601 Caraway Trl · Wylie, TX 75407

$217,549

3 bd · 2.0 ba · 1,402 sqft · SingleFamily · 18 Days on market

Built 2026 Good condition 436 sqft lot Est $280k · 22% under $108/mo HOA · 5% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• 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 a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms along the side of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• 2 garage spots
• Built 2026
• Listed 18 days

Property features AI

Finance

• Financial info: List price $227,549

Exterior

• Parking: 2 garage spaces (2 parking spaces total)
• Home design: Kitson plan
• Exterior features: Living area approximately 1,402

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec-built home (Kitson plan)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-25 ($-298/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (7.7% below list).
• Recommended offer: $201k (7.7% 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.
• 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); 1410 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2k of loan paydown is wiped out by about $7k 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 18 days — a 2% lower offer ($214k) is reasonable based on typical stale-listing flexibility.

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 $200,836 (7.7% 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. 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. 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?
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: 0.92% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $280,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Autumn Sage Ln	0.39mi	3/2.0	1,438 (+3%)	3mo	$230,000	$160	75
6305 Shearwater Rd	0.75mi	3/2.0	1,392 (-1%)	11mo	$258,990	$186	55
5711 Bristle Leaf Dr	0.52mi	3/2.0	1,255 (-10%)	7mo	$180,625	$144	53
112 Honeysuckle St	0.37mi	3/2.0	1,260 (-10%)	21mo	$285,000	$226	48
113 Honeysuckle St	0.36mi	3/2.0	1,260 (-10%)	23mo	$270,000	$214	47
228 Jasmine Dr	0.47mi	3/2.0	1,260 (-10%)	21mo	$269,000	$213	44
5922 Wedgemere Dr	0.73mi	3/2.0	1,441 (+3%)	21mo	$295,000	$205	44
106 Autumn Sage Ln	0.36mi	3/2.0	1,596 (+14%)	23mo	$309,000	$194	41
5125 Greywing Dr	0.71mi	3/2.0	1,602 (+14%)	4mo	$320,000	$200	40
318 Mahogany Ln	0.73mi	3/2.0	1,481 (+6%)	23mo	$264,499	$179	38
5829 Crystal Water Ln	0.74mi	3/2.0	1,481 (+6%)	23mo	$273,999	$185	37
5809 Crystal Water Way	0.71mi	3/2.0	1,267 (-10%)	23mo	$254,999	$201	32

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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-42,623
• Equity at exit: $32,437

10-year hold

• IRR: -23.7%
• Equity multiple: -0.01×
• Total profit: $-61,504
• Equity at exit: $18,810

Cash invested: $60,914 (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: 1410
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,008 high
• Mortgage (P&I): −$1,141
• Tax est. 1.5%: −$272 /mo · $3,263/yr
• Insurance: −$91
• HOA: −$108
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-25

Break-even live

Break-even rent $2,040

Max offer price $213,956

Occupancy floor 96%

Sensitivity live

Price	-10% $126	-5% $50	+0% $-25	+5% $-100	+10% $-175
Rent	-10% $-183	-5% $-104	+0% $-25	+5% $55	+10% $134
Rate	-1.0pp $85	-0.5pp $31	base $-25	+0.5pp $-81	+1.0pp $-139

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: $54,387
• Closing costs: $6,526
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5217 Rockrose Ln Princeton, TX	4.0	2.0	1627	$1,700	$1.04	9d	1	0.33mi
5217 Rockrose Ln Princeton, TX	4.0	2.0	1627	$2,186	$1.34	24d	1	0.33mi
122 Lemongrass Dr Princeton, TX	4.0	2.0	1674	$1,955	$1.17	7d	1	0.35mi
5504 Rockrose Ln Princeton, TX	3.0	2.0	1479	$1,999	$1.35	6d	1	0.37mi
128 Honeysuckle St Princeton, TX	4.0	2.0	1675	$2,200	$1.31	20d	1	0.37mi
108 Wyndemere Ln Princeton, TX	3.0	2.0	1438	$2,100	$1.46	45d	1	0.38mi
136 Honeysuckle St Princeton, TX	3.0	2.0	1267	$1,700	$1.34	45d	1	0.39mi
119 Cypress Ln Princeton, TX	3.0	2.0	1260	$1,750	$1.39	45d	1	0.41mi
5644 Rockrose Ln Princeton, TX	3.0	2.0	1262	$1,800	$1.43	45d	1	0.43mi
5708 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,925	$1.34	45d	1	0.46mi
5733 Rockrose Ln Princeton, TX	3.0	2.0	1266	$1,720	$1.36	45d	1	0.47mi
5720 Rockrose Ln Princeton, TX	4.0	3.0	1500	$2,205	$1.47	7d	1	0.47mi
5724 Rockrose Ln Princeton, TX	3.0	2.0	1266	$2,050	$1.62	26d	1	0.48mi
5817 Rockrose Ln Princeton, TX	3.0	2.0	1411	$1,624	$1.15	22d	1	0.50mi
5825 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,780	$1.24	45d	1	0.51mi
5836 Timber Point Dr Princeton, TX	3.0	2.0	1440	$1,875	$1.30	20d	1	0.58mi
228 Rubylace Dr Princeton, TX	3.0	2.0	1436	$1,700	$1.18	45d	1	0.63mi
320 Dewberry St Princeton, TX	3.0	2.0	1481	$1,745	$1.18	14d	1	0.65mi
320 Dewberry St Princeton, TX	3.0	2.0	1481	$1,695	$1.14	0d	1	0.65mi
330 Ashbrook Way Princeton, TX	3.0	2.0	1479	$1,699	$1.15	0d	1	0.67mi
5119 Winterberry Dr Princeton, TX	4.0	2.0	1838	$2,135	$1.16	45d	1	0.67mi
318 Mahogany Ln Princeton, TX	3.0	2.0	1479	$1,800	$1.22	26d	1	0.69mi
404 Dewberry St Princeton, TX	4.0	2.0	1674	$1,850	$1.11	45d	1	0.69mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,849	$1.25	26d	1	0.70mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,749	$1.18	7d	1	0.70mi
411 Ashbrook Way Princeton, TX	4.0	2.0	1675	$1,995	$1.19	45d	1	0.71mi
252 Ardsley Ln Princeton, TX	4.0	2.0	1838	$2,000	$1.09	4d	1	0.72mi
252 Ardsley Ln Princeton, TX	4.0	2.0	1838	$2,000	$1.09	18d	1	0.72mi
143 Plumcove Dr Princeton, TX	3.0	3.0	1376	$2,150	$1.56	45d	1	0.72mi
5836 Crystal Water Way Princeton, TX	3.0	2.0	1481	$1,799	$1.21	7d	1	0.73mi
5105 Greywing Dr Princeton, TX	3.0	2.0	1438	$1,895	$1.32	19d	1	0.73mi
5405 Lavender Dr Princeton, TX	3.0	2.0	1675	$1,900	$1.13	45d	1	0.74mi
5405 Lavender Dr Princeton, TX	3.0	2.0	1675	$1,900	$1.13	26d	1	0.74mi
427 Ashbrook Way Princeton, TX	3.0	2.0	1482	$1,800	$1.21	5d	1	0.74mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	18d	1	0.76mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	9d	1	0.76mi
510 Olmstead Dr Princeton, TX	3.0	2.0	1260	$2,395	$1.90	7d	1	0.79mi
5808 Cherry Hollow Way Princeton, TX	3.0	2.0	1260	$1,749	$1.39	19d	1	0.80mi
525 Dashwood Dr Princeton, TX	3.0	2.0	1243	$1,700	$1.37	0d	1	0.81mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	45d	1	0.86mi

HOA detail

• Monthly dues: $108 · $1,296/yr

Listing history 16 events

1. 2026-06-22
   status $217,549 Pending 18 DOM
2. 2026-06-21
   days on market $217,549 Active 18 DOM
3. 2026-06-18
   days on market $217,549 Active 15 DOM
4. 2026-06-17
   days on market $217,549 Active 14 DOM
5. 2026-06-16
   days on market $217,549 Active 13 DOM
6. 2026-06-15
   days on market $217,549 Active 12 DOM
7. 2026-06-13
   days on market $217,549 Active 10 DOM
8. 2026-06-13
   days on market $217,549 Active 9 DOM
9. 2026-06-09
   days on market $217,549 Active 6 DOM
10. 2026-06-08
    days on market $217,549 Active 5 DOM
11. 2026-06-07
    days on market $217,549 Active 4 DOM
12. 2026-06-04
    days on marketlisting id $217,549 Active 1 DOM
13. 2026-06-03
    days on market $217,549 Active 6 DOM
14. 2026-06-02
    days on market $217,549 Active 5 DOM
15. 2026-06-01
    days on market $217,549 Active 4 DOM
16. 2026-05-31
    days on market $217,549 Active 3 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: $24,100
• − Mortgage interest: −$12,186
• − Property taxes: −$3,263
• − Insurance: −$1,088
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − HOA: −$1,296
• − Depreciation: −$6,329
• Taxable loss: −$3,918
• Est. tax savings @ 24.0%: +$940
• After-tax cash flow: $642/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 is in good condition with a modern and well-maintained interior and exterior. It offers a spacious open floorplan and a private owner's suite, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Updating the flooring in the bathrooms — Modern flooring can improve both resale and rental value
• Both Upgrading the kitchen appliances — Newer appliances can attract more buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve both resale and rental value ↑
• Both Upgrading the kitchen appliances — Newer appliances can attract more buyers and renters ↑

ⓘ 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