Pima Plan · Wylie, TX 75407

$215,999

3 bd · 2.5 ba · 1,360 sqft · SingleFamily · 2 Days on market

Good condition

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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 +12.9/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• 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 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

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

🏗️ New construction. The $215,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $216,240.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $216k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-14 ($-167/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (13.2% below list).
• Recommended offer: $187k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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

• Only 2 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 8→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,399 (13.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $216,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Shearwater Ave	0.32mi	3/2.0	1,402 (+3%)	1mo	$253,674	$181	76
6414 Willet Rd	0.38mi	3/2.0	1,402 (+3%)	1mo	$252,999	$180	74
416 Sandhill Crane Ln	0.39mi	3/2.0	1,402 (+3%)	0mo	$221,999	$158	74
6412 Longspur Ln	0.43mi	3/2.0	1,402 (+3%)	0mo	$222,999	$159	72
6413 Longspur Ln	0.41mi	3/2.0	1,411 (+4%)	1mo	$215,000	$152	72
6508 Glade St	0.46mi	3/2.0	1,402 (+3%)	1mo	$222,999	$159	70
6308 Sandpiper Ln	0.67mi	3/2.5	1,360 (0%)	1mo	$217,999	$160	68
724 Wagtail Dr	0.74mi	3/2.5	1,360 (0%)	1mo	$195,999	$144	64
204 Redwood Rd	0.46mi	3/2.5	1,489 (+10%)	1mo	$237,990	$160	62
6728 Teal Cir	0.52mi	3/2.0	1,268 (-7%)	0mo	$239,999	$189	62
6314 Sandpiper Ln	0.66mi	4/2.5 (+1)	1,535 (+13%)	0mo	$207,999	$136	42
721 Wagtail Dr	0.72mi	4/2.5 (+1)	1,535 (+13%)	1mo	$209,999	$137	39

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: -20.2%
• Equity multiple: 0.32×
• Total profit: $-41,391
• Equity at exit: $32,242

10-year hold

• IRR: -21.6%
• Equity multiple: 0.04×
• Total profit: $-58,295
• Equity at exit: $18,696

Cash invested: $60,547 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$1,134
• Tax est. 1.5%: −$270 /mo · $3,244/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-14

Break-even live

Break-even rent $1,892

Max offer price $214,224

Occupancy floor 96%

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: $54,060
• Closing costs: $6,487
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6550 August Dr Princeton, TX	3.0	2.0	1407	$1,695	$1.20	3d	1	0.06mi
6533 Middlebury Dr Princeton, TX	4.0	2.0	1598	$1,900	$1.19	4d	1	0.07mi
6561 Alfalfa St Princeton, TX	3.0	2.0	1436	$1,599	$1.11	43d	1	0.07mi
152 Thresher Ln Princeton, TX	4.0	2.0	1300	$1,750	$1.35	12d	1	0.09mi
211 Herman Ln Princeton, TX	4.0	2.0	1295	$1,595	$1.23	43d	1	0.09mi
6723 Coulter Dr Princeton, TX	3.0	2.0	1018	$1,500	$1.47	43d	1	0.12mi
150 Sunflower St Princeton, TX	3.0	2.0	1017	$1,899	$1.87	5d	1	0.13mi
6739 Coulter Dr Princeton, TX	3.0	2.0	1155	$1,500	$1.30	43d	1	0.15mi
6445 Middlebury Dr Princeton, TX	3.0	2.0	1266	$1,649	$1.30	7d	1	0.15mi
206 Sunflower St Princeton, TX	3.0	2.0	1155	$1,475	$1.28	20d	1	0.15mi
119 Sunflower St Princeton, TX	4.0	2.0	1300	$1,999	$1.54	12d	1	0.16mi
214 Wheatgrass Ln Princeton, TX	3.0	2.0	1407	$1,699	$1.21	43d	1	0.17mi
241 Thresher Ln Princeton, TX	4.0	2.0	1295	$1,850	$1.43	24d	1	0.17mi
230 Sunflower St Princeton, TX	4.0	2.0	1300	$1,560	$1.20	24d	1	0.17mi
145 Jethro Ln Princeton, TX	3.0	2.0	1033	$1,499	$1.45	24d	1	0.21mi
252 Jethro Ln Princeton, TX	4.0	2.0	1300	$1,595	$1.23	43d	1	0.22mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	12d	1	0.23mi
134 Harvest St Princeton, TX	3.0	2.0	1440	$1,825	$1.27	18d	1	0.25mi
6808 Sunbeam Cir Princeton, TX	3.0	2.0	1155	$1,534	$1.33	21d	1	0.25mi
151 Sesame Ln Princeton, TX	4.0	2.0	1299	$1,634	$1.26	24d	1	0.26mi
6751 Highlands St Princeton, TX	3.0	2.0	1411	$1,639	$1.16	16d	1	0.27mi
101 County Road 1010 Unit 1010 Princeton, TX	3.0	2.0	1860	$2,295	$1.23	43d	1	0.27mi
323 Clematis ST Princeton, TX	4.0	2.5	1648	$1,900	$1.15	43d	1	0.29mi
6114 Holly Spring Rd , TX	2.0	2.5	1130	$1,675	$1.48	43d	1	0.29mi
317 Clematis ST Princeton, TX	4.0	2.5	1510	$1,800	$1.19	43d	1	0.29mi
6114 Holly Spring Rd , TX	2.0	2.5	1351	$1,550	$1.15	12d	1	0.29mi
6203 Holly Spring Rd , TX	2.0	2.5	1130	$1,595	$1.41	43d	1	0.29mi
204 Tall Cedar Way Princeton, TX	2.0	2.5	1130	$1,490	$1.32	43d	1	0.33mi
7007 Cottonseed Dr Princeton, TX	4.0	2.5	1720	$1,995	$1.16	7d	1	0.33mi
7007 Cottonseed Dr Princeton, TX	4.0	2.5	1720	$1,995	$1.16	10d	1	0.33mi
427 Bower DR Princeton, TX	4.0	2.0	1600	$1,850	$1.16	24d	1	0.35mi
316 Arbor DR Princeton, TX	4.0	2.5	1648	$1,799	$1.09	24d	1	0.40mi
213 Arbor DR Princeton, TX	4.0	2.5	1720	$2,000	$1.16	43d	1	0.40mi
213 Arbor DR Princeton, TX	4.0	2.5	1720	$1,800	$1.05	2d	1	0.40mi
321 Tall Cedar Way Princeton, TX	3.0	3.0	1468	$1,725	$1.18	43d	1	0.40mi
120 Redwood Rd Princeton, TX	4.0	2.5	1720	$2,300	$1.34	1d	1	0.42mi
639 Montclair Ave , TX	4.0	2.0	1707	$1,850	$1.08	7d	1	0.43mi
639 Montclair Ave , TX	4.0	2.0	1707	$2,100	$1.23	43d	1	0.43mi
6505 Glade St Princeton, TX	4.0	2.0	1600	$1,800	$1.12	43d	1	0.43mi
422 Tall Cedar Way Princeton, TX	4.0	3.0	1648	$1,795	$1.09	43d	1	0.44mi

Listing history 3 events

1. 2026-06-18
   days on market $215,999 Active 2 DOM
2. 2026-06-17
   remarks 323-char remark
3. 2026-06-17
   listed $215,999 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 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: $22,488
• − Mortgage interest: −$12,113
• − Property taxes: −$3,244
• − Insurance: −$1,081
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$6,291
• Taxable loss: −$3,838
• Est. tax savings @ 24.0%: +$921
• After-tax cash flow: $754/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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ 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