708 Cool Canyon Trl · Princeton, TX 75407

$285,000

4 bd · 2.0 ba · 1,842 sqft · SingleFamily public records · 48 Days on market

Built 2023 Good condition 6,316 sqft lot $155/sqft · 13% below area Est $326k · 13% under $54/mo HOA · 2% of rent ↓ 14% since listing

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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 +13.2/15.0
• Cash flow +7.7/30.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy More Space. 708 Cool Canyon Drive is a move-in-ready, single-story home situated on a rare 55-foot lot in Princeton’s desirable Winchester Crossing. Skip the builder timelines and construction delays—this thoughtfully maintained, like-new home is available for immediate move-in. Inside, the open-concept layout features modern neutral finishes, granite countertops, stainless steel appliances, a gas cooktop, and a walk-in pantry. The smart split-bedroom floor plan ensures maximum privacy, with a spacious primary suite separated from the secondary bedrooms—perfect for a home office or guest space. What truly sets this property apart is the oversized 55-foot lot. You&rsq

Key facts

• Gas cooktop
• 55 foot lot
• Granite countertops

Tags

• 55 FOOT LOT
• OPEN CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GAS COOKTOP
• WALK IN PANTRY

Property features AI

Finance

• HOA & community: Mandatory HOA (Winchester Crossing HOA); Annual association fee of $650; Association covers full use of facilities, grounds maintenance, and management fees

Exterior

• Parking: Attached 2-car garage with garage door opener (garage faces front); 2 covered parking spaces; Driveway
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Natural gas available; Individual gas meter; Individual water meter; Sidewalk
• Home design: Single family residence; One story; Residential property; Preowned (built 2023)
• Construction: Built in 2023; Brick and rock/stone exterior; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Private yard; Wood fence around back yard; Fenced yard; Few trees; Interior lot; Sprinkler system; Subdivision setting; Easements for drainage and utilities

Interior

• Kitchen: Granite countertops; Gas range; Microwave; Refrigerator; Dishwasher; Disposal; Kitchen island; Breakfast bar; Eat-in kitchen; Walk-in pantry; Water line to refrigerator
• Bedrooms: 4 bedrooms (all on 1st level); Primary bedroom with ensuite bath and walk-in closet
• Flooring: Luxury vinyl plank; Tile; Carpet
• Bathrooms: 2 full bathrooms; Primary bathroom with separate shower and solid surface countertops
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Open floorplan; Eat-in kitchen; Kitchen island; Breakfast bar; Built-in cabinets; Walk-in pantry; Double vanity; Walk-in closet(s); Cedar closet(s); Cable TV available; High speed internet available; Water line to refrigerator
• Laundry & utility: Washer and dryer included; Laundry room on 1st level; Gas water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-325 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (17.6% below list).
• Recommended offer: $228k (20.1% below list) — sets the bar for cash-flow.

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: Harper El (math 50% / reading 41%, grade D-, #1,112 of 4,322 statewide, top 26%, 436 students, 56% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents soft (-1.0%/yr); 1404 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $9k 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 48 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $34k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,633 (20.1% 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 48 days. Have you received any prior offers? Is the seller open to a 20% 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. 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: 0.82% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.88%
• DSCR: 0.78
• GRM: 10.1

CMA / ARV

• ARV (median comp): $326,410
• List price: $285,000
• Delta: -12.69%
• 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
605 Spur Rdg	0.30mi	4/2.0	2,014 (+9%)	1mo	$289,000	$143	69
624 Willow View Way	0.18mi	3/2.0 (-1)	1,643 (-11%)	1mo	$295,000	$180	68
502 Stampede Ln	0.38mi	4/2.0	2,014 (+9%)	0mo	$315,000	$156	66
2502 Carlow Ln	0.63mi	4/2.5	1,893 (+3%)	0mo	$294,990	$156	64
906 Honey Maple St	0.48mi	3/2.0 (-1)	1,652 (-10%)	1mo	$265,000	$160	54
2207 Zephyr Dr	0.67mi	3/2.0 (-1)	1,981 (+8%)	1mo	$323,990	$164	50
1222 Bray Dr	0.75mi	3/2.0 (-1)	1,734 (-6%)	0mo	$305,370	$176	50
2527 Midfield Way	0.70mi	3/2.0 (-1)	2,029 (+10%)	1mo	$284,590	$140	45
2531 Midfield Way	0.70mi	4/2.0	1,600 (-13%)	1mo	$257,190	$161	45
2206 Zephyr Dr	0.68mi	3/2.0 (-1)	1,628 (-12%)	1mo	$294,990	$181	43
2511 Carlow Ln	0.59mi	3/2.5 (-1)	2,111 (+15%)	0mo	$299,990	$142	41
2205 Zephyr Dr	0.67mi	4/3.0	2,111 (+15%)	1mo	$330,990	$157	40

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: -28.4%
• Equity multiple: 0.08×
• Total profit: $-73,584
• Equity at exit: $42,494

10-year hold

• IRR: -47.6%
• Equity multiple: -0.46×
• Total profit: $-116,641
• Equity at exit: $24,642

Cash invested: $79,800 (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: 1404
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,349 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$513 /mo · $6,157/yr
• Insurance: −$119
• HOA: −$54
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-325

Break-even live

Break-even rent $2,760

Max offer price $227,633

Occupancy floor —

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
720 Willow View Way Princeton, TX	4.0	2.0	2013	$2,250	$1.12	24d	1	0.14mi
1526 Forever Way Princeton, TX	4.0	2.0	2618	$2,395	$0.91	4d	1	0.16mi
1526 Forever Way Princeton, TX	4.0	2.0	2618	$2,495	$0.95	43d	1	0.16mi
1526 Forever Way Princeton, TX	4.0	2.0	2618	$2,345	$0.90	21d	1	0.16mi
1412 Chestnut Cove Dr Princeton, TX	3.0	2.0	1633	$2,000	$1.22	20d	1	0.17mi
627 Willow View Way Princeton, TX	4.0	2.0	1664	$2,000	$1.20	43d	1	0.18mi
603 Calm Springs Dr Princeton, TX	4.0	2.0	2039	$2,250	$1.10	11d	1	0.22mi
1417 Forever Way Princeton, TX	3.0	2.5	1937	$2,100	$1.08	17d	1	0.26mi
615 Auburn Forest Dr Princeton, TX	4.0	3.0	2330	$2,295	$0.98	1d	1	0.27mi
1403 Forever Way Princeton, TX	4.0	2.0	2038	$2,250	$1.10	2d	1	0.31mi
1306 Blossom Court Dr Princeton, TX	4.0	3.0	2326	$2,500	$1.07	18d	1	0.33mi
1306 Colonial Bluff Ln Princeton, TX	4.0	3.0	2185	$2,375	$1.09	7d	1	0.35mi
513 Spur Rdg Princeton, TX	3.0	2.0	1622	$2,200	$1.36	17d	1	0.38mi
503 Willow View Way Princeton, TX	4.0	2.0	2014	$2,149	$1.07	7d	1	0.38mi
603 Smokey Trl Princeton, TX	3.0	2.0	1622	$2,100	$1.29	18d	1	0.38mi
717 Rawhide Way Princeton, TX	4.0	3.0	2193	$2,500	$1.14	43d	1	0.42mi
408 Stampede Ln Princeton, TX	4.0	2.0	1794	$1,925	$1.07	43d	1	0.45mi
1501 Hidden Bluff Xing Princeton, TX	4.0	2.0	1794	$2,200	$1.23	12d	1	0.49mi
606 Rawhide Way Princeton, TX	4.0	3.0	2338	$2,450	$1.05	2d	1	0.49mi
611 Saddle Club Way Princeton, TX	4.0	2.0	1828	$2,100	$1.15	43d	1	0.50mi
1426 Tramore Way Princeton, TX	4.0	3.0	2429	$2,400	$0.99	43d	1	0.53mi
1006 Honey Maple St Princeton, TX	4.0	2.0	1842	$1,950	$1.06	43d	1	0.53mi
1008 Honey Maple St Princeton, TX	4.0	2.0	1825	$1,995	$1.09	24d	1	0.54mi
604 Saddle Club Way Princeton, TX	4.0	2.0	1592	$2,050	$1.29	43d	1	0.54mi
507 Saddle Club Way Princeton, TX	4.0	2.0	2014	$2,090	$1.04	12d	1	0.57mi
2203 Heatwave Ln Princeton, TX	4.0	3.0	2131	$2,080	$0.98	21d	1	0.57mi
1103 Wagon Wheel Way Princeton, TX	4.0	3.0	2193	$2,500	$1.14	43d	1	0.58mi
2440 Limerick Dr Princeton, TX	4.0	2.0	1783	$1,998	$1.12	24d	1	0.67mi
1819 Michael Dr Princeton, TX	4.0	3.0	2409	$2,495	$1.04	24d	1	0.67mi
1209 Hopes Lake Dr Princeton, TX	3.0	2.0	1931	$1,975	$1.02	3d	1	0.71mi
420 Gunsmoke Trl Princeton, TX	4.0	2.0	1865	$1,975	$1.06	7d	1	0.73mi
412 Gunsmoke Trl Princeton, TX	4.0	3.0	2193	$2,000	$0.91	43d	1	0.75mi
216 Nathan Dr Princeton, TX	4.0	3.0	2607	$3,250	$1.25	2d	1	0.76mi
2230 Currents Rd Princeton, TX	3.0	2.0	1836	$2,099	$1.14	43d	1	0.78mi
1316 Rusted Rail Dr Princeton, TX	3.0	2.5	1931	$2,100	$1.09	43d	1	0.83mi
1307 Rusted Rail Dr Princeton, TX	4.0	2.5	2471	$2,200	$0.89	43d	1	0.84mi
203 Marsh Ln Princeton, TX	3.0	2.5	1586	$1,575	$0.99	7d	1	1.08mi
204 Marsh Ln Princeton, TX	4.0	2.5	1722	$1,700	$0.99	43d	1	1.09mi
303 Stone Ct Princeton, TX	3.0	2.5	1586	$1,700	$1.07	24d	1	1.10mi
220 Marsh Ln Princeton, TX	4.0	2.5	1722	$1,785	$1.04	5d	1	1.12mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: gas

Listing history 19 events

1. 2026-06-17
   status $285,000 Pending 48 DOM
2. 2026-06-16
   days on market $285,000 Active 48 DOM
3. 2026-06-15
   days on market $285,000 Active 47 DOM
4. 2026-06-13
   days on market $285,000 Active 45 DOM
5. 2026-06-13
   days on market $285,000 Active 44 DOM
6. 2026-06-09
   days on market $285,000 Active 41 DOM
7. 2026-06-08
   days on market $285,000 Active 40 DOM
8. 2026-06-07
   days on market $285,000 Active 39 DOM
9. 2026-06-04
   days on market $285,000 Active 36 DOM
10. 2026-06-03
    days on market $285,000 Active 35 DOM
11. 2026-06-02
    days on market $285,000 Active 34 DOM
12. 2026-06-01
    days on market $285,000 Active 33 DOM
13. 2026-05-31
    days on market $285,000 Active 32 DOM
14. 2026-04-29
    listed $319,000 Active 1115-char remark
15. 2026-04-29
    historical
16. 2026-01-19
    listed $319,000 Active
17. 2025-09-25
    price $319,000
18. 2025-07-09
    price $324,900
19. 2025-05-31
    listed $329,900 Active

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $6,157 · $513/mo
• Projected year-2 tax: $6,157 · $513/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 25 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: $28,188
• − Mortgage interest: −$15,964
• − Property taxes: −$6,157
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − HOA: −$648
• − Depreciation: −$8,291
• Taxable loss: −$8,808
• Est. tax savings @ 24.0%: +$2,114
• After-tax cash flow: $-1,783/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 None rehab

This move-in-ready single-story home in Princeton's Winchester Crossing offers modern finishes and a spacious floor plan, making it an excellent investment opportunity.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value
• Resale Replace windows with energy-efficient ones — Newer windows can improve energy efficiency and reduce utility bills
• Both Install smart home features — Smart home features can increase both resale and rental value by attracting tech-savvy buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Resale Replace windows with energy-efficient ones — Newer windows can improve energy efficiency and reduce utility bills ↑
• Both Install smart home features — Smart home features can increase both resale and rental value by attracting tech-savvy 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 — 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

• Census place: Princeton, TX
• 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

Price history

-13.6% since first listed

8 events — show timeline

• 2026-06-16 Pending — NTREIS
• 2026-05-22 Price Changed $285,000 NTREIS
• 2026-04-29 Listing Removed — NTREIS
• 2026-04-29 Listed $319,000 NTREIS
• 2026-01-19 Listed $319,000 NTREIS
• 2025-09-25 Price Changed $319,000 NTREIS
• 2025-07-09 Price Changed $324,900 NTREIS
• 2025-05-31 Listed $329,900 NTREIS

Property tax history

+153.7%/yr

Latest (2025): $6,157 · -2.4% YoY. Source: county tax records.