3077 Pecan Ct · Princeton, TX 75407

$248,000

4 bd · 2.0 ba · 2,432 sqft · Land public records · 68 Days on market

Built 2005 1.01 ac lot $102/sqft · 12% below area Est $281k · 12% 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 +17.6/30.0
• ARV discount +12.8/15.0
• DSCR +5.5/10.0
• 1% rule +4.9/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LISTED UNDER Collin County Appraised Value and on a FULL ACRE directly adjacent to the NEW early childhood, elementary and middle schools! This 2,400 sq. ft. home offers room to live, grow, and thrive. With four generously sized bedrooms—each featuring a ceiling fan and walk-in closet—you’ll never run short on storage space. Set on a full acre, the property is a dream for anyone seeking more freedom and possibilities. The view off of the oversized and covered back porch is beautiful! Whether you’ve envisioned raising chickens or goats, planting a garden to grow your own food, or simply enjoying wide-open space, this home provides the perfect setting. With 2 bathrooms, an expansive floor plan, and endless potential both inside and out, this property is ready for you to make it your own. The house has 2 large living rooms - one with a corner fireplace, a dedicated dining room and an oversized kitchen with tons of cabinets Plus a separate laundry room! Don’t miss this opportunity to embrace country-style living with the convenience of modern space and comfort. The home has working central heat and air, but ALSO has window units for individualized cooling capacity. No HOA, decorative lighting, and durable LVP flooring all elevate the style and finish out of the home. The primary bedroom features an en suite bathroom complete with separate tub and shower, dual vanities, a privacy door for the lavatory and a linen closet in addition to the large walk in closet. There is a welcoming wide front entry and a very large, covered back patio - perfect for entertaining and looking out over your new private oasis with endless opportunities!

Key facts

• 1.01 acre lot
• Built 2005
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $248k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/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 $246k (0.7% below list).
• Recommended offer: $233k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: 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); 1415 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• It's been on market 68 days — a 6% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 15y 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; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,120 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 0.99% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 8.4

CMA / ARV

• ARV (median comp): $281,152
• List price: $248,000
• Delta: -11.79%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.5%
• Equity multiple: 0.50×
• Total profit: $-35,012
• Equity at exit: $36,978

10-year hold

• IRR: -11.9%
• Equity multiple: 0.39×
• Total profit: $-42,254
• Equity at exit: $21,443

Cash invested: $69,440 (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: 1415
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,463 high
• Mortgage (P&I): −$1,301
• Tax from tax record: −$348 /mo · $4,176/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $194

Break-even live

Break-even rent $2,218

Max offer price $248,000

Occupancy floor 87%

Sensitivity live

Price	-10% $334	-5% $264	+0% $194	+5% $123	+10% $53
Rent	-10% $-1	-5% $96	+0% $194	+5% $291	+10% $388
Rate	-1.0pp $319	-0.5pp $257	base $194	+0.5pp $129	+1.0pp $64

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: $62,000
• Closing costs: $7,440
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2230 Currents Rd Princeton, TX	3.0	2.0	1836	$2,099	$1.14	46d	1	0.83mi
2203 Heatwave Ln Princeton, TX	4.0	3.0	2131	$2,080	$0.98	24d	1	0.89mi
907 Pink Skies Dr Princeton, TX	4.0	3.0	2740	$2,599	$0.95	26d	1	0.89mi
800 Airbender Dr Princeton, TX	5.0	3.0	3121	$2,999	$0.96	15d	1	0.98mi
1117 Sunward Rd Princeton, TX	5.0	4.0	2987	$2,800	$0.94	46d	1	1.01mi
120 Spurgeon St Princeton, TX	3.0	2.0	1608	$1,599	$0.99	17d	1	1.05mi
216 Nathan Dr Princeton, TX	4.0	3.0	2607	$3,250	$1.25	5d	1	1.06mi
1819 Michael Dr Princeton, TX	4.0	3.0	2409	$2,450	$1.02	1d	1	1.09mi
3917 Oakcrest Ln Princeton, TX	4.0	2.5	2300	$2,500	$1.09	23d	1	1.14mi
1209 Hopes Lake Dr Princeton, TX	3.0	2.0	1931	$1,975	$1.02	1d	1	1.21mi
1209 Hopes Lake Dr Princeton, TX	3.0	2.0	1931	$1,975	$1.02	6d	1	1.21mi
115 Sophie Dr Princeton, TX	4.0	3.0	2813	$2,650	$0.94	46d	1	1.21mi
4013 Pinebluff Ln Princeton, TX	4.0	2.0	2184	$2,075	$0.95	26d	1	1.22mi
341 Wild Rose Way Princeton, TX	4.0	3.0	2090	$2,150	$1.03	46d	1	1.24mi
1307 Rusted Rail Dr Princeton, TX	4.0	2.5	2471	$2,200	$0.89	46d	1	1.27mi
1316 Rusted Rail Dr Princeton, TX	3.0	2.5	1931	$2,100	$1.09	46d	1	1.27mi
413 Wild Rose Way Princeton, TX	4.0	3.0	2540	$2,400	$0.94	21d	1	1.28mi
4115 Mountain Dr Princeton, TX	4.0	2.0	1796	$2,200	$1.22	21d	1	1.30mi
841 Wild Rose Way Princeton, TX	4.0	3.0	2090	$2,550	$1.22	1d	1	1.37mi
845 Wild Rose Way Unit NA Princeton, TX	4.0	2.0	1797	$2,000	$1.11	15d	1	1.37mi
849 Wild Rose Way Princeton, TX	4.0	2.0	1836	$2,250	$1.23	1d	1	1.37mi
603 Calm Springs Dr Princeton, TX	4.0	2.0	2039	$2,250	$1.10	14d	1	1.43mi
1526 Forever Way Princeton, TX	4.0	2.0	2618	$2,395	$0.91	7d	1	1.45mi
1526 Forever Way Princeton, TX	4.0	2.0	2618	$2,495	$0.95	46d	1	1.45mi
1526 Forever Way Princeton, TX	4.0	2.0	2618	$2,345	$0.90	24d	1	1.45mi
503 Willow View Way Princeton, TX	4.0	2.0	2014	$2,149	$1.07	9d	1	1.48mi
627 Willow View Way Princeton, TX	4.0	2.0	1664	$2,000	$1.20	46d	1	1.49mi
1501 Hidden Bluff Xing Princeton, TX	4.0	2.0	1794	$2,200	$1.23	15d	1	1.50mi

Listing history 46 events

1. 2026-06-22
   days on market $248,000 Active 68 DOM
2. 2026-06-21
   days on market $248,000 Active 67 DOM
3. 2026-06-18
   days on market $248,000 Active 64 DOM
4. 2026-06-17
   days on market $248,000 Active 63 DOM
5. 2026-06-16
   days on market $248,000 Active 62 DOM
6. 2026-06-15
   days on market $248,000 Active 61 DOM
7. 2026-06-13
   days on market $248,000 Active 59 DOM
8. 2026-06-13
   days on market $248,000 Active 58 DOM
9. 2026-06-09
   days on market $248,000 Active 55 DOM
10. 2026-06-08
    days on market $248,000 Active 54 DOM
11. 2026-06-07
    pricedays on market $248,000 Active 53 DOM
12. 2026-06-04
    days on market $249,900 Active 50 DOM
13. 2026-06-03
    days on market $249,900 Active 49 DOM
14. 2026-06-02
    days on market $249,900 Active 48 DOM
15. 2026-06-01
    days on market $249,900 Active 47 DOM
16. 2026-05-31
    days on market $249,900 Active 46 DOM
17. 2026-04-15
    listed $249,900 Active 1684-char remark

    Show marketing remark (1684 chars)

    LISTED UNDER Collin County Appraised Value and on a FULL ACRE directly adjacent to the NEW early childhood, elementary and middle schools! This 2,400 sq. ft. home offers room to live, grow, and thrive. With four generously sized bedrooms—each featuring a ceiling fan and walk-in closet—you’ll never run short on storage space. Set on a full acre, the property is a dream for anyone seeking more freedom and possibilities. The view off of the oversized and covered back porch is beautiful! Whether you’ve envisioned raising chickens or goats, planting a garden to grow your own food, or simply enjoying wide-open space, this home provides the perfect setting. With 2 bathrooms, an expansive floor plan, and endless potential both inside and out, this property is ready for you to make it your own. The house has 2 large living rooms - one with a corner fireplace, a dedicated dining room and an oversized kitchen with tons of cabinets Plus a separate laundry room! Don’t miss this opportunity to embrace country-style living with the convenience of modern space and comfort. The home has working central heat and air, but ALSO has window units for individualized cooling capacity. No HOA, decorative lighting, and durable LVP flooring all elevate the style and finish out of the home. The primary bedroom features an en suite bathroom complete with separate tub and shower, dual vanities, a privacy door for the lavatory and a linen closet in addition to the large walk in closet. There is a welcoming wide front entry and a very large, covered back patio - perfect for entertaining and looking out over your new private oasis with endless opportunities!

18. 2026-03-03
    historical
19. 2026-01-20
    status Active
20. 2026-01-12
    historical Active Option Contract
21. 2025-12-08
    price $250,000
22. 2025-11-17
    price $269,900
23. 2025-10-20
    listed $289,900 Active
24. 2025-09-15
    historical
25. 2025-08-28
    price $279,900
26. 2025-07-11
    price $285,000
27. 2025-06-24
    price $289,000
28. 2025-06-16
    status Active
29. 2025-05-28
    status Pending
30. 2025-05-10
    historical Active Option Contract
31. 2025-04-22
    listed $289,900 Active
32. 2024-06-15
    historical $1,950
33. 2024-04-18
    price $1,950
34. 2024-03-07
    listed $2,100
35. 2024-02-29
    historical $2,100
36. 2024-02-03
    price $2,100
37. 2023-12-29
    price $2,200
38. 2023-12-05
    listed $2,490
39. 2012-09-07
    soldstatus Closed
40. 2012-09-07
    soldstatus
41. 2012-08-22
    status Pending
42. 2012-08-07
    listed $74,000 Active
43. 2011-05-23
    soldstatus
44. 2011-05-20
    soldstatus Closed
45. 2011-04-23
    status Pending
46. 2011-04-08
    listed $42,000 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: $4,176 · $348/mo
• Projected year-2 tax: $4,538 · $378/mo
• Expected delta: +$362/yr (+$30/mo · 8.7%)

ⓘ 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 · 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: $29,552
• − Mortgage interest: −$13,892
• − Property taxes: −$4,176
• − Insurance: −$1,240
• − Repairs & maintenance: −$2,364
• − Management: −$2,364
• − Depreciation: −$7,215
• Taxable loss: −$1,699
• Est. tax savings @ 24.0%: +$408
• After-tax cash flow: $2,731/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: 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

+495.0% since first listed

30 events — show timeline

• 2026-04-15 Listed $249,900 NTREIS
• 2026-03-03 Listing Removed — NTREIS
• 2026-01-20 Relisted — NTREIS
• 2026-01-12 Contingent — NTREIS
• 2025-12-08 Price Changed $250,000 NTREIS
• 2025-11-17 Price Changed $269,900 NTREIS
• 2025-10-20 Listed $289,900 NTREIS
• 2025-09-15 Listing Removed — NTREIS
• 2025-08-28 Price Changed $279,900 NTREIS
• 2025-07-11 Price Changed $285,000 NTREIS
• 2025-06-24 Price Changed $289,000 NTREIS
• 2025-06-16 Relisted — NTREIS
• 2025-05-28 Pending — NTREIS
• 2025-05-10 Contingent — NTREIS
• 2025-04-22 Listed $289,900 NTREIS
• 2024-06-15 Rental Removed $1,950 NTREIS
• 2024-04-18 Price Changed $1,950 NTREIS
• 2024-03-07 Listed for Rent $2,100 NTREIS
• 2024-02-29 Rental Removed $2,100 NTREIS
• 2024-02-03 Price Changed $2,100 NTREIS
• 2023-12-29 Price Changed $2,200 NTREIS
• 2023-12-05 Listed for Rent $2,490 NTREIS
• 2012-09-07 Sold (Public Records) — Public Records
• 2012-09-07 Sold (MLS) — NTREIS
• 2012-08-22 Pending — NTREIS
• 2012-08-07 Listed $74,000 NTREIS
• 2011-05-23 Sold (Public Records) — Public Records
• 2011-05-20 Sold (MLS) — NTREIS
• 2011-04-23 Pending — NTREIS
• 2011-04-08 Listed $42,000 NTREIS

Property tax history

+14.8%/yr

Latest (2025): $4,176 · +15.7% YoY. Source: county tax records.