6309 Sandpiper Ln · Wylie, TX 75407

$200,899

4 bd · 2.5 ba · 1,535 sqft · SingleFamily · 4 Days on market

Built 2026 Good condition Est $244k · 18% under

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Why this score? — see what drove the C 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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• 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

The first floor of this two-story home is host to an open floorplan that combines a fully-equipped kitchen with the living and dining areas to maximize the footprint of the home. There are four bedrooms located upstairs, including the luxe owner's suite, which is positioned at the back of the home for enhanced privacy and comfort.

Key facts

• Luxe owner's suite
• Open floorplan
• Enhanced privacy

Tags

• OPEN FLOORPLAN
• FULLY-EQUIPPED KITCHEN
• LUXE OWNER'S SUITE
• ENHANCED PRIVACY

Property features AI

Finance

• Other: Located at 6309 Sandpiper Ln, Princeton TX 75407
• Financial info: List price $200,899

Exterior

• Home design: Single-family home (Cibola plan); Active new-construction listing
• Construction: New construction (spec); Plan name: Cibola
• Exterior features: Living area approximately 1535 (interior size provided)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec new construction (Cibola plan)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $201k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $201k).
• Cap rate 7.5% 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.
• 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 25d 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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $200,899

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.43%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $244,065
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6314 Sandpiper Ln	0.03mi	4/2.5	1,535 (0%)	1mo	$207,999	$136	98
721 Wagtail Dr	0.08mi	4/2.5	1,535 (0%)	1mo	$209,999	$137	95
810 Wagtail Dr	0.15mi	4/2.5	1,535 (0%)	1mo	$238,369	$155	92
6100 Pinion Trl	0.26mi	4/2.5	1,549 (+1%)	1mo	$237,490	$153	86
6308 Sandpiper Ln	0.03mi	3/2.5 (-1)	1,360 (-11%)	1mo	$217,999	$160	74
6110 Pinion Trl	0.26mi	3/2.5 (-1)	1,419 (-8%)	1mo	$229,990	$162	70
6412 Longspur Ln	0.21mi	3/2.0 (-1)	1,402 (-9%)	0mo	$222,999	$159	69
6413 Longspur Ln	0.23mi	3/2.0 (-1)	1,411 (-8%)	1mo	$215,000	$152	68
6508 Glade St	0.23mi	3/2.0 (-1)	1,402 (-9%)	1mo	$222,999	$159	67
416 Sandhill Crane Ln	0.26mi	3/2.0 (-1)	1,402 (-9%)	0mo	$221,999	$158	66
6414 Willet Rd	0.26mi	3/2.0 (-1)	1,402 (-9%)	1mo	$252,999	$180	65
403 Shearwater Ave	0.32mi	3/2.0 (-1)	1,402 (-9%)	1mo	$253,674	$181	62

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: -12.8%
• Equity multiple: 0.55×
• Total profit: $-25,230
• Equity at exit: $29,955

10-year hold

• IRR: -9.2%
• Equity multiple: 0.51×
• Total profit: $-27,709
• Equity at exit: $17,370

Cash invested: $56,252 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$1,054
• Tax est. 1.5%: −$251 /mo · $3,013/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $207

Break-even live

Break-even rent $1,757

Max offer price $200,899

Occupancy floor 85%

Sensitivity live

Price	-10% $346	-5% $277	+0% $207	+5% $138	+10% $69
Rent	-10% $48	-5% $128	+0% $207	+5% $287	+10% $367
Rate	-1.0pp $309	-0.5pp $259	base $207	+0.5pp $155	+1.0pp $102

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: $50,225
• Closing costs: $6,027
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6310 Sandpiper Ln Princeton, TX	4.0	2.5	1549	$2,030	$1.31	12d	1	0.03mi
6311 Whimbrel Way Princeton, TX	4.0	2.5	1535	$1,795	$1.17	10d	1	0.04mi
732 Sandhill Crane Ln Princeton, TX	4.0	2.5	1570	$1,875	$1.19	12d	1	0.08mi
721 Wagtail Dr Princeton, TX	4.0	2.5	1535	$1,600	$1.04	24d	1	0.08mi
6222 Sandpiper Ln Unit NA Princeton, TX	3.0	2.5	1400	$1,750	$1.25	7d	1	0.09mi
600 Sandhill Crane Ln Princeton, TX	3.0	2.0	1402	$2,100	$1.50	13d	1	0.10mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	3d	1	0.11mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	2d	1	0.11mi
801 Wagtail Dr , TX	4.0	2.5	1535	$1,975	$1.29	7d	1	0.14mi
803 Wagtail Dr , TX	3.0	2.5	1360	$1,605	$1.18	22d	1	0.14mi
812 Sandhill Crane Ln Princeton, TX	3.0	2.5	1309	$1,850	$1.41	44d	1	0.14mi
6313 Kingfisher Way Princeton, TX	3.0	3.0	1360	$1,650	$1.21	44d	1	0.19mi
6225 Kingfisher Way Princeton, TX	3.0	2.5	1290	$1,625	$1.26	5d	1	0.20mi
904 Sandhill Crane Ln Princeton, TX	4.0	2.5	1600	$1,750	$1.09	44d	1	0.22mi
911 Sandhill Crane Ln Princeton, TX	3.0	2.5	1360	$1,575	$1.16	44d	1	0.22mi
905 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	22d	1	0.22mi
905 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	24d	1	0.22mi
914 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,775	$1.49	7d	1	0.22mi
6505 Glade St Princeton, TX	4.0	2.0	1600	$1,800	$1.12	44d	1	0.23mi
935 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,999	$1.68	19d	1	0.24mi
623 Linden Rd Princeton, TX	3.0	2.5	1419	$1,650	$1.16	44d	1	0.24mi
919 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	44d	1	0.26mi
919 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,700	$1.11	18d	1	0.26mi
416 Finch CIR Princeton, TX	3.0	2.0	1266	$1,350	$1.07	44d	1	0.26mi
6102 Pinion Trl , TX	3.0	2.5	1419	$1,600	$1.13	44d	1	0.28mi
926 Wood Stork Way Princeton, TX	3.0	2.5	1285	$1,700	$1.32	24d	1	0.29mi
6015 Pinion Trl , TX	4.0	2.5	1615	$1,950	$1.21	44d	1	0.29mi
6018 Primrose Rd , TX	3.0–4.0	2.5	1484	$1,875	$1.26	3d	5	0.31mi
613 Holleman Dr , TX	3.0	2.0	1260	$2,000	$1.59	24d	1	0.31mi
427 Bower DR Princeton, TX	4.0	2.0	1600	$1,850	$1.16	24d	1	0.31mi
6234 Sanderling St Princeton, TX	4.0	2.5	1535	$1,725	$1.12	44d	1	0.32mi
545 Holleman Dr Princeton, TX	3.0	2.0	1474	$1,750	$1.19	44d	1	0.33mi
538 Montclair Ave Princeton, TX	3.0	2.0	1260	$1,775	$1.41	10d	1	0.35mi
656 Waymaker Way Princeton, TX	4.0	3.0	2015	$2,175	$1.08	12d	1	0.38mi
639 Montclair Ave , TX	4.0	2.0	1707	$2,100	$1.23	44d	1	0.39mi
639 Montclair Ave , TX	4.0	2.0	1707	$1,850	$1.08	7d	1	0.39mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	13d	1	0.44mi
6744 Teal Cir Princeton, TX	3.0	2.0	1474	$1,790	$1.21	21d	1	0.47mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	44d	1	0.48mi
214 Wheatgrass Ln Princeton, TX	3.0	2.0	1407	$1,699	$1.21	44d	1	0.51mi

Taxation est. · year 1

• Rental income: $24,241
• − Mortgage interest: −$11,253
• − Property taxes: −$3,013
• − Insurance: −$1,004
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − Depreciation: −$5,844
• Taxable loss: −$754
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $2,671/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 · 22 photos

Good 80/100 Cosmetic rehab

This two-story home features a modern open floor plan with four bedrooms, including a luxurious owner's suite. The home is in good condition with minimal repairs needed, making it a great investment opportunity.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and home value.
• Resale Replace the front door — A new front door can improve the home's curb appeal and security.
• Rental Clean the gutters — Clean gutters can prevent water damage and improve the home's overall appearance.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Resale Replace the front door — A new front door can improve the home's curb appeal and security. ↑
• Rental Clean the gutters — Clean gutters can prevent water damage and improve the home's overall appearance. ↑

ⓘ 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