10689 County Road 905 · Princeton, TX 75407

$169,900

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 305 Days on market

Built 1985 7,405 sqft lot $221/sqft · 10% above area Est $154k · 10% over

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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 +21.1/30.0
• DSCR +6.7/10.0
• 1% rule +4.9/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• ARV discount +2.9/15.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price improvement so here's YOUR chance, Life is short, buy the Lake House!! Welcome to this adorable, updated 1-bedroom, 1-bath retreat nestled just moments from the lake! With partial water views and a peaceful setting, this cozy gem is the perfect canvas for your weekend escape, fishing hideaway, or short-term rental investment. Step inside to find a open and bright inviting layout that’s easy to maintain and ready for your personal touch. Whether you're sipping coffee on the porch while enjoying glimpses of the lake or enjoying the large backyard. There's a storage shed that could be used in many different ways, backyard is fenced with wood deck on side. Home offers ample potential to customize, upgrade, or simply enjoy as-is—don’t miss the chance to turn this cutie into your dream cottage or a AB&B destination. Home is full of character and is ready for your personal touches to make it shine!! ** Agents -- See documents in MLS for special instructions **

Key facts

• Wood deck
• Large backyard
• Storage shed

Tags

• LARGE BACKYARD
• STORAGE SHED
• FENCED BACKYARD
• WOOD DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/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 $168k (1.3% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.5% in Princeton — 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 62/100 on livability (#969 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: schools C-, amenities F, commute 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); 1410 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $5k 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 305 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $60k (26%) 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; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 305 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.99% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 8.4

CMA / ARV

• ARV (median comp): $154,111
• List price: $169,900
• Delta: 10.24%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.1%
• Equity multiple: 0.64×
• Total profit: $-17,115
• Equity at exit: $25,333

10-year hold

• IRR: -5.3%
• Equity multiple: 0.70×
• Total profit: $-14,242
• Equity at exit: $14,690

Cash invested: $47,572 (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: 1410
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,677 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$122 /mo · $1,464/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $241

Break-even live

Break-even rent $1,372

Max offer price $169,900

Occupancy floor 81%

Sensitivity live

Price	-10% $337	-5% $289	+0% $241	+5% $193	+10% $145
Rent	-10% $109	-5% $175	+0% $241	+5% $307	+10% $374
Rate	-1.0pp $327	-0.5pp $284	base $241	+0.5pp $197	+1.0pp $152

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2583 Farm to Market Road 982 Unit A Princeton, TX	2.0	1.0	812	$1,345	$1.66	25d	1	1.20mi
2583 FM 982 Princeton, TX	2.0	1.0	952	$1,495	$1.57	25d	1	1.20mi

Listing history 29 events

1. 2026-06-18
   days on market $169,900 Active 305 DOM
2. 2026-06-17
   days on market $169,900 Active 304 DOM
3. 2026-06-16
   days on market $169,900 Active 303 DOM
4. 2026-06-15
   days on market $169,900 Active 302 DOM
5. 2026-06-13
   days on market $169,900 Active 300 DOM
6. 2026-06-13
   days on market $169,900 Active 299 DOM
7. 2026-06-09
   days on market $169,900 Active 296 DOM
8. 2026-06-08
   days on market $169,900 Active 295 DOM
9. 2026-06-07
   days on market $169,900 Active 294 DOM
10. 2026-06-04
    days on market $169,900 Active 291 DOM
11. 2026-06-03
    days on market $169,900 Active 290 DOM
12. 2026-06-02
    days on market $169,900 Active 289 DOM
13. 2026-06-01
    days on market $169,900 Active 288 DOM
14. 2026-05-31
    days on market $169,900 Active 287 DOM
15. 2026-04-09
    price $169,900 996-char remark

    Show marketing remark (996 chars)

    Price improvement so here's YOUR chance, Life is short, buy the Lake House!! Welcome to this adorable, updated 1-bedroom, 1-bath retreat nestled just moments from the lake! With partial water views and a peaceful setting, this cozy gem is the perfect canvas for your weekend escape, fishing hideaway, or short-term rental investment. Step inside to find a open and bright inviting layout that’s easy to maintain and ready for your personal touch. Whether you're sipping coffee on the porch while enjoying glimpses of the lake or enjoying the large backyard. There's a storage shed that could be used in many different ways, backyard is fenced with wood deck on side. Home offers ample potential to customize, upgrade, or simply enjoy as-is—don’t miss the chance to turn this cutie into your dream cottage or a AB&B destination. Home is full of character and is ready for your personal touches to make it shine!! ** Agents -- See documents in MLS for special instructions **

16. 2026-03-06
    price $174,500 996-char remark

    Show marketing remark (996 chars)

    Price improvement so here's YOUR chance, Life is short, buy the Lake House!! Welcome to this adorable, updated 1-bedroom, 1-bath retreat nestled just moments from the lake! With partial water views and a peaceful setting, this cozy gem is the perfect canvas for your weekend escape, fishing hideaway, or short-term rental investment. Step inside to find a open and bright inviting layout that’s easy to maintain and ready for your personal touch. Whether you're sipping coffee on the porch while enjoying glimpses of the lake or enjoying the large backyard. There's a storage shed that could be used in many different ways, backyard is fenced with wood deck on side. Home offers ample potential to customize, upgrade, or simply enjoy as-is—don’t miss the chance to turn this cutie into your dream cottage or a AB&B destination. Home is full of character and is ready for your personal touches to make it shine!! ** Agents -- See documents in MLS for special instructions **

17. 2026-01-31
    price $179,000 996-char remark

    Show marketing remark (996 chars)

    Price improvement so here's YOUR chance, Life is short, buy the Lake House!! Welcome to this adorable, updated 1-bedroom, 1-bath retreat nestled just moments from the lake! With partial water views and a peaceful setting, this cozy gem is the perfect canvas for your weekend escape, fishing hideaway, or short-term rental investment. Step inside to find a open and bright inviting layout that’s easy to maintain and ready for your personal touch. Whether you're sipping coffee on the porch while enjoying glimpses of the lake or enjoying the large backyard. There's a storage shed that could be used in many different ways, backyard is fenced with wood deck on side. Home offers ample potential to customize, upgrade, or simply enjoy as-is—don’t miss the chance to turn this cutie into your dream cottage or a AB&B destination. Home is full of character and is ready for your personal touches to make it shine!! ** Agents -- See documents in MLS for special instructions **

18. 2026-01-08
    price $184,900 996-char remark

    Show marketing remark (996 chars)

    Price improvement so here's YOUR chance, Life is short, buy the Lake House!! Welcome to this adorable, updated 1-bedroom, 1-bath retreat nestled just moments from the lake! With partial water views and a peaceful setting, this cozy gem is the perfect canvas for your weekend escape, fishing hideaway, or short-term rental investment. Step inside to find a open and bright inviting layout that’s easy to maintain and ready for your personal touch. Whether you're sipping coffee on the porch while enjoying glimpses of the lake or enjoying the large backyard. There's a storage shed that could be used in many different ways, backyard is fenced with wood deck on side. Home offers ample potential to customize, upgrade, or simply enjoy as-is—don’t miss the chance to turn this cutie into your dream cottage or a AB&B destination. Home is full of character and is ready for your personal touches to make it shine!! ** Agents -- See documents in MLS for special instructions **

19. 2025-11-13
    price $199,500 996-char remark

    Show marketing remark (996 chars)

    Price improvement so here's YOUR chance, Life is short, buy the Lake House!! Welcome to this adorable, updated 1-bedroom, 1-bath retreat nestled just moments from the lake! With partial water views and a peaceful setting, this cozy gem is the perfect canvas for your weekend escape, fishing hideaway, or short-term rental investment. Step inside to find a open and bright inviting layout that’s easy to maintain and ready for your personal touch. Whether you're sipping coffee on the porch while enjoying glimpses of the lake or enjoying the large backyard. There's a storage shed that could be used in many different ways, backyard is fenced with wood deck on side. Home offers ample potential to customize, upgrade, or simply enjoy as-is—don’t miss the chance to turn this cutie into your dream cottage or a AB&B destination. Home is full of character and is ready for your personal touches to make it shine!! ** Agents -- See documents in MLS for special instructions **

20. 2025-10-16
    price $209,900 996-char remark

    Show marketing remark (996 chars)

    Price improvement so here's YOUR chance, Life is short, buy the Lake House!! Welcome to this adorable, updated 1-bedroom, 1-bath retreat nestled just moments from the lake! With partial water views and a peaceful setting, this cozy gem is the perfect canvas for your weekend escape, fishing hideaway, or short-term rental investment. Step inside to find a open and bright inviting layout that’s easy to maintain and ready for your personal touch. Whether you're sipping coffee on the porch while enjoying glimpses of the lake or enjoying the large backyard. There's a storage shed that could be used in many different ways, backyard is fenced with wood deck on side. Home offers ample potential to customize, upgrade, or simply enjoy as-is—don’t miss the chance to turn this cutie into your dream cottage or a AB&B destination. Home is full of character and is ready for your personal touches to make it shine!! ** Agents -- See documents in MLS for special instructions **

21. 2025-09-23
    status Active 996-char remark

    Show marketing remark (996 chars)

    Price improvement so here's YOUR chance, Life is short, buy the Lake House!! Welcome to this adorable, updated 1-bedroom, 1-bath retreat nestled just moments from the lake! With partial water views and a peaceful setting, this cozy gem is the perfect canvas for your weekend escape, fishing hideaway, or short-term rental investment. Step inside to find a open and bright inviting layout that’s easy to maintain and ready for your personal touch. Whether you're sipping coffee on the porch while enjoying glimpses of the lake or enjoying the large backyard. There's a storage shed that could be used in many different ways, backyard is fenced with wood deck on side. Home offers ample potential to customize, upgrade, or simply enjoy as-is—don’t miss the chance to turn this cutie into your dream cottage or a AB&B destination. Home is full of character and is ready for your personal touches to make it shine!! ** Agents -- See documents in MLS for special instructions **

22. 2025-09-06
    price $219,900 996-char remark

    Show marketing remark (996 chars)

    Price improvement so here's YOUR chance, Life is short, buy the Lake House!! Welcome to this adorable, updated 1-bedroom, 1-bath retreat nestled just moments from the lake! With partial water views and a peaceful setting, this cozy gem is the perfect canvas for your weekend escape, fishing hideaway, or short-term rental investment. Step inside to find a open and bright inviting layout that’s easy to maintain and ready for your personal touch. Whether you're sipping coffee on the porch while enjoying glimpses of the lake or enjoying the large backyard. There's a storage shed that could be used in many different ways, backyard is fenced with wood deck on side. Home offers ample potential to customize, upgrade, or simply enjoy as-is—don’t miss the chance to turn this cutie into your dream cottage or a AB&B destination. Home is full of character and is ready for your personal touches to make it shine!! ** Agents -- See documents in MLS for special instructions **

23. 2025-07-28
    listed $229,900 Active 996-char remark

    Show marketing remark (996 chars)

    Price improvement so here's YOUR chance, Life is short, buy the Lake House!! Welcome to this adorable, updated 1-bedroom, 1-bath retreat nestled just moments from the lake! With partial water views and a peaceful setting, this cozy gem is the perfect canvas for your weekend escape, fishing hideaway, or short-term rental investment. Step inside to find a open and bright inviting layout that’s easy to maintain and ready for your personal touch. Whether you're sipping coffee on the porch while enjoying glimpses of the lake or enjoying the large backyard. There's a storage shed that could be used in many different ways, backyard is fenced with wood deck on side. Home offers ample potential to customize, upgrade, or simply enjoy as-is—don’t miss the chance to turn this cutie into your dream cottage or a AB&B destination. Home is full of character and is ready for your personal touches to make it shine!! ** Agents -- See documents in MLS for special instructions **

24. 2021-06-30
    soldstatus
25. 2021-06-28
    soldstatus Sold 274-char remark

    Show marketing remark (274 chars)

    Perfect lakeview home for those who don't want a lot of wasted space! Workshop with electricity in back to enjoy a hobby or extra storage. This home is livable as-is or can be updated to your tastes. Cash or conventional only. Seller will do no repairs. No survey available.

26. 2021-05-10
    soldstatus
27. 2021-04-27
    status Pending 274-char remark

    Show marketing remark (274 chars)

    Perfect lakeview home for those who don't want a lot of wasted space! Workshop with electricity in back to enjoy a hobby or extra storage. This home is livable as-is or can be updated to your tastes. Cash or conventional only. Seller will do no repairs. No survey available.

28. 2021-04-20
    listed $129,000 Active 274-char remark

    Show marketing remark (274 chars)

    Perfect lakeview home for those who don't want a lot of wasted space! Workshop with electricity in back to enjoy a hobby or extra storage. This home is livable as-is or can be updated to your tastes. Cash or conventional only. Seller will do no repairs. No survey available.

29. 2021-04-07
    soldstatus

ⓘ 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: $1,464 · $122/mo
• Projected year-2 tax: $3,109 · $259/mo
• Expected delta: +$1,645/yr (+$137/mo · 112.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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: $20,126
• − Mortgage interest: −$9,517
• − Property taxes: −$1,464
• − Insurance: −$850
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$4,943
• Taxable income: $133
• Est. tax owed @ 24.0%: −$32
• After-tax cash flow: $2,862/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 — 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

• 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

+31.7% since first listed

15 events — show timeline

• 2026-04-09 Price Changed $169,900 NTREIS
• 2026-03-06 Price Changed $174,500 NTREIS
• 2026-01-31 Price Changed $179,000 NTREIS
• 2026-01-08 Price Changed $184,900 NTREIS
• 2025-11-13 Price Changed $199,500 NTREIS
• 2025-10-16 Price Changed $209,900 NTREIS
• 2025-09-23 Relisted — NTREIS
• 2025-09-06 Price Changed $219,900 NTREIS
• 2025-07-28 Listed $229,900 NTREIS
• 2021-06-30 Sold (Public Records) — Public Records
• 2021-06-28 Sold (MLS) — NTREIS
• 2021-05-10 Sold (Public Records) — Public Records
• 2021-04-27 Pending — NTREIS
• 2021-04-20 Listed $129,000 NTREIS
• 2021-04-07 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,464 · -7.6% YoY. Source: county tax records.