4925 Praline Dr · Princeton, TX 75407

$156,999

3 bd · 2.0 ba · 1,033 sqft · SingleFamily · 11 Days on market

Built 2026 Good condition Garage $152/sqft · 32% below area Est $232k · 32% under

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Why this score? — see what drove the B- 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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining during gatherings. An owner's suite enjoys a private location in the back of the home, complemented by an en-suite bathroom, walk-in closet and direct access to the backyard space. There are two secondary bedrooms that are both ideal for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• En-suite bathroom

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• DIRECT ACCESS TO BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $157k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Cap rate 8.7% vs local median 4.6% in Princeton — 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 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: 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); 2539 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 77d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $5k 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.

Recommended offer $156,999

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. 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.
3. 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.
4. 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: 1.13% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $231,875
• List price: $156,999
• Delta: -32.29%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4914 Marcona Ln	1.21mi	3/2.0	1,033 (0%)	5mo	$170,999	$166	61
851 Fm 982	1.18mi	3/1.0	1,052 (+2%)	16mo	$203,000	$193	45
811 Hillcrest Blvd	0.69mi	3/2.0	1,291 (+25%)	2mo	$249,990	$194	41
707 Springwell Dr	0.75mi	3/2.0	1,291 (+25%)	3mo	$239,990	$186	38
2080 County Road 900	1.11mi	3/2.0	1,120 (+8%)	18mo	$278,000	$248	36
1140 Laguna Ln	0.80mi	3/2.0	1,291 (+25%)	5mo	$239,990	$186	36
5240 Cinnamon Ln	1.21mi	3/2.0	1,266 (+23%)	6mo	$213,999	$169	35
102 Abraham Ct	0.76mi	2/2.0 (-1)	955 (-8%)	15mo	$108,000	$113	35
2359 County Road 900	1.09mi	3/2.0	1,140 (+10%)	18mo	$207,000	$182	32
480 Lake Erie Dr	1.17mi	3/2.0	1,249 (+21%)	11mo	$235,000	$188	31
413 Gallop Dr	1.43mi	2/2.0 (-1)	912 (-12%)	12mo	$115,000	$126	30
3016 County Road 743	1.22mi	3/2.0	1,260 (+22%)	15mo	$200,000	$159	28

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: -6.8%
• Equity multiple: 0.76×
• Total profit: $-10,729
• Equity at exit: $23,409

10-year hold

• IRR: -1.4%
• Equity multiple: 0.92×
• Total profit: $-3,679
• Equity at exit: $13,574

Cash invested: $43,960 (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: 26 active · 4 under contract
• Months of supply: 52.0 mo (2%/mo absorbed)
• Median asking: $173,749 ($156/sqft)
• Median days on market: 5 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +44.0% 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: 2539
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,768 high
• Mortgage (P&I): −$823
• Tax est. 1.5%: −$196 /mo · $2,355/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $312

Break-even live

Break-even rent $1,373

Max offer price $156,999

Occupancy floor 77%

Sensitivity live

Price	-10% $420	-5% $366	+0% $312	+5% $258	+10% $203
Rent	-10% $172	-5% $242	+0% $312	+5% $382	+10% $452
Rate	-1.0pp $391	-0.5pp $352	base $312	+0.5pp $271	+1.0pp $230

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: $39,250
• Closing costs: $4,710
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2583 FM 982 Princeton, TX	2.0	1.0	952	$1,495	$1.57	165d	1	0.48mi
2583 Farm to Market Road 982 Unit A Princeton, TX	2.0	1.0	812	$1,345	$1.66	165d	1	0.48mi
1525 FM 982 Princeton, TX	2.0–4.0	2.0–3.0	1625	$2,484	$1.53	0d	23	0.65mi
120 Spurgeon St Princeton, TX	2.0–3.0	2.0	1400	$1,949	$1.39	0d	1	0.81mi
111 County Road 877 Unit B Princeton, TX	3.0	2.0	1200	$1,200	$1.00	3d	1	0.82mi
2343 County Road 900 Unit 2 Princeton, TX	2.0	2.0	1190	$1,250	$1.05	77d	1	1.06mi
2768 Poppy Ln Princeton, TX	4.0	2.0	1344	$1,500	$1.12	109d	1	1.14mi
2768 Poppy Ln Princeton, TX	4.0	2.0	1344	$1,400	$1.04	10d	1	1.14mi
843 Ozark Path Princeton, TX	3.0	2.0	1249	$2,100	$1.68	184d	1	1.15mi
3033 County Road 743 Princeton, TX	3.0	2.0	1344	$1,250	$0.93	96d	1	1.22mi
403 Gallop Dr Princeton, TX	3.0	2.0	1454	$1,810	$1.24	36d	1	1.41mi

Property features AI

Finance

• Other: Property sold by builder (special listing condition: Builder)
• Financial info: Seller will treat loan as clearNo second mortgage indicatedFinancing accepted: Cash, Conventional, FHA, USDA, VA
• HOA & community: Mandatory associationAnnual association fee of $724Association includes full use of facilities, grounds maintenance, and management feesHOA management: Insight

Exterior

• Parking: Attached garageGarage faces front2 covered/garage parking spacesGarage approximately 20 ft wide by 18 ft deep
• Security: Smoke detector(s)Carbon monoxide detector(s)Fire alarm
• Utilities: MUD waterMUD sewerConcrete streets/drivewayCurbsSidewalkMunicipal Utility District service
• Home design: Single family residenceOne storyResidential propertyNot attached to another propertySubdivision: Acorn NorthFacing information not specified
• Construction: Built in 2026Fiber cement sidingComposition roofSlab foundation
• Exterior features: Covered porch(es)Wood fencingLandscaped yardSprinkler systemLot dimensions approximately 45 x 115

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowaveGranite-type countertopsPantryWalk-in pantryWater line to refrigerator
• Bedrooms: Primary bedroom on main level with walk-in closetTwo additional bedrooms on main level
• Flooring: CarpetLuxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric) with ENERGY STAR qualified equipmentCentral air conditioning (electric) with ENERGY STAR qualified equipment
• Interior features: Open floorplanBuilt-in featuresDecorative lightingCable TV availableHigh speed internet availablePantryWalk-in closet(s)
• Laundry & utility: Mechanical fresh airEnhanced air filtration

Listing history 50 events

1. 2026-08-14
   days on market $156,999 Active 11 DOM
2. 2026-08-13
   days on market $156,999 Active 10 DOM
3. 2026-08-12
   days on market $156,999 Active 9 DOM
4. 2026-08-11
   days on market $156,999 Active 8 DOM
5. 2026-08-10
   days on market $156,999 Active 7 DOM
6. 2026-08-09
   pricedays on market $156,999 Active 6 DOM
7. 2026-08-04
   days on market $160,999 Active 5 DOM
8. 2026-08-03
   pricedays on marketlisting id $160,999 Active 4 DOM
9. 2026-07-31
   days on market $175,999 Active 49 DOM
10. 2026-07-30
    days on market $175,999 Active 48 DOM
11. 2026-07-30
    days on market $175,999 Active 47 DOM
12. 2026-07-28
    days on market $175,999 Active 46 DOM
13. 2026-07-26
    days on market $175,999 Active 44 DOM
14. 2026-07-24
    days on market $175,999 Active 42 DOM
15. 2026-07-23
    days on market $175,999 Active 41 DOM
16. 2026-07-22
    days on market $175,999 Active 40 DOM
17. 2026-07-21
    days on market $175,999 Active 39 DOM
18. 2026-07-20
    days on market $175,999 Active 38 DOM
19. 2026-07-18
    days on market $175,999 Active 36 DOM
20. 2026-07-18
    days on market $175,999 Active 35 DOM
21. 2026-07-16
    days on market $175,999 Active 34 DOM
22. 2026-07-15
    days on market $175,999 Active 33 DOM
23. 2026-07-14
    days on market $175,999 Active 32 DOM
24. 2026-07-13
    days on market $175,999 Active 31 DOM
25. 2026-07-13
    days on market $175,999 Active 30 DOM
26. 2026-07-11
    days on market $175,999 Active 29 DOM
27. 2026-07-10
    days on market $175,999 Active 28 DOM
28. 2026-07-09
    days on market $175,999 Active 27 DOM
29. 2026-07-07
    days on market $175,999 Active 25 DOM
30. 2026-07-06
    days on market $175,999 Active 24 DOM
31. 2026-07-06
    days on market $175,999 Active 23 DOM
32. 2026-07-05
    days on market $175,999 Active 22 DOM
33. 2026-07-03
    days on market $175,999 Active 21 DOM
34. 2026-07-02
    days on market $175,999 Active 20 DOM
35. 2026-07-01
    days on market $175,999 Active 19 DOM
36. 2026-06-30
    days on market $175,999 Active 18 DOM
37. 2026-06-29
    days on market $175,999 Active 17 DOM
38. 2026-06-28
    days on market $175,999 Active 16 DOM
39. 2026-06-27
    days on market $175,999 Active 15 DOM
40. 2026-06-26
    days on market $175,999 Active 14 DOM
41. 2026-06-24
    days on market $175,999 Active 12 DOM
42. 2026-06-22
    days on market $175,999 Active 10 DOM
43. 2026-06-21
    days on market $175,999 Active 9 DOM
44. 2026-06-18
    days on market $175,999 Active 6 DOM
45. 2026-06-17
    days on market $175,999 Active 5 DOM
46. 2026-06-16
    days on market $175,999 Active 4 DOM
47. 2026-06-15
    days on market $175,999 Active 3 DOM
48. 2026-06-13
    days on marketlisting id $175,999 Active 1 DOM
49. 2026-06-09
    days on market $175,999 Active 2 DOM
50. 2026-06-02
    remarks 414-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,219
• − Mortgage interest: −$8,794
• − Property taxes: −$2,355
• − Insurance: −$785
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$4,567
• Taxable income: $1,322
• Est. tax owed @ 24.0%: −$317
• After-tax cash flow: $3,426/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 $5,165–$15,495 screening

This single-level home features a spacious open floorplan with modern amenities and a good condition. It is ready for move-in and would benefit from a fresh coat of paint on the exterior to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean windows — Improves natural light and air circulation ↑

ⓘ 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.

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Mayfield El 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%
• 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

• Other: Property sold by builder (special listing condition: Builder)
• Financial info: Seller will treat loan as clearNo second mortgage indicatedFinancing accepted: Cash, Conventional, FHA, USDA, VA
• HOA & community: Mandatory associationAnnual association fee of $724Association includes full use of facilities, grounds maintenance, and management feesHOA management: Insight

Exterior

• Parking: Attached garageGarage faces front2 covered/garage parking spacesGarage approximately 20 ft wide by 18 ft deep
• Security: Smoke detector(s)Carbon monoxide detector(s)Fire alarm
• Utilities: MUD waterMUD sewerConcrete streets/drivewayCurbsSidewalkMunicipal Utility District service
• Home design: Single family residenceOne storyResidential propertyNot attached to another propertySubdivision: Acorn NorthFacing information not specified
• Construction: Built in 2026Fiber cement sidingComposition roofSlab foundation
• Exterior features: Covered porch(es)Wood fencingLandscaped yardSprinkler systemLot dimensions approximately 45 x 115

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowaveGranite-type countertopsPantryWalk-in pantryWater line to refrigerator
• Bedrooms: Primary bedroom on main level with walk-in closetTwo additional bedrooms on main level
• Flooring: CarpetLuxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric) with ENERGY STAR qualified equipmentCentral air conditioning (electric) with ENERGY STAR qualified equipment
• Interior features: Open floorplanBuilt-in featuresDecorative lightingCable TV availableHigh speed internet availablePantryWalk-in closet(s)
• Laundry & utility: Mechanical fresh airEnhanced air filtration

Price history

1 event — show timeline

• 2026-06-12 Listed $175,999 NTREIS