720 Autumnwood Way · Princeton, TX 75407

$180,000

2 bd · 1.0 ba · 1,039 sqft · SingleFamily public records · 54 Days on market

Built 2020 Good condition 5,358 sqft lot 2-car garage $173/sqft · 29% below area Est $253k · 29% under $58/mo HOA · 3% of rent

---

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 +15.0/15.0
• Cash flow +8.4/30.0
• Schools +5.3/10.0
• 1% rule +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• DSCR +2.3/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked into a quiet, welcoming neighborhood of Bridgewater in Princeton, this beautifully maintained home at 720 Autumnwood Way offers the perfect blend of comfort, style, and everyday functionality. From the moment you arrive, you’ll appreciate the inviting curb appeal with a charming front porch and well-kept exterior including brand new driveway that set the tone for what’s inside. Step through the front door into a light-filled interior featuring an open-concept layout designed for modern living. The spacious living area flows seamlessly into the kitchen and dining spaces, creating an ideal setting for both entertaining and daily life.

Key facts

• Ample counter space
• Charming front porch
• Walk-in closet

Tags

• CHARMING FRONT PORCH
• BRAND NEW DRIVEWAY
• OPEN-CONCEPT LAYOUT
• AMPLE COUNTER SPACE
• NEWLY INSTALLED DISHWASHER
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (3.2% below list).
• Recommended offer: $151k (15.9% 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: Mayfield El (609 students, 73% 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).
• Market conditions: Rents soft (-1.0%/yr); 1749 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 $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 54 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 12314% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• 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 $151,430 (15.9% 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. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.85%
• DSCR: 0.83
• GRM: 8.6

CMA / ARV

• ARV (median comp): $252,721
• List price: $180,000
• Delta: -28.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 Slocum Way	0.03mi	2/1.0	1,012 (-3%)	3mo	$179,000	$177	92
733 Slocum Way	0.08mi	2/1.0	1,012 (-3%)	8mo	$193,500	$191	85
318 Moray Dr	0.48mi	2/1.0	1,047 (+1%)	9mo	$210,000	$201	69
5509 Timber Point Dr	0.67mi	2/1.0	1,039 (0%)	6mo	$199,000	$192	64
207 Lemongrass	0.68mi	2/1.0	1,039 (0%)	10mo	$187,900	$181	60
115 Lemongrass Dr	0.73mi	2/1.0	1,039 (0%)	14mo	$215,000	$207	54
5008 Waterway Dr	0.49mi	3/1.0 (+1)	928 (-11%)	24mo	$316,000	$341	34

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: -27.0%
• Equity multiple: 0.12×
• Total profit: $-44,367
• Equity at exit: $26,839

10-year hold

• IRR: -46.2%
• Equity multiple: -0.40×
• Total profit: $-70,787
• Equity at exit: $15,563

Cash invested: $50,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 9 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $235,450 ($189/sqft)
• Median days on market: 57 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +28.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75407

• Home prices YoY: -30.3%
• Rents YoY: -1.0%
• Active inventory: 1749
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,742 high
• Mortgage (P&I): −$944
• Tax from tax record: −$461 /mo · $5,533/yr
• Insurance: −$75
• HOA: −$58
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-162

Break-even live

Break-even rent $1,947

Max offer price $151,430

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-111	+0% $-162	+5% $-213	+10% $-264
Rent	-10% $-299	-5% $-231	+0% $-162	+5% $-93	+10% $-24
Rate	-1.0pp $-71	-0.5pp $-116	base $-162	+0.5pp $-208	+1.0pp $-256

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: $45,000
• Closing costs: $5,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
702 Slocum Way Princeton, TX	2.0	1.0	1012	$1,600	$1.58	43d	1	0.06mi
5213 Longshadow Dr Princeton, TX	3.0	2.0	1260	$1,760	$1.40	4d	1	0.09mi
718 Trestle Dr Princeton, TX	2.0	1.0	1012	$1,700	$1.68	48d	1	0.13mi
5322 Longshadow Dr Princeton, TX	3.0	2.0	1407	$1,699	$1.21	8d	1	0.16mi
5322 Longshadow Dr Princeton, TX	3.0	2.0	1407	$1,699	$1.21	51d	1	0.16mi
5334 Longshadow Dr Princeton, TX	3.0	2.0	1406	$1,434	$1.02	1d	1	0.18mi
5318 Curwood Dr Princeton, TX	3.0	2.0	1440	$1,650	$1.15	93d	1	0.20mi
5324 Vinebrook Way Princeton, TX	3.0	2.0	1262	$1,695	$1.34	93d	1	0.20mi
5405 Longshadow Dr Princeton, TX	3.0	2.0	1411	$1,200	$0.85	19d	1	0.23mi
510 Olmstead Dr Princeton, TX	3.0	2.0	1260	$1,795	$1.42	3d	1	0.27mi
617 Dashwood Dr Princeton, TX	3.0	2.0	1440	$1,619	$1.12	52d	1	0.35mi
727 Cochran Dr Princeton, TX	3.0	2.0	1243	$1,650	$1.33	17d	1	0.37mi
727 Cochran Dr Princeton, TX	3.0	2.0	1243	$1,650	$1.33	4d	1	0.37mi
525 Dashwood Dr Princeton, TX	3.0	2.0	1243	$1,600	$1.29	28d	1	0.38mi
5105 Greywing Dr Princeton, TX	3.0	2.0	1438	$1,795	$1.25	43d	1	0.38mi
320 Dewberry St Princeton, TX	3.0	2.0	1481	$1,695	$1.14	48d	1	0.56mi
320 Dewberry St Princeton, TX	3.0	2.0	1481	$1,745	$1.18	62d	1	0.56mi
427 Ashbrook Way Princeton, TX	3.0	2.0	1482	$1,800	$1.21	53d	1	0.59mi
330 Ashbrook Way Princeton, TX	3.0	2.0	1479	$1,699	$1.15	48d	1	0.60mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,849	$1.25	73d	1	0.61mi
403 Ashbrook Way Princeton, TX	3.0	2.0	1485	$1,649	$1.11	38d	1	0.61mi
303 Ashbrook Way Princeton, TX	3.0	2.0	1484	$1,849	$1.25	2d	1	0.65mi
303 Ashbrook Way Princeton, TX	3.0	2.0	1479	$1,849	$1.25	1d	1	0.65mi
136 Honeysuckle St Princeton, TX	3.0	2.0	1267	$1,700	$1.34	93d	1	0.67mi
5808 Cherry Hollow Way Princeton, TX	3.0	2.0	1260	$1,749	$1.39	66d	1	0.69mi
318 Mahogany Ln Princeton, TX	3.0	2.0	1479	$1,800	$1.22	73d	1	0.70mi
108 Wyndemere Ln Princeton, TX	3.0	2.0	1438	$2,100	$1.46	93d	1	0.70mi
5620 Timber Point Dr Princeton, TX	3.0	2.0	1436	$1,750	$1.22	32d	1	0.73mi
5504 Rockrose Ln Princeton, TX	3.0	2.0	1479	$1,999	$1.35	53d	1	0.74mi
5840 Cherry Hollow Way Princeton, TX	3.0	2.0	1479	$2,000	$1.35	12d	1	0.75mi
119 Cypress Ln Princeton, TX	3.0	2.0	1260	$1,750	$1.39	93d	1	0.77mi
5836 Crystal Water Way Princeton, TX	3.0	2.0	1481	$1,799	$1.21	42d	1	0.79mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	66d	1	0.79mi
5847 Rock Maple Dr Princeton, TX	3.0	2.0	1481	$1,785	$1.21	56d	1	0.79mi
5644 Rockrose Ln Princeton, TX	3.0	2.0	1262	$1,800	$1.43	93d	1	0.83mi
5708 Rockrose Ln Princeton, TX	3.0	2.0	1440	$1,925	$1.34	93d	1	0.86mi
228 Rubylace Dr Princeton, TX	3.0	2.0	1436	$1,700	$1.18	93d	1	0.87mi
5836 Timber Point Dr Princeton, TX	3.0	2.0	1440	$1,875	$1.30	68d	1	0.88mi
5724 Rockrose Ln Princeton, TX	3.0	2.0	1266	$2,050	$1.62	73d	1	0.88mi
5733 Rockrose Ln Princeton, TX	3.0	2.0	1266	$1,720	$1.36	93d	1	0.92mi

Property features AI

Finance

• Other: Community amenities include clubhouse, community pool, pool, fitness center, park, playground, fishing, greenbelt, jogging/bike path, and sidewalks
• Financial info: Association fee collected annually
• HOA & community: Mandatory HOAAnnual association feeHOA provides full use of facilities, grounds maintenance, and management servicesHOA management: Insight Association Management AAMC

Exterior

• Parking: Attached 2-car garageCovered parking for 2 vehiclesDriveway
• Utilities: MUD waterMUD sewerMunicipal Utility District service
• Home design: Single family residenceAttached propertyOne storyComposition roofSlab foundationBuilt in 2020
• Construction: Composition roofSlab foundationBuilt in 2020
• Exterior features: Front covered porchCovered patioWood privacy fencing in back yard

Interior

• Kitchen: Built-in cabinetsGranite countertopsPantryWater line to refrigeratorDishwasherDisposalElectric rangeMicrowaveRefrigerator
• Bedrooms: 2 bedrooms (both on the main level)Primary bedroom includes walk-in closet
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central airElectric heatingElectric cooling
• Interior features: Open floorplanPantryHigh-speed internet availableWindow coveringsOne living areaOne dining areaTotal of 6 roomsLevels: One
• Laundry & utility: Full-size washer/dryer areaWasher hookupWasher and dryer includedUtility closet in laundry

HOA detail $58/mo · $696/yr

• Likely covers: water

Listing history 20 events

1. 2026-06-24
   days on market $180,000 Active 54 DOM
2. 2026-06-22
   days on market $180,000 Active 52 DOM
3. 2026-06-21
   days on market $180,000 Active 51 DOM
4. 2026-06-18
   days on market $180,000 Active 48 DOM
5. 2026-06-17
   days on market $180,000 Active 47 DOM
6. 2026-06-16
   days on market $180,000 Active 46 DOM
7. 2026-06-15
   days on market $180,000 Active 45 DOM
8. 2026-06-13
   days on market $180,000 Active 43 DOM
9. 2026-06-13
   pricedays on market $180,000 Active 42 DOM
10. 2026-06-09
    days on market $189,900 Active 39 DOM
11. 2026-06-08
    days on market $189,900 Active 38 DOM
12. 2026-06-07
    days on market $189,900 Active 37 DOM
13. 2026-06-04
    days on market $189,900 Active 34 DOM
14. 2026-06-03
    days on market $189,900 Active 33 DOM
15. 2026-06-02
    days on market $189,900 Active 32 DOM
16. 2026-06-02
    price $189,900 Active 31 DOM
17. 2026-06-01
    days on market $195,000 Active 31 DOM
18. 2026-05-31
    days on market $195,000 Active 30 DOM
19. 2026-05-12
    price $195,000 1671-char remark
20. 2026-05-01
    listed $200,000 Active 1671-char remark

ⓘ 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: $5,533 · $461/mo
• Projected year-2 tax: $5,533 · $461/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 2/10 Low
• 🌡 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: $20,906
• − Mortgage interest: −$10,083
• − Property taxes: −$5,533
• − Insurance: −$900
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − HOA: −$696
• − Depreciation: −$5,236
• Taxable loss: −$4,887
• Est. tax savings @ 24.0%: +$1,173
• After-tax cash flow: $-768/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 75/100 Cosmetic rehab Est. rehab $5,195–$15,585 screening

This single-family home in Wylie, TX, is in good condition with a well-maintained exterior and interior. It offers a good return on investment with minor updates that can significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen backsplash — A backsplash can add visual interest and functionality to the kitchen. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Mayfield El High Princeton H S C- TX #437/1,632 Nat'l #4,893/17,239

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

C Composite livability gradescore 62/100

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 · 1,210,074 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: 11% of renters

---

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

Property features AI

Finance

• Other: Community amenities include clubhouse, community pool, pool, fitness center, park, playground, fishing, greenbelt, jogging/bike path, and sidewalks
• Financial info: Association fee collected annually
• HOA & community: Mandatory HOAAnnual association feeHOA provides full use of facilities, grounds maintenance, and management servicesHOA management: Insight Association Management AAMC

Exterior

• Parking: Attached 2-car garageCovered parking for 2 vehiclesDriveway
• Utilities: MUD waterMUD sewerMunicipal Utility District service
• Home design: Single family residenceAttached propertyOne storyComposition roofSlab foundationBuilt in 2020
• Construction: Composition roofSlab foundationBuilt in 2020
• Exterior features: Front covered porchCovered patioWood privacy fencing in back yard

Interior

• Kitchen: Built-in cabinetsGranite countertopsPantryWater line to refrigeratorDishwasherDisposalElectric rangeMicrowaveRefrigerator
• Bedrooms: 2 bedrooms (both on the main level)Primary bedroom includes walk-in closet
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central airElectric heatingElectric cooling
• Interior features: Open floorplanPantryHigh-speed internet availableWindow coveringsOne living areaOne dining areaTotal of 6 roomsLevels: One
• Laundry & utility: Full-size washer/dryer areaWasher hookupWasher and dryer includedUtility closet in laundry

Price history

-99.3% since first listed

5 events — show timeline

• 2026-06-16 Listed for Rent $1,450 NTREIS
• 2026-06-11 Price Changed $180,000 NTREIS
• 2026-06-01 Price Changed $189,900 NTREIS
• 2026-05-12 Price Changed $195,000 NTREIS
• 2026-05-01 Listed $200,000 NTREIS

Property tax history

+55.8%/yr

Latest (2025): $5,533 · -2.6% YoY. Source: county tax records.