11440 County Road 440 · Wylie, TX 75407

$214,000

3 bd · 2.0 ba · 1,800 sqft · Land public records · 49 Days on market

Built 2016 7,405 sqft lot $119/sqft · 26% below area Est $288k · 26% under

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Why this score? — see what drove the C- 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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully refreshed manufactured double wide residence offering an open concept layout designed for comfortable living and easy entertaining. Freshly painted this home features 3 spacious bedrooms and 2 full bathrooms, thoughtfully arranged for privacy and functionality. The primary suit is a true retreat, complete with a private flex room or study room located within the primary quarters- perfect for a home office, nursery, or reading room. Enjoy a large walk-in closet and a relaxing garden tub in the ensuite bath. The heart of the home boasts a spacious kitchen with abundant lighting, generous counter space, and a seamless flow into the dining area- ideal for everyday li

Key facts

• Private flex room
• Spacious kitchen
• Large walk-in closet

Tags

• OPEN CONCEPT LAYOUT
• PRIVATE FLEX ROOM
• LARGE WALK-IN CLOSET
• GARDEN TUB
• SPACIOUS KITCHEN
• OFFICE NOOK

Property features AI

Finance

• Other: Stainless steel refrigerator excluded; Chickens and coop excluded
• Financial info: Acceptable financing: Cash, Conventional, FHA; Treat as clear loan status; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Driveway parking; Off-street parking
• Utilities: Co-op electric; Co-op water; Septic (non-municipal utility district)
• Home design: Manufactured home (residential); One level
• Construction: Built in 2016; Asphalt roof; Other construction materials
• Exterior features: Above-ground pool; Lot under 0.5 acre (approximately 0.17 acre); Less than 1/2 acre lot

Interior

• Kitchen: Granite countertops; Kitchen island; Dishwasher; Electric oven; Microwave
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom with dual sinks and garden tub
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; One living area; One dining area; 7 total rooms
• Laundry & utility: Mud room with built-in cabinets and space for a freezer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $214k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (5.6% below list).
• Recommended offer: $202k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 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 26d 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 ($208k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,962 (5.6% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 8.8

CMA / ARV

• ARV (median comp): $287,609
• List price: $214,000
• Delta: -25.59%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.43×
• Total profit: $-33,997
• Equity at exit: $31,908

10-year hold

• IRR: -14.9%
• Equity multiple: 0.27×
• Total profit: $-43,873
• Equity at exit: $18,503

Cash invested: $59,920 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$1,122
• Tax from tax record: −$281 /mo · $3,373/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $103

Break-even live

Break-even rent $1,889

Max offer price $214,000

Occupancy floor 90%

Sensitivity live

Price	-10% $224	-5% $164	+0% $103	+5% $42	+10% $-18
Rent	-10% $-57	-5% $23	+0% $103	+5% $183	+10% $263
Rate	-1.0pp $211	-0.5pp $157	base $103	+0.5pp $48	+1.0pp $-9

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
818 Coastline Way Princeton, TX	4.0	2.0	1783	$2,600	$1.46	0d	1	0.39mi
6114 Holly Spring Rd , TX	2.0	2.5	1351	$1,550	$1.15	14d	1	0.80mi
323 Clematis ST Princeton, TX	4.0	2.5	1648	$1,900	$1.15	45d	1	0.80mi
317 Clematis ST Princeton, TX	4.0	2.5	1510	$1,800	$1.19	45d	1	0.80mi
6111 Shearwater Rd , TX	3.0	2.0	1392	$1,900	$1.36	0d	1	0.82mi
6445 Middlebury Dr Princeton, TX	3.0	2.0	1266	$1,649	$1.30	9d	1	0.89mi
6533 Middlebury Dr Princeton, TX	4.0	2.0	1598	$1,900	$1.19	6d	1	0.90mi
134 Harvest St Princeton, TX	3.0	2.0	1440	$1,825	$1.27	20d	1	0.95mi
101 County Road 1010 Unit 1010 Princeton, TX	3.0	2.0	1860	$2,295	$1.23	45d	1	0.97mi
6550 August Dr Princeton, TX	3.0	2.0	1407	$1,695	$1.20	5d	1	0.99mi
119 Sunflower St Princeton, TX	4.0	2.0	1300	$1,999	$1.54	14d	1	1.00mi
214 Wheatgrass Ln Princeton, TX	3.0	2.0	1407	$1,699	$1.21	45d	1	1.01mi
152 Thresher Ln Princeton, TX	4.0	2.0	1300	$1,750	$1.35	14d	1	1.02mi
6561 Alfalfa St Princeton, TX	3.0	2.0	1436	$1,599	$1.11	45d	1	1.02mi
211 Herman Ln Princeton, TX	4.0	2.0	1295	$1,595	$1.23	45d	1	1.03mi
143 Plumcove Dr Princeton, TX	3.0	3.0	1376	$2,150	$1.56	45d	1	1.04mi
5825 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,780	$1.24	45d	1	1.05mi
5817 Rockrose Ln Princeton, TX	3.0	2.0	1411	$1,624	$1.15	22d	1	1.06mi
402 Harvest St Princeton, TX	3.0	2.0	1433	$1,665	$1.16	14d	1	1.08mi
5733 Rockrose Ln Princeton, TX	3.0	2.0	1266	$1,720	$1.36	45d	1	1.08mi
151 Sesame Ln Princeton, TX	4.0	2.0	1299	$1,634	$1.26	26d	1	1.08mi
230 Sunflower St Princeton, TX	4.0	2.0	1300	$1,520	$1.17	0d	1	1.10mi
241 Thresher Ln Princeton, TX	4.0	2.0	1295	$1,850	$1.43	26d	1	1.11mi
213 Arbor DR Princeton, TX	4.0	2.5	1720	$2,000	$1.16	45d	1	1.12mi
316 Arbor DR Princeton, TX	4.0	2.5	1648	$1,799	$1.09	26d	1	1.12mi
213 Arbor DR Princeton, TX	4.0	2.5	1720	$1,800	$1.05	4d	1	1.12mi
5724 Rockrose Ln Princeton, TX	3.0	2.0	1266	$2,050	$1.62	26d	1	1.12mi
5720 Rockrose Ln Princeton, TX	4.0	3.0	1500	$2,205	$1.47	7d	1	1.12mi
252 Jethro Ln Princeton, TX	4.0	2.0	1300	$1,595	$1.23	45d	1	1.13mi
5708 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,925	$1.34	45d	1	1.14mi
5836 Timber Point Dr Princeton, TX	3.0	2.0	1440	$1,875	$1.30	20d	1	1.16mi
241 Boxberry Way Princeton, TX	3.0	2.0	1411	$1,725	$1.22	45d	1	1.16mi
125 Arbor Dr Unit NA Princeton, TX	4.0	2.5	2054	$2,097	$1.02	26d	1	1.17mi
5644 Rockrose Ln Princeton, TX	3.0	2.0	1262	$1,800	$1.43	45d	1	1.17mi
120 Redwood Rd Princeton, TX	4.0	2.5	1720	$2,300	$1.34	3d	1	1.17mi
228 Rubylace Dr Princeton, TX	3.0	2.0	1436	$1,700	$1.18	45d	1	1.18mi
7007 Cottonseed Dr Princeton, TX	4.0	2.5	1720	$1,995	$1.16	12d	1	1.19mi
7007 Cottonseed Dr Princeton, TX	4.0	2.5	1720	$1,995	$1.16	9d	1	1.19mi
7018 Cottonseed Dr Princeton, TX	4.0	2.5	2131	$2,095	$0.98	26d	1	1.19mi
6751 Highlands St Princeton, TX	3.0	2.0	1411	$1,639	$1.16	18d	1	1.21mi

Listing history 46 events

1. 2026-06-21
   days on market $214,000 Active 49 DOM
2. 2026-06-18
   days on market $214,000 Active 46 DOM
3. 2026-06-18
   price $214,000 Active 45 DOM
4. 2026-06-17
   days on market $218,000 Active 45 DOM
5. 2026-06-16
   days on market $218,000 Active 44 DOM
6. 2026-06-15
   days on market $218,000 Active 43 DOM
7. 2026-06-13
   days on market $218,000 Active 41 DOM
8. 2026-06-13
   days on market $218,000 Active 40 DOM
9. 2026-06-09
   days on market $218,000 Active 37 DOM
10. 2026-06-08
    days on market $218,000 Active 36 DOM
11. 2026-06-07
    days on market $218,000 Active 35 DOM
12. 2026-06-04
    days on market $218,000 Active 32 DOM
13. 2026-06-03
    days on market $218,000 Active 31 DOM
14. 2026-06-02
    days on market $218,000 Active 30 DOM
15. 2026-06-01
    days on market $218,000 Active 29 DOM
16. 2026-05-31
    days on market $218,000 Active 28 DOM
17. 2026-05-12
    price $220,990 962-char remark
18. 2026-05-04
    listed $224,000 Active 962-char remark
19. 2026-04-30
    historical
20. 2026-04-11
    price $223,999
21. 2026-03-03
    listed $226,999 Active
22. 2026-03-02
    historical
23. 2026-02-20
    price $228,999
24. 2026-02-16
    price $231,000
25. 2026-02-13
    price $233,000
26. 2026-02-05
    price $235,000
27. 2026-01-17
    price $238,000
28. 2026-01-13
    price $243,000
29. 2026-01-02
    price $245,000
30. 2025-12-20
    price $248,000
31. 2025-12-13
    price $250,000
32. 2025-12-01
    listed $255,000 Active
33. 2025-11-30
    historical
34. 2025-10-28
    price $255,000
35. 2025-10-20
    price $260,000
36. 2025-10-02
    price $261,500
37. 2025-09-24
    price $265,000
38. 2025-09-11
    listed $270,000 Active
39. 2020-06-01
    soldstatus
40. 2020-05-29
    soldstatus Sold
41. 2020-05-27
    status Pending
42. 2020-04-27
    historical Active Option Contract
43. 2020-04-24
    status Active
44. 2020-03-30
    historical Active Option Contract
45. 2020-03-29
    historical
46. 2020-03-26
    listed $150,000 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: $3,373 · $281/mo
• Projected year-2 tax: $3,916 · $326/mo
• Expected delta: +$543/yr (+$45/mo · 16.1%)

ⓘ 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 · 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: $24,235
• − Mortgage interest: −$11,987
• − Property taxes: −$3,373
• − Insurance: −$1,070
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − Depreciation: −$6,225
• Taxable loss: −$2,298
• Est. tax savings @ 24.0%: +$552
• After-tax cash flow: $1,788/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: 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

+42.7% since first listed

32 events — show timeline

• 2026-06-18 Price Changed $214,000 NTREIS
• 2026-05-27 Price Changed $218,000 NTREIS
• 2026-05-12 Price Changed $220,990 NTREIS
• 2026-05-04 Listed $224,000 NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2026-04-11 Price Changed $223,999 NTREIS
• 2026-03-03 Listed $226,999 NTREIS
• 2026-03-02 Listing Removed — NTREIS
• 2026-02-20 Price Changed $228,999 NTREIS
• 2026-02-16 Price Changed $231,000 NTREIS
• 2026-02-13 Price Changed $233,000 NTREIS
• 2026-02-05 Price Changed $235,000 NTREIS
• 2026-01-17 Price Changed $238,000 NTREIS
• 2026-01-13 Price Changed $243,000 NTREIS
• 2026-01-02 Price Changed $245,000 NTREIS
• 2025-12-20 Price Changed $248,000 NTREIS
• 2025-12-13 Price Changed $250,000 NTREIS
• 2025-12-01 Listed $255,000 NTREIS
• 2025-11-30 Listing Removed — NTREIS
• 2025-10-28 Price Changed $255,000 NTREIS
• 2025-10-20 Price Changed $260,000 NTREIS
• 2025-10-02 Price Changed $261,500 NTREIS
• 2025-09-24 Price Changed $265,000 NTREIS
• 2025-09-11 Listed $270,000 NTREIS
• 2020-06-01 Sold (Public Records) — Public Records
• 2020-05-29 Sold (MLS) — NTREIS
• 2020-05-27 Pending — NTREIS
• 2020-04-27 Contingent — NTREIS
• 2020-04-24 Relisted — NTREIS
• 2020-03-30 Contingent — NTREIS
• 2020-03-29 Listing Removed — NTREIS
• 2020-03-26 Listed $150,000 NTREIS

Property tax history

+6.9%/yr

Latest (2025): $3,373 · +6.4% YoY. Source: county tax records.