6406 Glade St · Wylie, TX 75407

$222,999

3 bd · 2.0 ba · 1,411 sqft · SingleFamily · 9 Days on market

Built 2026 Good condition $158/sqft · at area comps Est $213k · at est.

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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 +12.7/30.0
• ARV discount +5.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• 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, along with access to an outdoor space. 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 at the front of the home, ideal for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Outdoor space

Tags

• OPEN FLOORPLAN
• OUTDOOR SPACE
• PRIVATE LOCATION
• EN-SUITE BATHROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $223k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-24 ($-284/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (13.9% below list).
• Recommended offer: $192k (13.9% 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.
• 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 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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $192,082 (13.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $213,298
• List price: $222,999
• Delta: 4.55%
• 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
6412 Longspur Ln	0.06mi	3/2.0	1,402 (-1%)	0mo	$222,999	$159	96
6413 Longspur Ln	0.09mi	3/2.0	1,411 (0%)	1mo	$215,000	$152	95
416 Sandhill Crane Ln	0.12mi	3/2.0	1,402 (-1%)	0mo	$221,999	$158	93
6414 Willet Rd	0.11mi	3/2.0	1,402 (-1%)	1mo	$252,999	$180	93
6508 Glade St	0.12mi	3/2.0	1,402 (-1%)	1mo	$222,999	$159	92
6308 Sandpiper Ln	0.17mi	3/2.5	1,360 (-4%)	1mo	$217,999	$160	83
6110 Pinion Trl	0.38mi	3/2.5	1,419 (+1%)	1mo	$229,990	$162	79
6314 Sandpiper Ln	0.17mi	4/2.5 (+1)	1,535 (+9%)	1mo	$207,999	$136	70
6728 Teal Cir	0.38mi	3/2.0	1,268 (-10%)	0mo	$239,999	$189	65
6100 Pinion Trl	0.38mi	4/2.5 (+1)	1,549 (+10%)	1mo	$237,490	$153	58
204 Redwood Rd	0.73mi	3/2.5	1,489 (+6%)	1mo	$237,990	$160	54
216 Arbor Dr	0.68mi	4/2.5 (+1)	1,510 (+7%)	0mo	$209,990	$139	49

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: -20.5%
• Equity multiple: 0.31×
• Total profit: $-43,242
• Equity at exit: $33,250

10-year hold

• IRR: -22.2%
• Equity multiple: 0.02×
• Total profit: $-61,230
• Equity at exit: $19,281

Cash invested: $62,440 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,921 high
• Mortgage (P&I): −$1,169
• Tax est. 1.5%: −$279 /mo · $3,345/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-24

Break-even live

Break-even rent $1,951

Max offer price $219,577

Occupancy floor 96%

Sensitivity live

Price	-10% $130	-5% $53	+0% $-24	+5% $-101	+10% $-178
Rent	-10% $-175	-5% $-100	+0% $-24	+5% $52	+10% $128
Rate	-1.0pp $89	-0.5pp $33	base $-24	+0.5pp $-81	+1.0pp $-140

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: $55,750
• Closing costs: $6,690
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Sandhill Crane Ln Princeton, TX	3.0	2.0	1402	$2,100	$1.50	14d	1	0.06mi
6505 Glade St Princeton, TX	4.0	2.0	1600	$1,800	$1.12	45d	1	0.10mi
6310 Sandpiper Ln Princeton, TX	4.0	2.5	1549	$2,030	$1.31	12d	1	0.16mi
416 Finch CIR Princeton, TX	3.0	2.0	1266	$1,350	$1.07	45d	1	0.17mi
427 Bower DR Princeton, TX	4.0	2.0	1600	$1,850	$1.16	25d	1	0.18mi
6311 Whimbrel Way Princeton, TX	4.0	2.5	1535	$1,775	$1.16	0d	1	0.18mi
6222 Sandpiper Ln Unit NA Princeton, TX	3.0	2.5	1400	$1,750	$1.25	8d	1	0.20mi
732 Sandhill Crane Ln Princeton, TX	4.0	2.5	1570	$1,875	$1.19	12d	1	0.21mi
721 Wagtail Dr Princeton, TX	4.0	2.5	1535	$1,600	$1.04	25d	1	0.22mi
613 Holleman Dr , TX	3.0	2.0	1260	$1,800	$1.43	0d	1	0.23mi
545 Holleman Dr Princeton, TX	3.0	2.0	1474	$1,750	$1.19	45d	1	0.24mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,675	$1.23	4d	1	0.24mi
724 Wagtail Dr Princeton, TX	3.0	2.5	1360	$1,650	$1.21	0d	1	0.24mi
538 Montclair Ave Princeton, TX	3.0	2.0	1260	$1,775	$1.41	11d	1	0.26mi
812 Sandhill Crane Ln Princeton, TX	3.0	2.5	1309	$1,850	$1.41	45d	1	0.27mi
801 Wagtail Dr , TX	4.0	2.5	1535	$1,975	$1.29	8d	1	0.27mi
803 Wagtail Dr , TX	3.0	2.5	1360	$1,605	$1.18	23d	1	0.27mi
639 Montclair Ave , TX	4.0	2.0	1707	$1,850	$1.08	0d	1	0.30mi
639 Montclair Ave , TX	4.0	2.0	1707	$2,100	$1.23	45d	1	0.30mi
639 Montclair Ave , TX	4.0	2.0	1707	$1,850	$1.08	8d	1	0.30mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	14d	1	0.32mi
6313 Kingfisher Way Princeton, TX	3.0	3.0	1360	$1,650	$1.21	45d	1	0.32mi
623 Linden Rd Princeton, TX	3.0	2.5	1419	$1,650	$1.16	45d	1	0.32mi
6225 Kingfisher Way Princeton, TX	3.0	2.5	1290	$1,625	$1.26	5d	1	0.33mi
911 Sandhill Crane Ln Princeton, TX	3.0	2.5	1360	$1,575	$1.16	45d	1	0.34mi
904 Sandhill Crane Ln Princeton, TX	4.0	2.5	1600	$1,750	$1.09	45d	1	0.34mi
914 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,775	$1.49	8d	1	0.35mi
905 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	25d	1	0.35mi
905 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	23d	1	0.35mi
935 Sandhill Crane Ln Princeton, TX	3.0	2.5	1189	$1,999	$1.68	20d	1	0.36mi
214 Wheatgrass Ln Princeton, TX	3.0	2.0	1407	$1,699	$1.21	45d	1	0.39mi
910 Wood Stork Way Princeton, TX	2.0	2.5	1022	$1,700	$1.66	20d	1	0.39mi
6102 Pinion Trl , TX	3.0	2.5	1419	$1,600	$1.13	45d	1	0.39mi
6744 Teal Cir Princeton, TX	3.0	2.0	1474	$1,790	$1.21	22d	1	0.39mi
919 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,775	$1.16	45d	1	0.39mi
919 Blue Heron Dr Princeton, TX	4.0	2.5	1535	$1,700	$1.11	18d	1	0.39mi
6018 Primrose Rd , TX	3.0–4.0	2.5	1484	$1,800	$1.21	4d	5	0.39mi
6015 Pinion Trl , TX	4.0	2.5	1615	$1,950	$1.21	45d	1	0.40mi
6751 Highlands St Princeton, TX	3.0	2.0	1411	$1,639	$1.16	18d	1	0.43mi
926 Wood Stork Way Princeton, TX	3.0	2.5	1285	$1,700	$1.32	25d	1	0.43mi

Listing history 2 events

1. 2026-05-16
   price $222,999 415-char remark
2. 2026-05-15
   listed $255,999 Active 415-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: $23,050
• − Mortgage interest: −$12,491
• − Property taxes: −$3,345
• − Insurance: −$1,115
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − Depreciation: −$6,487
• Taxable loss: −$4,077
• Est. tax savings @ 24.0%: +$978
• After-tax cash flow: $695/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 finishes and a good condition. It is ready for a fresh coat of paint on the exterior and some minor maintenance to the windows. The kitchen appliances can be replaced to further enhance its resale value.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value
• Resale Replace the kitchen appliances — Modern appliances can attract more buyers
• Rental Install smart home features — Smart home features can increase rental appeal and attract tech-savvy tenants

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Resale Replace the kitchen appliances — Modern appliances can attract more buyers ↑
• Rental Install smart home features — Smart home features can increase rental appeal and attract tech-savvy 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
• 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