6226 Holly Spring Rd · Wylie, TX 75407

$210,000

2 bd · 2.5 ba · 1,351 sqft · SingleFamily · 49 Days on market

Built 2024 Excellent condition 3,311 sqft lot $155/sqft · at area comps Est $215k · at est. $42/mo HOA · 2% 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).

• Cash flow +11.7/30.0
• ARV discount +8.6/15.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• 1% rule +3.6/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

3.99% Assumable FHA loan can be yours on this gorgeous like new home is barley lived in this 2 bedroom 2 and a half bath home is move in ready and sellers can move ASAP! Backs up to a nice water feature in the community canal, comes with all appliances, refrigerator, washer and dryer, and microwave. Both bedrooms are upstairs and split for excellent privacy, full size washer dryer located upstairs for easy out of the way access. Home is still covered through builders warranty regarding foundation and still qualifies for low home insurance because it's just a little over a 1 year old.

Key facts

• Community canal
• Builders warranty
• All appliances

Tags

• WATER FEATURE
• COMMUNITY CANAL
• ALL APPLIANCES
• UPSTAIRS PRIVACY
• BUILDERS WARRANTY

Property features AI

Finance

• Other: Property type: Residential single-family; Lot less than 0.5 acre (approx. 0.076 acres)
• HOA & community: Mandatory association with semi-annual fees (management fees included); Association fee $250 semi-annually; HOA management company: Neighborhood Mgmt.

Exterior

• Parking: Attached garage with one garage space; Garage faces front with single 2-car-style door; Covered parking space; Driveway; Garage with automatic garage door opener (approx. 10' wide x 18' long x 9' high)
• Utilities: City sewer / sewer available; Individual water meter; Electricity available and connected
• Home design: Single-family residence; Two levels; Located in a planned development; Smart home features available
• Construction: Built in 2024; Frame construction with siding; Composition roof; Slab foundation
• Exterior features: Wood fencing; Canal (man-made) frontage; Easements for electric, utilities and water lines; Community mailbox; Concrete curb and sidewalk; All-weather road access

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (primary bedroom on second level; additional bedroom on second level)
• Flooring: Carpet; Combination flooring; Luxury vinyl plank
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: HVAC with thermostat
• Interior features: Eat-in kitchen; Kitchen island; High-speed internet available; Built-in cabinets; Corian-type countertops
• Laundry & utility: Full-size washer and dryer area; Dryer; Washer; Electric water heater; Vented exhaust fan

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $210k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-60 ($-723/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (13.6% below list).
• Recommended offer: $181k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Mayfield El (609 students, 73% FRL) — zoned schools average 73% FRL vs 56% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.0%/yr); 1409 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $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 49 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

Recommended offer $181,397 (13.6% 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. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 9.6

CMA / ARV

• ARV (median comp): $215,303
• List price: $210,000
• Delta: -2.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6308 Sandpiper Ln	0.13mi	3/2.5 (+1)	1,360 (+1%)	1mo	$217,999	$160	88
6312 Sandpiper Ln	0.13mi	3/2.5 (+1)	1,360 (+1%)	2mo	$192,999	$142	86
724 Wagtail Dr	0.17mi	3/2.5 (+1)	1,360 (+1%)	1mo	$195,999	$144	85
6412 Longspur Ln	0.22mi	3/2.0 (+1)	1,402 (+4%)	0mo	$222,999	$159	76
6110 Pinion Trl	0.21mi	3/2.5 (+1)	1,419 (+5%)	1mo	$229,990	$162	76
416 Sandhill Crane Ln	0.23mi	3/2.0 (+1)	1,402 (+4%)	0mo	$221,999	$158	76
6414 Willet Rd	0.27mi	3/2.0 (+1)	1,402 (+4%)	1mo	$252,999	$180	74
6413 Longspur Ln	0.24mi	3/2.0 (+1)	1,411 (+4%)	1mo	$215,000	$152	73
6508 Glade St	0.29mi	3/2.0 (+1)	1,402 (+4%)	1mo	$222,999	$159	72
403 Shearwater Ave	0.33mi	3/2.0 (+1)	1,402 (+4%)	1mo	$253,674	$181	70
6507 Glade St	0.29mi	3/2.0 (+1)	1,266 (-6%)	2mo	$209,999	$166	67
6728 Teal Cir	0.53mi	3/2.0 (+1)	1,268 (-6%)	0mo	$239,999	$189	58

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: -21.8%
• Equity multiple: 0.27×
• Total profit: $-43,128
• Equity at exit: $31,312

10-year hold

• IRR: -25.6%
• Equity multiple: -0.07×
• Total profit: $-62,822
• Equity at exit: $18,157

Cash invested: $58,800 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$42
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-60

Break-even live

Break-even rent $1,890

Max offer price $201,285

Occupancy floor 98%

Sensitivity live

Price	-10% $85	-5% $12	+0% $-60	+5% $-133	+10% $-205
Rent	-10% $-204	-5% $-132	+0% $-60	+5% $11	+10% $83
Rate	-1.0pp $46	-0.5pp $-7	base $-60	+0.5pp $-115	+1.0pp $-170

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6222 Sandpiper Ln Unit NA Princeton, TX	3.0	2.5	1400	$1,750	$1.25	8d	1	0.09mi
623 Linden Rd Princeton, TX	3.0	2.5	1419	$1,650	$1.16	44d	1	0.11mi
600 Sandhill Crane Ln Princeton, TX	3.0	2.0	1402	$2,100	$1.50	13d	1	0.16mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	3d	1	0.16mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	2d	1	0.16mi
6018 Primrose Rd , TX	3.0–4.0	2.5	1484	$1,800	$1.21	4d	5	0.18mi
6102 Pinion Trl , TX	3.0	2.5	1419	$1,600	$1.13	44d	1	0.18mi
803 Wagtail Dr , TX	3.0	2.5	1360	$1,605	$1.18	23d	1	0.21mi
812 Sandhill Crane Ln Princeton, TX	3.0	2.5	1309	$1,850	$1.41	44d	1	0.23mi
6225 Kingfisher Way Princeton, TX	3.0	2.5	1290	$1,625	$1.26	5d	1	0.25mi
6313 Kingfisher Way Princeton, TX	3.0	3.0	1360	$1,650	$1.21	44d	1	0.27mi
910 Wood Stork Way Princeton, TX	2.0	2.5	1022	$1,700	$1.66	19d	1	0.28mi
914 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,775	$1.49	8d	1	0.30mi
911 Sandhill Crane Ln Princeton, TX	3.0	2.5	1360	$1,575	$1.16	45d	1	0.31mi
935 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,999	$1.68	19d	1	0.33mi
926 Wood Stork Way Princeton, TX	3.0	2.5	1285	$1,700	$1.32	25d	1	0.33mi
6448 County Road 437 Princeton, TX	2.0	3.0	1621	$3,950	$2.44	2d	1	0.37mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	44d	1	0.37mi
416 Finch CIR Princeton, TX	3.0	2.0	1266	$1,350	$1.07	44d	1	0.38mi
613 Holleman Dr , TX	3.0	2.0	1260	$2,000	$1.59	25d	1	0.44mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	13d	1	0.44mi
545 Holleman Dr Princeton, TX	3.0	2.0	1474	$1,750	$1.19	44d	1	0.45mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	17d	1	0.46mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	8d	1	0.46mi
538 Montclair Ave Princeton, TX	3.0	2.0	1260	$1,775	$1.41	11d	1	0.47mi
5836 Crystal Water Way Princeton, TX	3.0	2.0	1481	$1,799	$1.21	6d	1	0.49mi
5808 Cherry Hollow Way Princeton, TX	3.0	2.0	1260	$1,749	$1.39	18d	1	0.50mi
214 Wheatgrass Ln Princeton, TX	3.0	2.0	1407	$1,699	$1.21	44d	1	0.51mi
143 Plumcove Dr Princeton, TX	3.0	3.0	1376	$2,150	$1.56	44d	1	0.52mi
134 Harvest St Princeton, TX	3.0	2.0	1440	$1,825	$1.27	19d	1	0.52mi
318 Mahogany Ln Princeton, TX	3.0	2.0	1479	$1,800	$1.22	25d	1	0.57mi
228 Rubylace Dr Princeton, TX	3.0	2.0	1436	$1,700	$1.18	44d	1	0.57mi
6744 Teal Cir Princeton, TX	3.0	2.0	1474	$1,790	$1.21	21d	1	0.60mi
6561 Alfalfa St Princeton, TX	3.0	2.0	1436	$1,599	$1.11	44d	1	0.60mi
427 Ashbrook Way Princeton, TX	3.0	2.0	1482	$1,800	$1.21	4d	1	0.61mi
6550 August Dr Princeton, TX	3.0	2.0	1407	$1,695	$1.20	4d	1	0.61mi
5836 Timber Point Dr Princeton, TX	3.0	2.0	1440	$1,875	$1.30	19d	1	0.62mi
6445 Middlebury Dr Princeton, TX	3.0	2.0	1266	$1,649	$1.30	8d	1	0.62mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,749	$1.18	6d	1	0.63mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,849	$1.25	25d	1	0.63mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: water

Listing history 16 events

1. 2026-06-21
   days on market $210,000 Active 49 DOM
2. 2026-06-18
   days on market $210,000 Active 46 DOM
3. 2026-06-17
   days on market $210,000 Active 45 DOM
4. 2026-06-16
   days on market $210,000 Active 44 DOM
5. 2026-06-15
   days on market $210,000 Active 43 DOM
6. 2026-06-13
   days on market $210,000 Active 41 DOM
7. 2026-06-13
   days on market $210,000 Active 40 DOM
8. 2026-06-09
   days on market $210,000 Active 37 DOM
9. 2026-06-08
   days on market $210,000 Active 36 DOM
10. 2026-06-07
    days on market $210,000 Active 35 DOM
11. 2026-06-04
    days on market $210,000 Active 32 DOM
12. 2026-06-03
    days on market $210,000 Active 31 DOM
13. 2026-06-02
    days on market $210,000 Active 30 DOM
14. 2026-06-01
    days on market $210,000 Active 29 DOM
15. 2026-05-31
    days on market $210,000 Active 28 DOM
16. 2026-05-03
    listed $210,000 Active 590-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: $21,768
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − HOA: −$504
• − Depreciation: −$6,109
• Taxable loss: −$4,292
• Est. tax savings @ 24.0%: +$1,030
• After-tax cash flow: $307/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 · 3 photos

Excellent 95/100 None rehab

This move-in ready home is in excellent condition with no visible repairs needed. It offers a good return on investment with minor updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and value.
• Both Garage organization — A well-organized garage can increase the home's functionality and appeal to potential buyers/tenants.
• Both Add a smart home system — A smart home system can increase the home's value and attract tech-savvy buyers/tenants.
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and attract eco-conscious buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can improve the home's appearance and value. ↑
• Both Garage organization — A well-organized garage can increase the home's functionality and appeal to potential buyers/tenants. ↑
• Both Add a smart home system — A smart home system can increase the home's value and attract tech-savvy buyers/tenants. ↑
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and attract eco-conscious buyers/tenants. ↑

ⓘ 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

Price history

1 event — show timeline

• 2026-05-03 Listed $210,000 NTREIS