4925 Praline Dr · Princeton, TX 75407

$175,999

3 bd · 2.0 ba · 1,033 sqft · SingleFamily · 6 Days on market

Built 2026 Good condition 4,400 sqft lot Est $208k · 15% under $60/mo HOA · 3% of rent

---

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 +22.3/30.0
• ARV discount +14.4/15.0
• DSCR +7.2/10.0
• 1% rule +6.3/10.0
• Schools +4.2/10.0
• 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

• 4,400 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Address: 4925 Praline Dr, Princeton, TX 75407; Last modified: 2026-06-02
• Financial info: Listing status: Active; List price: 175999

Exterior

• Home design: Single-family property (Windrow plan)
• Construction: New construction (spec)
• Exterior features: Living area of 1,033

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (new construction, Windrow plan); 2 total bathrooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $176k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Cap rate 8.3% vs local median 4.5% 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: schools C-, amenities F, commute 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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 6 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; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,999

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.13% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.10%
• DSCR: 1.32
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $207,633
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Lemongrass	0.60mi	2/1.0 (-1)	1,039 (+1%)	8mo	$187,900	$181	55
115 Lemongrass Dr	0.58mi	2/1.0 (-1)	1,039 (+1%)	13mo	$215,000	$207	53
318 Moray Dr	0.74mi	2/1.0 (-1)	1,047 (+1%)	8mo	$210,000	$201	48

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: -9.0%
• Equity multiple: 0.68×
• Total profit: $-15,708
• Equity at exit: $26,242

10-year hold

• IRR: -4.3%
• Equity multiple: 0.76×
• Total profit: $-11,982
• Equity at exit: $15,217

Cash invested: $49,280 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,984 high
• Mortgage (P&I): −$923
• Tax est. 1.5%: −$220 /mo · $2,640/yr
• Insurance: −$73
• HOA: −$60
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $291

Break-even live

Break-even rent $1,616

Max offer price $175,999

Occupancy floor 80%

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Wyndemere Ln Princeton, TX	3.0	2.0	1438	$2,100	$1.46	43d	1	0.40mi
5105 Greywing Dr Princeton, TX	3.0	2.0	1438	$1,895	$1.32	17d	1	0.53mi
136 Honeysuckle St Princeton, TX	3.0	2.0	1267	$1,700	$1.34	43d	1	0.64mi
5504 Rockrose Ln Princeton, TX	3.0	2.0	1479	$1,999	$1.35	4d	1	0.72mi
510 Olmstead Dr Princeton, TX	3.0	2.0	1260	$2,395	$1.90	5d	1	0.79mi
119 Cypress Ln Princeton, TX	3.0	2.0	1260	$1,750	$1.39	43d	1	0.81mi
5644 Rockrose Ln Princeton, TX	3.0	2.0	1262	$1,800	$1.43	43d	1	0.88mi
320 Dewberry St Princeton, TX	3.0	2.0	1481	$1,745	$1.18	12d	1	0.89mi
5213 Longshadow Dr Princeton, TX	3.0	2.0	1260	$2,035	$1.62	5d	1	0.90mi
5708 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,925	$1.34	43d	1	0.92mi
5720 Rockrose Ln Princeton, TX	4.0	3.0	1500	$2,205	$1.47	5d	1	0.95mi
330 Ashbrook Way Princeton, TX	3.0	2.0	1479	$1,800	$1.22	18d	1	0.95mi
5724 Rockrose Ln Princeton, TX	3.0	2.0	1266	$2,050	$1.62	24d	1	0.95mi
5733 Rockrose Ln Princeton, TX	3.0	2.0	1266	$1,720	$1.36	43d	1	0.96mi
5322 Longshadow Dr Princeton, TX	3.0	2.0	1407	$1,899	$1.35	20d	1	0.96mi
5322 Longshadow Dr Princeton, TX	3.0	2.0	1407	$1,699	$1.21	1d	1	0.96mi
617 Dashwood Dr Princeton, TX	3.0	2.0	1440	$1,619	$1.12	2d	1	0.97mi
718 Trestle Dr Princeton, TX	2.0	1.0	1012	$1,750	$1.73	16d	1	0.97mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,849	$1.25	24d	1	0.98mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,749	$1.18	5d	1	0.98mi
5817 Rockrose Ln Princeton, TX	3.0	2.0	1411	$1,624	$1.15	20d	1	1.00mi
427 Ashbrook Way Princeton, TX	3.0	2.0	1482	$1,800	$1.21	3d	1	1.01mi
5825 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,780	$1.24	43d	1	1.02mi
318 Mahogany Ln Princeton, TX	3.0	2.0	1479	$1,800	$1.22	24d	1	1.03mi
5324 Vinebrook Way Princeton, TX	3.0	2.0	1262	$1,695	$1.34	43d	1	1.03mi
5836 Timber Point Dr Princeton, TX	3.0	2.0	1440	$1,875	$1.30	18d	1	1.03mi
5318 Curwood Dr Princeton, TX	3.0	2.0	1440	$1,650	$1.15	43d	1	1.07mi
228 Rubylace Dr Princeton, TX	3.0	2.0	1436	$1,700	$1.18	43d	1	1.07mi
501 Yellow Rose Rd Princeton, TX	3.0	2.0	1294	$2,000	$1.55	43d	1	1.09mi
5808 Cherry Hollow Way Princeton, TX	3.0	2.0	1260	$1,749	$1.39	17d	1	1.11mi
5836 Crystal Water Way Princeton, TX	3.0	2.0	1481	$1,799	$1.21	5d	1	1.11mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	7d	1	1.14mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	16d	1	1.14mi
3918 Applewood Trl Princeton, TX	3.0	2.0	1294	$1,875	$1.45	21d	1	1.19mi
143 Plumcove Dr Princeton, TX	3.0	3.0	1376	$2,150	$1.56	43d	1	1.24mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	43d	1	1.33mi
6018 Primrose Rd , TX	3.0–4.0	2.5	1484	$1,800	$1.21	3d	5	1.49mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 8 events

1. 2026-06-18
   days on market $175,999 Active 6 DOM
2. 2026-06-17
   days on market $175,999 Active 5 DOM
3. 2026-06-16
   days on market $175,999 Active 4 DOM
4. 2026-06-15
   days on market $175,999 Active 3 DOM
5. 2026-06-13
   days on marketlisting id $175,999 Active 1 DOM
6. 2026-06-09
   days on market $175,999 Active 2 DOM
7. 2026-06-02
   remarks 414-char remark
8. 2026-06-02
   listed $175,999 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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: $23,813
• − Mortgage interest: −$9,859
• − Property taxes: −$2,640
• − Insurance: −$880
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − HOA: −$720
• − Depreciation: −$5,120
• Taxable income: $785
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $3,309/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 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

Renovation cost estimate screening

Value-add ROI direction

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

ⓘ 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 — 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 · 1,159,394 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: 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