Pima Plan · Princeton, TX 75407

$185,999

3 bd · 2.5 ba · 1,360 sqft · SingleFamily · 100 Days on market

Good condition Garage

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

The first floor of this two-story home is host to a spacious open floorplan that seamlessly connects an inviting family room, elegant dining room and chef-inspired kitchen. Upstairs, there are three bedrooms, including the luxe owner's suite, which features a restful bedroom, en-suite bathroom and generous walk-in closet.

Key facts

• Open floorplan
• Family room
• Dining room

Tags

• OPEN FLOORPLAN
• FAMILY ROOM
• DINING ROOM
• CHEF-INSPIRED KITCHEN
• OWNER'S SUITE
• EN-SUITE BATHROOM

🏗️ New construction. The $185,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $260,345.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $186k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-335 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (0.4% below list).
• Recommended offer: $169k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#969 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living 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); 2157 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 66d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $8k 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 100 days — a 9% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 8→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,259 (9.0% 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 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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: 0.71% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.51%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $260,345
• List price: $185,999
• Delta: -29.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 Finch Cir	0.53mi	3/2.0	1,402 (+3%)	1mo	$208,999	$149	67
615 Kinglet Ln	0.55mi	3/2.0	1,411 (+4%)	0mo	$214,999	$152	66
525 Finch Cir	0.50mi	3/2.0	1,266 (-7%)	1mo	$205,999	$163	62
630 Kinglet Ln	0.61mi	3/2.0	1,411 (+4%)	1mo	$214,999	$152	62
604 Finch Cir	0.52mi	3/2.0	1,266 (-7%)	0mo	$204,999	$162	62
517 Finch Cir	0.47mi	3/2.0	1,503 (+10%)	0mo	$233,999	$156	58
224 Tall Cedar Way	0.38mi	4/2.5 (+1)	1,510 (+11%)	1mo	$209,990	$139	58
200 Arbor Dr	0.41mi	4/2.5 (+1)	1,510 (+11%)	0mo	$209,990	$139	57
208 Arbor Dr	0.41mi	4/2.5 (+1)	1,510 (+11%)	0mo	$223,990	$148	57
305 Tall Cedar Way	0.42mi	4/2.5 (+1)	1,510 (+11%)	0mo	$304,990	$202	57
306 Arbor Dr	0.44mi	4/2.5 (+1)	1,510 (+11%)	0mo	$304,990	$202	56
7005 Jessamine Dr	0.44mi	4/2.5 (+1)	1,510 (+11%)	0mo	$252,280	$167	56

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: -29.1%
• Equity multiple: 0.05×
• Total profit: $-68,928
• Equity at exit: $38,818

10-year hold

• IRR: -47.3%
• Equity multiple: -0.49×
• Total profit: $-108,373
• Equity at exit: $22,510

Cash invested: $72,897 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 151 active · 136 under contract
• Months of supply: 7.9 mo (13%/mo absorbed)
• Median asking: $228,900 ($161/sqft)
• Median days on market: 44 d
• This list price: 1% of active listings are priced below it
• ARV vs active asking: +18.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75407

• Home prices YoY: -30.3%
• Rents YoY: -1.0%
• Active inventory: 2157
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$1,365
• Tax est. 1.5%: −$325 /mo · $3,905/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-335

Break-even live

Break-even rent $2,277

Max offer price $211,869

Occupancy floor —

Sensitivity live

Price	-10% $-155	-5% $-245	+0% $-335	+5% $-425	+10% $-515
Rent	-10% $-481	-5% $-408	+0% $-335	+5% $-262	+10% $-189
Rate	-1.0pp $-204	-0.5pp $-269	base $-335	+0.5pp $-402	+1.0pp $-471

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: $65,086
• Closing costs: $7,810
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Herman Ln Princeton, TX	3.0	2.0	1155	$1,499	$1.30	84d	1	0.05mi
6550 August Dr Princeton, TX	3.0	2.0	1407	$1,595	$1.13	81d	1	0.06mi
6533 Middlebury Dr Princeton, TX	4.0	2.0	1598	$1,900	$1.19	89d	1	0.07mi
6561 Alfalfa St Princeton, TX	3.0	2.0	1436	$1,599	$1.11	139d	1	0.07mi
136 Thresher Ln Princeton, TX	3.0	2.0	1018	$1,425	$1.40	65d	1	0.08mi
152 Thresher Ln Princeton, TX	4.0	2.0	1300	$1,750	$1.35	108d	1	0.09mi
211 Herman Ln Princeton, TX	4.0	2.0	1295	$1,595	$1.23	139d	1	0.09mi
211 Herman Ln Princeton, TX	4.0	2.0	1300	$1,595	$1.23	20d	1	0.09mi
135 Wheatgrass Ln Princeton, TX	3.0	2.0	1436	$1,799	$1.25	40d	1	0.11mi
153 Thresher Ln Princeton, TX	4.0	2.0	1300	$1,495	$1.15	0d	1	0.11mi
6723 Coulter Dr Princeton, TX	3.0	2.0	1018	$1,500	$1.47	139d	1	0.12mi
150 Sunflower St Princeton, TX	3.0	2.0	1017	$1,549	$1.52	48d	1	0.13mi
122 Wheatgrass Ln Princeton, TX	4.0	2.0	1650	$2,249	$1.36	40d	1	0.14mi
134 Wheatgrass Ln Princeton, TX	4.0	2.0	1600	$2,248	$1.41	0d	1	0.14mi
6739 Coulter Dr Princeton, TX	3.0	2.0	1155	$1,500	$1.30	139d	1	0.15mi
6445 Middlebury Dr Princeton, TX	3.0	2.0	1266	$1,589	$1.26	71d	1	0.15mi
206 Sunflower St Princeton, TX	3.0	2.0	1155	$1,475	$1.28	116d	1	0.15mi
119 Sunflower St Princeton, TX	4.0	2.0	1300	$1,849	$1.42	0d	1	0.16mi
155 Sunflower St Princeton, TX	4.0	2.0	1300	$1,999	$1.54	11d	1	0.16mi
214 Wheatgrass Ln Princeton, TX	3.0	2.0	1407	$1,699	$1.21	139d	1	0.17mi
241 Thresher Ln Princeton, TX	4.0	2.0	1295	$1,850	$1.43	120d	1	0.17mi
230 Sunflower St Princeton, TX	4.0	2.0	1300	$1,500	$1.15	11d	1	0.17mi
230 Sunflower St Princeton, TX	4.0	2.0	1300	$1,520	$1.17	94d	1	0.17mi
167 Sunflower St Princeton, TX	4.0	2.0	1300	$1,769	$1.36	24d	1	0.17mi
6517 Waterfall Ln Princeton, TX	3.0	2.0	1397	$1,750	$1.25	57d	1	0.20mi
6439 Sand Dune Way Princeton, TX	3.0	2.0	1284	$2,100	$1.64	6d	1	0.20mi
236 Jethro Ln Princeton, TX	3.0	2.0	1155	$1,600	$1.39	68d	1	0.20mi
145 Jethro Ln Princeton, TX	3.0	2.0	1033	$1,499	$1.45	120d	1	0.21mi
6534 Whitecap Dr Princeton, TX	4.0	2.0	1784	$2,150	$1.21	39d	1	0.21mi
6534 Whitecap Dr Princeton, TX	4.0	2.0	1784	$1,999	$1.12	18d	1	0.21mi
313 Thresher Ln Princeton, TX	3.0	2.0	1411	$1,700	$1.20	7d	1	0.22mi
252 Jethro Ln Princeton, TX	4.0	2.0	1300	$1,595	$1.23	139d	1	0.22mi
6736 Bramblewood Dr Princeton, TX	4.0	2.0	1599	$1,850	$1.16	20d	1	0.22mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	108d	1	0.23mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	89d	1	0.23mi
6825 Sunbeam Cir Princeton, TX	3.0	2.0	1155	$1,700	$1.47	34d	1	0.25mi
6825 Sunbeam Cir Princeton, TX	3.0	2.0	1155	$1,600	$1.39	11d	1	0.25mi
134 Harvest St Princeton, TX	3.0	2.0	1440	$1,695	$1.18	20d	1	0.25mi
6808 Sunbeam Cir Princeton, TX	3.0	2.0	1155	$1,534	$1.33	117d	1	0.25mi
115 Sesame Ln Princeton, TX	3.0	2.0	1018	$1,675	$1.65	20d	1	0.26mi

Property features AI

Finance

• Financial info: Listed price $215,999

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family plan (Pima)
• Exterior features: Living area approximately 1360 (living area provided)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan home (Pima)New construction plan

Listing history 50 events

1. 2026-09-24
   days on market $185,999 Active 100 DOM
2. 2026-09-23
   pricedays on market $185,999 Active 99 DOM
3. 2026-09-22
   days on market $183,999 Active 98 DOM
4. 2026-09-21
   days on market $183,999 Active 97 DOM
5. 2026-09-20
   days on market $183,999 Active 96 DOM
6. 2026-09-19
   pricedays on market $183,999 Active 95 DOM
7. 2026-09-18
   days on market $193,999 Active 94 DOM
8. 2026-09-17
   days on market $193,999 Active 93 DOM
9. 2026-09-16
   days on market $193,999 Active 92 DOM
10. 2026-09-15
    days on market $193,999 Active 91 DOM
11. 2026-09-14
    days on market $193,999 Active 90 DOM
12. 2026-09-13
    days on market $193,999 Active 89 DOM
13. 2026-09-12
    days on market $193,999 Active 88 DOM
14. 2026-09-11
    days on market $193,999 Active 87 DOM
15. 2026-09-05
    days on market $193,999 Active 81 DOM
16. 2026-09-04
    days on market $193,999 Active 80 DOM
17. 2026-09-02
    days on market $193,999 Active 78 DOM
18. 2026-08-31
    days on market $193,999 Active 76 DOM
19. 2026-08-30
    days on market $193,999 Active 75 DOM
20. 2026-08-29
    days on market $193,999 Active 74 DOM
21. 2026-08-28
    days on market $193,999 Active 73 DOM
22. 2026-08-27
    days on market $193,999 Active 72 DOM
23. 2026-08-25
    days on market $193,999 Active 70 DOM
24. 2026-08-24
    days on market $193,999 Active 69 DOM
25. 2026-08-23
    days on market $193,999 Active 68 DOM
26. 2026-08-22
    days on market $193,999 Active 67 DOM
27. 2026-08-21
    days on market $193,999 Active 66 DOM
28. 2026-08-20
    days on market $193,999 Active 65 DOM
29. 2026-08-19
    days on market $193,999 Active 64 DOM
30. 2026-08-18
    days on market $193,999 Active 63 DOM
31. 2026-08-17
    days on market $193,999 Active 62 DOM
32. 2026-08-16
    days on market $193,999 Active 61 DOM
33. 2026-08-15
    days on market $193,999 Active 60 DOM
34. 2026-08-14
    days on market $193,999 Active 59 DOM
35. 2026-08-13
    days on market $193,999 Active 58 DOM
36. 2026-08-12
    days on market $193,999 Active 57 DOM
37. 2026-08-11
    days on market $193,999 Active 56 DOM
38. 2026-08-10
    days on market $193,999 Active 55 DOM
39. 2026-08-09
    days on market $193,999 Active 54 DOM
40. 2026-08-08
    days on market $193,999 Active 53 DOM
41. 2026-08-06
    days on market $193,999 Active 51 DOM
42. 2026-08-05
    days on market $193,999 Active 50 DOM
43. 2026-08-04
    days on market $193,999 Active 49 DOM
44. 2026-08-03
    days on market $193,999 Active 48 DOM
45. 2026-07-31
    days on market $193,999 Active 45 DOM
46. 2026-07-30
    days on market $193,999 Active 44 DOM
47. 2026-07-30
    days on market $193,999 Active 43 DOM
48. 2026-07-28
    days on market $193,999 Active 42 DOM
49. 2026-07-26
    days on market $193,999 Active 40 DOM
50. 2026-07-24
    days on market $193,999 Active 38 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 8 d/yr ≥110°F today · 27 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: $22,241
• − Mortgage interest: −$14,583
• − Property taxes: −$3,905
• − Insurance: −$1,302
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$7,574
• Taxable loss: −$8,682
• Est. tax savings @ 24.0%: +$2,084
• After-tax cash flow: $-1,936/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 Cosmetic rehab Est. rehab $6,800–$20,400 screening

This two-story home features a spacious open floorplan with modern finishes and a well-maintained exterior. It is in good condition with minor cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace window treatments — New window treatments can improve both the aesthetic and energy efficiency of the home. ↑
• Resale Update flooring in bathrooms — Fresh flooring can make bathrooms more appealing and functional. ↑
• Both Install smart home technology — Smart home features can increase both the resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Harper El D- TX #1,112/4,322 Nat'l #15,746/41,679 Middle Clark Middle C- TX #408/1,662 Nat'l #4,042/14,009 High Princeton H S C- TX #437/1,632 Nat'l #4,893/17,239

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

C Composite livability gradescore 62/100

Livability — Princeton

• Score: 62/100
• State rank: #969
• US rank: #17215

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Collin County · 1,210,074 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: 11% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Listed price $215,999

Exterior

• Parking: 1 garage space (1 total parking space)
• Home design: Single-family plan (Pima)
• Exterior features: Living area approximately 1360 (living area provided)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan home (Pima)New construction plan