521 Caraway Trl · Princeton, TX 75407

$208,499

3 bd · 2.0 ba · 1,266 sqft · SingleFamily · 33 Days on market

Built 2026 Good condition 4,400 sqft lot $165/sqft · 30% below area Est $300k · 30% under $60/mo HOA · 3% of rent

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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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.2/10.0
• 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

$14,500 OFF – MOTHERS DAY SPECIAL! LENNAR - Acorn South- Oakridge Floorplan Prices, dimensions and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

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

Property features AI

Finance

• Other: Selling from Tillage Farms model home (directions provided); Lot dimensions approximately 45 x 115
• Financial info: Financing options: Cash, Conventional, FHA, USDA, VA
• HOA & community: Mandatory HOA; HOA managed by Insight; HOA dues paid annually; Association fee covers full use of facilities, grounds maintenance, and management fees

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Garage faces front
• Security: Smoke detectors; Carbon monoxide detectors; Fire alarm
• Utilities: MUD water; MUD sewer; Municipal utility district; Concrete and sidewalks; Electrical service (standard)
• Home design: Single-family residence; One story; New construction (incomplete, 2026); Not attached to other properties; Subdivision: Acorn South
• Construction: Fiber cement siding; Composition roof; Slab foundation; Year built: 2026 (new construction - incomplete)
• Exterior features: Covered porch(es); Wood fencing; Landscaped yard; Sprinkler system; Concrete curbs and sidewalks

Interior

• Kitchen: Natural stone/granite countertops; Walk-in pantry; Water line to refrigerator; Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 3 bedrooms (all on level 1)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); ENERGY STAR qualified equipment; Thermostat with energy-efficient features; Enhanced air filtration
• Interior features: Open floorplan; Built-in features; Decorative lighting; Pantry; Walk-in closets; Cable TV available; High speed internet available
• Laundry & utility: Mechanical fresh air; Water heater included (energy efficient features listed)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $208k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $208k).
• Recommended offer: $202k (3.0% below list) — sets the bar for market timing.
• 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.
• Mckinney ISD (suburban): math 54% / reading 58% proficiency, ranked #72 of 826 in TX (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-1.0%/yr); 1409 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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

• It's been on market 33 days — a 3% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $202,244 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.13%
• DSCR: 1.32
• GRM: 7.4

CMA / ARV

• ARV (median comp): $299,935
• List price: $208,499
• Delta: -30.49%
• 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
520 Towerglen Dr	0.14mi	3/2.0	1,335 (+6%)	1mo	$269,990	$202	84
5515 Chasewood Dr	0.23mi	3/2.0	1,335 (+6%)	3mo	$282,990	$212	77
503 Cottner Dr	0.23mi	3/2.0	1,335 (+6%)	4mo	$279,990	$210	77
715 Dotty Dr	0.40mi	3/2.0	1,318 (+4%)	2mo	$276,097	$209	72
804 Leavenworth Dr	0.38mi	3/2.0	1,318 (+4%)	4mo	$274,357	$208	72
803 Dotty Dr	0.40mi	3/2.0	1,318 (+4%)	3mo	$275,736	$209	72
707 Dotty Dr	0.41mi	3/2.0	1,318 (+4%)	3mo	$277,257	$210	72
714 Leavenworth Dr	0.38mi	3/2.0	1,318 (+4%)	4mo	$261,017	$198	72
804 Hadley Dr	0.19mi	3/2.0	1,395 (+10%)	3mo	$279,990	$201	72
1130 Old Stead Dr	0.57mi	3/2.0	1,318 (+4%)	0mo	$285,397	$217	66
6004 Belchamp Dr	0.59mi	3/2.0	1,318 (+4%)	1mo	$281,257	$213	65
1213 Bridgewalk Dr	0.58mi	3/2.0	1,318 (+4%)	2mo	$280,357	$213	65

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: -8.9%
• Equity multiple: 0.68×
• Total profit: $-18,477
• Equity at exit: $31,088

10-year hold

• IRR: -4.2%
• Equity multiple: 0.76×
• Total profit: $-13,839
• Equity at exit: $18,027

Cash invested: $58,380 (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: 1409
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,339 high
• Mortgage (P&I): −$1,093
• Tax est. 1.5%: −$261 /mo · $3,127/yr
• Insurance: −$87
• HOA: −$60
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $347

Break-even live

Break-even rent $1,900

Max offer price $208,499

Occupancy floor 80%

Sensitivity live

Price	-10% $491	-5% $419	+0% $347	+5% $275	+10% $203
Rent	-10% $162	-5% $254	+0% $347	+5% $439	+10% $532
Rate	-1.0pp $452	-0.5pp $400	base $347	+0.5pp $293	+1.0pp $238

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: $52,125
• Closing costs: $6,255
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Clover Creek Dr Unit 610 McKinney, TX	3.0	2.0	1533	$2,250	$1.47	45d	1	0.12mi
607 Clover Creek Dr McKinney, TX	3.0	2.0	1551	$2,300	$1.48	12d	1	0.13mi
600 Clover Creek Dr McKinney, TX	3.0	2.0	1533	$2,500	$1.63	0d	1	0.16mi
519 Green Grass Dr McKinney, TX	3.0	2.0	1450	$2,250	$1.55	0d	1	0.17mi
514 Green Grass Dr McKinney, TX	3.0	2.0	1504	$2,300	$1.53	5d	1	0.19mi
506 Towerglen Dr McKinney, TX	3.0	2.0	1503	$2,100	$1.40	45d	1	0.20mi
704 Summerberry Dr McKinney, TX	4.0	2.0	1818	$2,700	$1.49	0d	1	0.24mi
1004 Knox River Dr McKinney, TX	3.0	2.0	1609	$1,999	$1.24	13d	1	0.34mi
1004 Knox River Dr McKinney, TX	3.0	2.0	1609	$1,999	$1.24	8d	1	0.34mi
808 Leavenworth Dr McKinney, TX	4.0	2.0	1605	$3,300	$2.06	18d	1	0.38mi
715 Dotty Dr McKinney, TX	3.0	2.0	1318	$2,200	$1.67	25d	1	0.40mi
421 Bertney Dr McKinney, TX	3.0	2.0	1500	$2,200	$1.47	45d	1	0.41mi
1209 Bridgewalk Dr McKinney, TX	3.0	2.0	1551	$2,350	$1.52	25d	1	0.56mi
1209 Bridgewalk Dr McKinney, TX	3.0	2.0	1551	$2,299	$1.48	6d	1	0.56mi
1211 Bridgewalk Dr McKinney, TX	4.0	2.0	1605	$2,500	$1.56	25d	1	0.57mi
114 Mountain Meadow Ln McKinney, TX	3.0	2.0	1475	$2,300	$1.56	45d	1	0.58mi
108 Mountain Meadow Ln McKinney, TX	3.0	2.0	1566	$2,200	$1.40	45d	1	0.60mi
4908 Pebblewood Dr McKinney, TX	4.0	2.0	1818	$2,595	$1.43	4d	1	0.64mi
4330 FM 75 Princeton, TX	4.0	2.0	1832	$2,200	$1.20	11d	1	0.65mi
206 Goosewood Dr McKinney, TX	3.0	2.0	1566	$2,300	$1.47	20d	1	0.73mi
3906 Walmer WAY McKinney, TX	3.0	2.0	1318	$1,950	$1.48	45d	1	1.09mi
519 Ridgedale DR McKinney, TX	3.0	2.0	1318	$2,098	$1.59	45d	1	1.15mi
106 Travine Dr McKinney, TX	3.0	2.0	1600	$2,100	$1.31	45d	1	1.22mi
205 Travine Dr McKinney, TX	3.0	2.0	1566	$2,300	$1.47	45d	1	1.22mi
206 Berkshire Dr McKinney, TX	3.0	2.0	1334	$1,999	$1.50	45d	1	1.23mi
4005 High Valley Dr McKinney, TX	3.0	2.0	1600	$2,100	$1.31	45d	1	1.28mi
517 River Ridge Dr McKinney, TX	4.0	2.0	1791	$2,400	$1.34	45d	1	1.33mi
501 Green Gables Dr McKinney, TX	3.0	2.0	1551	$2,200	$1.42	8d	1	1.40mi
405 Green Gables Dr McKinney, TX	3.0	2.0	1548	$2,200	$1.42	45d	1	1.41mi
503 Dorothy Dr McKinney, TX	3.0	2.0	1498	$2,200	$1.47	23d	1	1.44mi
501 Dorothy Dr McKinney, TX	3.0	2.0	1270	$2,000	$1.57	4d	1	1.45mi
3407 Copperwood Dr McKinney, TX	3.0	2.0	1833	$2,300	$1.25	11d	1	1.48mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 8 events

1. 2026-06-08
   status $208,499 Pending 33 DOM
2. 2026-06-07
   days on market $208,499 Active 33 DOM
3. 2026-06-04
   days on market $208,499 Active 30 DOM
4. 2026-06-03
   days on market $208,499 Active 29 DOM
5. 2026-06-02
   days on market $208,499 Active 28 DOM
6. 2026-06-01
   days on market $208,499 Active 27 DOM
7. 2026-05-31
   days on market $208,499 Active 26 DOM
8. 2026-05-05
   listed $208,499 Active 196-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: $28,067
• − Mortgage interest: −$11,679
• − Property taxes: −$3,127
• − Insurance: −$1,042
• − Repairs & maintenance: −$2,245
• − Management: −$2,245
• − HOA: −$720
• − Depreciation: −$6,065
• Taxable income: $942
• Est. tax owed @ 24.0%: −$226
• After-tax cash flow: $3,936/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 · 1 photo

Good 80/100 Cosmetic rehab

This single-family home is in good condition with a good exterior and interior. It has potential for a cosmetic upgrade to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace roof — Ensures long-term durability and safety

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace roof — Ensures long-term durability and safety ↑

ⓘ 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: Mckinney ISD
• NCES district ID: 4829850
• Math proficiency: 54% ▼ -9.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $78,283
• Composite: 50.46/100
• National rank: #1862
• State rank: #72 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: 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

Price history

2 events — show timeline

• 2026-06-07 Pending — NTREIS
• 2026-05-05 Listed $208,499 NTREIS