23mi	3/2.5	1,419 (0%)	1mo	$229,990	$162	88
416 Sandhill Crane Ln	0.22mi	3/2.0	1,402 (-1%)	0mo	$221,999	$158	86
6412 Longspur Ln	0.22mi	3/2.0	1,402 (-1%)	0mo	$222,999	$159	86
6413 Longspur Ln	0.23mi	3/2.0	1,411 (-1%)	1mo	$215,000	$152	85
6308 Sandpiper Ln	0.18mi	3/2.5	1,360 (-4%)	1mo	$217,999	$160	84
6414 Willet Rd	0.25mi	3/2.0	1,402 (-1%)	1mo	$252,999	$180	83
6508 Glade St	0.30mi	3/2.0	1,402 (-1%)	1mo	$222,999	$159	81
403 Shearwater Ave	0.32mi	3/2.0	1,402 (-1%)	2mo	$253,674	$181	80
6314 Sandpiper Ln	0.19mi	4/2.5 (+1)	1,535 (+8%)	1mo	$207,999	$136	72
721 Wagtail Dr	0.22mi	4/2.5 (+1)	1,535 (+8%)	2mo	$209,999	$137	70
6100 Pinion Trl	0.23mi	4/2.5 (+1)	1,549 (+9%)	1mo	$237,490	$153	68
6728 Teal Cir	0.55mi	3/2.0	1,268 (-11%)	0mo	$239,999	$189	54

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: -22.0%
• Equity multiple: 0.26×
• Total profit: $-45,919
• Equity at exit: $33,099

10-year hold

• IRR: -26.0%
• Equity multiple: -0.08×
• Total profit: $-67,047
• Equity at exit: $19,194

Cash invested: $62,157 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,907 high
• Mortgage (P&I): −$1,164
• Tax est. 1.5%: −$277 /mo · $3,330/yr
• Insurance: −$92
• HOA: −$42
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-69

Break-even live

Break-even rent $1,995

Max offer price $211,967

Occupancy floor 99%

Sensitivity live

Price	-10% $84	-5% $7	+0% $-69	+5% $-146	+10% $-223
Rent	-10% $-220	-5% $-145	+0% $-69	+5% $6	+10% $81
Rate	-1.0pp $43	-0.5pp $-13	base $-69	+0.5pp $-127	+1.0pp $-185

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: $55,498
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
623 Linden Rd Princeton, TX	3.0	2.5	1419	$1,650	$1.16	45d	1	0.14mi
6222 Sandpiper Ln Unit NA Princeton, TX	3.0	2.5	1400	$1,750	$1.25	9d	1	0.14mi
600 Sandhill Crane Ln Princeton, TX	3.0	2.0	1402	$2,100	$1.50	14d	1	0.15mi
6310 Sandpiper Ln Princeton, TX	4.0	2.5	1549	$2,030	$1.31	13d	1	0.18mi
6311 Whimbrel Way Princeton, TX	4.0	2.5	1535	$1,775	$1.16	0d	1	0.20mi
6018 Primrose Rd , TX	3.0–4.0	2.5	1484	$1,800	$1.21	4d	5	0.21mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,650	$1.21	0d	1	0.21mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	4d	1	0.21mi
721 Wagtail Dr Princeton, TX	4.0	2.5	1535	$1,600	$1.04	26d	1	0.21mi
6102 Pinion Trl , TX	3.0	2.5	1419	$1,600	$1.13	45d	1	0.22mi
732 Sandhill Crane Ln Princeton, TX	4.0	2.5	1570	$1,875	$1.19	13d	1	0.23mi
6015 Pinion Trl , TX	4.0	2.5	1615	$1,950	$1.21	45d	1	0.23mi
801 Wagtail Dr , TX	4.0	2.5	1535	$1,975	$1.29	9d	1	0.27mi
803 Wagtail Dr , TX	3.0	2.5	1360	$1,605	$1.18	23d	1	0.27mi
812 Sandhill Crane Ln Princeton, TX	3.0	2.5	1309	$1,850	$1.41	45d	1	0.28mi
6505 Glade St Princeton, TX	4.0	2.0	1600	$1,800	$1.12	45d	1	0.30mi
6225 Kingfisher Way Princeton, TX	3.0	2.5	1290	$1,625	$1.26	6d	1	0.30mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	45d	1	0.31mi
6313 Kingfisher Way Princeton, TX	3.0	3.0	1360	$1,650	$1.21	45d	1	0.33mi
910 Wood Stork Way Princeton, TX	2.0	2.5	1022	$1,700	$1.66	20d	1	0.34mi
905 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	26d	1	0.35mi
905 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	23d	1	0.35mi
904 Sandhill Crane Ln Princeton, TX	4.0	2.5	1600	$1,750	$1.09	45d	1	0.35mi
427 Bower DR Princeton, TX	4.0	2.0	1600	$1,850	$1.16	26d	1	0.35mi
914 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,775	$1.49	9d	1	0.36mi
911 Sandhill Crane Ln Princeton, TX	3.0	2.5	1360	$1,575	$1.16	46d	1	0.36mi
416 Finch CIR Princeton, TX	3.0	2.0	1266	$1,350	$1.07	45d	1	0.38mi
935 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,999	$1.68	20d	1	0.38mi
919 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	45d	1	0.39mi
919 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,700	$1.11	19d	1	0.39mi
926 Wood Stork Way Princeton, TX	3.0	2.5	1285	$1,700	$1.32	26d	1	0.39mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	14d	1	0.39mi
6448 County Road 437 Princeton, TX	2.0	3.0	1621	$3,950	$2.44	0d	1	0.42mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	9d	1	0.43mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	18d	1	0.43mi
6234 Sanderling St Princeton, TX	4.0	2.5	1535	$1,725	$1.12	45d	1	0.43mi
613 Holleman Dr , TX	3.0	2.0	1260	$1,800	$1.43	0d	1	0.44mi
545 Holleman Dr Princeton, TX	3.0	2.0	1474	$1,750	$1.19	45d	1	0.44mi
5836 Crystal Water Way Princeton, TX	3.0	2.0	1481	$1,799	$1.21	7d	1	0.46mi
214 Wheatgrass Ln Princeton, TX	3.0	2.0	1407	$1,699	$1.21	45d	1	0.47mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 9 events

1. 2026-06-21
   days on market $221,990 Active 11 DOM
2. 2026-06-18
   days on market $221,990 Active 8 DOM
3. 2026-06-17
   days on market $221,990 Active 7 DOM
4. 2026-06-16
   days on market $221,990 Active 6 DOM
5. 2026-06-15
   days on market $221,990 Active 5 DOM
6. 2026-06-13
   days on market $221,990 Active 3 DOM
7. 2026-06-13
   days on marketlisting id $221,990 Active 2 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $221,990 Active 1 DOM

ⓘ 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 3/10 Moderate
• 🌡 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,889
• − Mortgage interest: −$12,435
• − Property taxes: −$3,330
• − Insurance: −$1,110
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − HOA: −$504
• − Depreciation: −$6,458
• Taxable loss: −$4,610
• Est. tax savings @ 24.0%: +$1,106
• After-tax cash flow: $275/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

Poor 20/100 Extensive rehab

This property requires extensive renovations across all systems and areas, with major repairs and updates needed to bring it up to a livable condition. Significant investment is required to increase its value.

Repairs flagged

• Major Kitchen cabinets — No photos of the kitchen
• Major Bathroom fixtures — No photos of the bathrooms
• Major Roof — No photos of the roof
• Major Exterior siding — No photos of the exterior
• Major Flooring — No photos of the flooring
• Major Interior walls/paint — No photos of the interior walls/paint
• Major Windows — No photos of the windows
• Major Foundation/structure — No photos of the foundation/structure
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals
• Major Landscaping — No photos of the landscaping/curb appeal

Value-add opportunities

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value.
• Both Bathroom renovation — Updating bathrooms is crucial for both resale and rental appeal.
• Both Exterior painting and landscaping — A fresh coat of paint and well-maintained landscaping can enhance curb appeal and attract more buyers/renters.
• Both Roof replacement — A new roof is essential for both safety and aesthetic appeal, impacting both resale and rental value.
• Both HVAC system upgrade — A modern, energy-efficient HVAC system improves comfort and can be a selling point for both buyers and renters.
• Both Interior painting and updates — Fresh paint and updated decor can make the interior more inviting and appealing to potential buyers/renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · No photos of the kitchen	Major	$15,000–50,000
Bathroom fixtures · No photos of the bathrooms	Major	$15,000–50,000
Roof · No photos of the roof	Major	$15,000–50,000
Exterior siding · No photos of the exterior	Major	$15,000–50,000
Flooring · No photos of the flooring	Major	$15,000–50,000
Interior walls/paint · No photos of the interior walls/paint	Major	$15,000–50,000
Windows · No photos of the windows	Major	$15,000–50,000
Foundation/structure · No photos of the foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC/mechanicals	Major	$15,000–50,000
Landscaping · No photos of the landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both Kitchen renovation — Modernizing the kitchen can significantly increase both resale and rental value. ↑
• Both Bathroom renovation — Updating bathrooms is crucial for both resale and rental appeal. ↑
• Both Exterior painting and landscaping — A fresh coat of paint and well-maintained landscaping can enhance curb appeal and attract more buyers/renters. ↑
• Both Roof replacement — A new roof is essential for both safety and aesthetic appeal, impacting both resale and rental value. ↑
• Both HVAC system upgrade — A modern, energy-efficient HVAC system improves comfort and can be a selling point for both buyers and renters. ↑
• Both Interior painting and updates — Fresh paint and updated decor can make the interior more inviting and appealing to potential buyers/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 — 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