6537 Shoreline Ln · Wylie, TX 75407

$219,900

2 bd · 2.0 ba · 1,099 sqft · SingleFamily · 84 Days on market

Built 2023 6,011 sqft lot $200/sqft · 8% below area Est $238k · 8% under $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).

• ARV discount +11.0/15.0
• Cash flow +9.6/30.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

$5,000 TOWARDS YOUR HOME PURCHASE. Perfect for first-time home buyers, this charming 2-bedroom, 2-bath home offers 1,099 sqft of well-designed living space situated on a HUGE 50 FT LOT! This home features an open and functional layout with a spacious living area that flows seamlessly into the kitchen and dining space, ideal for everyday living and entertaining. The kitchen offers ample cabinet storage and counter space, making it both practical and inviting. The primary suite provides a comfortable private retreat with its own bath and walk-in closet, while the secondary bedroom is perfect for guests, a home office, or additional flexibility. Large windows throughout bring in natural light, creating a bright and welcoming atmosphere. The oversized lot offers plenty of outdoor space with endless potential for entertaining, pets, or future customization. Secure a smart investment in one of the fastest-growing cities in the U.S., Princeton, TX, offering strong growth, increasing demand, and long-term upside. Schedule your private showing today.

Key facts

• 6,011 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (21.2% below list).
• Recommended offer: $173k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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); 1404 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $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 84 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

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 $173,268 (21.2% 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 84 days. Have you received any prior offers? Is the seller open to a 21% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.93%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $238,489
• List price: $219,900
• Delta: -7.79%
• 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
6524 Shoreline Ln	0.04mi	2/2.0	1,098 (-0%)	1mo	$215,000	$196	98
6513 Waterfall Ln	0.12mi	2/2.0	1,099 (0%)	1mo	$219,000	$199	93
228 Tall Cedar Way	0.56mi	2/2.5	1,101 (+0%)	1mo	$209,620	$190	70
225 Tall Cedar Way	0.53mi	2/2.5	1,101 (+0%)	3mo	$215,490	$196	70
302 Arbor Dr	0.53mi	2/2.5	1,101 (+0%)	3mo	$197,990	$180	70
220 Tall Cedar Way	0.55mi	2/2.5	1,101 (+0%)	3mo	$202,990	$184	70
217 Tall Cedar Way	0.56mi	2/2.5	1,101 (+0%)	3mo	$204,990	$186	69
220 Arbor Dr	0.59mi	2/2.5	1,101 (+0%)	1mo	$204,990	$186	69
125 Redwood Rd	0.60mi	2/2.5	1,101 (+0%)	1mo	$204,990	$186	68
318 Tall Cedar Way	0.53mi	2/2.5	1,101 (+0%)	6mo	$202,990	$184	68
307 Tall Cedar Way	0.60mi	2/2.5	1,101 (+0%)	3mo	$202,990	$184	67
315 Tall Cedar Way	0.57mi	2/2.5	1,101 (+0%)	6mo	$202,990	$184	66

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: -24.6%
• Equity multiple: 0.18×
• Total profit: $-50,274
• Equity at exit: $32,788

10-year hold

• IRR: -32.4%
• Equity multiple: -0.23×
• Total profit: $-75,643
• Equity at exit: $19,013

Cash invested: $61,572 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,733 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$233 /mo · $2,791/yr
• Insurance: −$92
• HOA: −$42
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-151

Break-even live

Break-even rent $1,923

Max offer price $193,304

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6203 Holly Spring Rd , TX	2.0	2.5	1130	$1,595	$1.41	43d	1	0.25mi
6114 Holly Spring Rd , TX	2.0	2.5	1130	$1,675	$1.48	43d	1	0.25mi
6114 Holly Spring Rd , TX	2.0	2.5	1351	$1,550	$1.15	12d	1	0.25mi
6445 Middlebury Dr Princeton, TX	3.0	2.0	1266	$1,649	$1.30	7d	1	0.26mi
6723 Coulter Dr Princeton, TX	3.0	2.0	1018	$1,500	$1.47	43d	1	0.32mi
6739 Coulter Dr Princeton, TX	3.0	2.0	1155	$1,500	$1.30	43d	1	0.33mi
6550 August Dr Princeton, TX	3.0	2.0	1407	$1,695	$1.20	4d	1	0.34mi
134 Harvest St Princeton, TX	3.0	2.0	1440	$1,825	$1.27	18d	1	0.36mi
6561 Alfalfa St Princeton, TX	3.0	2.0	1436	$1,599	$1.11	43d	1	0.37mi
214 Wheatgrass Ln Princeton, TX	3.0	2.0	1407	$1,699	$1.21	43d	1	0.38mi
150 Sunflower St Princeton, TX	3.0	2.0	1017	$1,899	$1.87	5d	1	0.39mi
206 Sunflower St Princeton, TX	3.0	2.0	1155	$1,475	$1.28	20d	1	0.42mi
145 Jethro Ln Princeton, TX	3.0	2.0	1033	$1,499	$1.45	24d	1	0.43mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	12d	1	0.45mi
6808 Sunbeam Cir Princeton, TX	3.0	2.0	1155	$1,534	$1.33	22d	1	0.51mi
204 Tall Cedar Way Princeton, TX	2.0	2.5	1130	$1,490	$1.32	43d	1	0.54mi
6751 Highlands St Princeton, TX	3.0	2.0	1411	$1,639	$1.16	17d	1	0.56mi
143 Plumcove Dr Princeton, TX	3.0	3.0	1376	$2,150	$1.56	43d	1	0.62mi
321 Tall Cedar Way Princeton, TX	3.0	3.0	1468	$1,725	$1.18	43d	1	0.65mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	43d	1	0.67mi
545 Holleman Dr Princeton, TX	3.0	2.0	1474	$1,750	$1.19	43d	1	0.74mi
7020 Vining DR Princeton, TX	3.0	2.5	1382	$1,850	$1.34	24d	1	0.75mi
538 Montclair Ave Princeton, TX	3.0	2.0	1260	$1,775	$1.41	10d	1	0.75mi
416 Finch CIR Princeton, TX	3.0	2.0	1266	$1,350	$1.07	43d	1	0.76mi
5825 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,780	$1.24	43d	1	0.77mi
5817 Rockrose Ln Princeton, TX	3.0	2.0	1411	$1,624	$1.15	20d	1	0.78mi
600 Sandhill Crane Ln Princeton, TX	3.0	2.0	1402	$2,100	$1.50	12d	1	0.79mi
613 Holleman Dr , TX	3.0	2.0	1260	$2,000	$1.59	24d	1	0.80mi
6744 Teal Cir Princeton, TX	3.0	2.0	1474	$1,790	$1.21	20d	1	0.81mi
228 Rubylace Dr Princeton, TX	3.0	2.0	1436	$1,700	$1.18	43d	1	0.82mi
5733 Rockrose Ln Princeton, TX	3.0	2.0	1266	$1,720	$1.36	43d	1	0.82mi
5836 Timber Point Dr Princeton, TX	3.0	2.0	1440	$1,875	$1.30	18d	1	0.82mi
5724 Rockrose Ln Princeton, TX	3.0	2.0	1266	$2,050	$1.62	24d	1	0.85mi
5708 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,925	$1.34	43d	1	0.88mi
619 Fisher Ln Princeton, TX	3.0	2.0	1260	$1,600	$1.27	43d	1	0.88mi
5836 Crystal Water Way Princeton, TX	3.0	2.0	1481	$1,799	$1.21	5d	1	0.90mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	17d	1	0.91mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	7d	1	0.91mi
5644 Rockrose Ln Princeton, TX	3.0	2.0	1262	$1,800	$1.43	43d	1	0.92mi
6222 Sandpiper Ln Unit NA Princeton, TX	3.0	2.5	1400	$1,750	$1.25	7d	1	0.93mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 15 events

1. 2026-06-18
   days on market $219,900 Active 84 DOM
2. 2026-06-17
   days on market $219,900 Active 83 DOM
3. 2026-06-16
   days on market $219,900 Active 82 DOM
4. 2026-06-15
   days on market $219,900 Active 81 DOM
5. 2026-06-13
   days on market $219,900 Active 79 DOM
6. 2026-06-13
   days on market $219,900 Active 78 DOM
7. 2026-06-09
   days on market $219,900 Active 75 DOM
8. 2026-06-08
   days on market $219,900 Active 74 DOM
9. 2026-06-07
   days on market $219,900 Active 73 DOM
10. 2026-06-04
    days on market $219,900 Active 70 DOM
11. 2026-06-03
    days on market $219,900 Active 69 DOM
12. 2026-06-02
    days on market $219,900 Active 68 DOM
13. 2026-06-01
    days on market $219,900 Active 67 DOM
14. 2026-05-31
    days on market $219,900 Active 66 DOM
15. 2026-03-26
    listed $219,900 Active 1072-char remark

    Show marketing remark (1072 chars)

    $5,000 TOWARDS YOUR HOME PURCHASE. Perfect for first-time home buyers, this charming 2-bedroom, 2-bath home offers 1,099 sqft of well-designed living space situated on a HUGE 50 FT LOT! This home features an open and functional layout with a spacious living area that flows seamlessly into the kitchen and dining space, ideal for everyday living and entertaining. The kitchen offers ample cabinet storage and counter space, making it both practical and inviting. The primary suite provides a comfortable private retreat with its own bath and walk-in closet, while the secondary bedroom is perfect for guests, a home office, or additional flexibility. Large windows throughout bring in natural light, creating a bright and welcoming atmosphere. The oversized lot offers plenty of outdoor space with endless potential for entertaining, pets, or future customization. Secure a smart investment in one of the fastest-growing cities in the U.S., Princeton, TX, offering strong growth, increasing demand, and long-term upside. Schedule your private showing today.

ⓘ 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: $2,791 · $233/mo
• Projected year-2 tax: $4,024 · $335/mo
• Expected delta: +$1,233/yr (+$103/mo · 44.2%)

ⓘ 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 8/10 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: $20,792
• − Mortgage interest: −$12,318
• − Property taxes: −$2,791
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − HOA: −$504
• − Depreciation: −$6,397
• Taxable loss: −$5,644
• Est. tax savings @ 24.0%: +$1,355
• After-tax cash flow: $-452/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.

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: 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

1 event — show timeline

• 2026-03-26 Listed $219,900 NTREIS

Property tax history

+94.5%/yr

Latest (2025): $2,791 · +2.4% YoY. Source: county tax records.