524 Green Grass Dr · Princeton, TX 75071

$270,990

3 bd · 2.0 ba · 1,335 sqft · SingleFamily · 8 Days on market

Built 2025 Good condition 4,600 sqft lot $203/sqft · at area comps Est $280k · at est. $68/mo HOA · 3% 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).

• Cash flow +11.0/30.0
• ARV discount +8.9/15.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.5/10.0
• DSCR +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 21271114 - Built by Trophy Signature Homes - Ready Now! ~ The birch tree represents new beginnings and what better place to start anew than with a floor plan bearing the same name? Invite new neighbors over for a housewarming party featuring stuffed mushrooms. The secret ingredient is the gourmet kitchen you used to make them in. There’s plenty of room to entertain in the airy great room, but with the patio door open, guests can enjoy fresh air. When conversation turns to work, take them to see the bedroom you converted into a home office. The spacious closet is perfect for storing supplies. After the party, snuggle with your spouse in the lovely primary suite. You made some grea

Key facts

• Primary suite
• Gourmet kitchen
• Airy great room

Tags

• GOURMET KITCHEN
• AIRY GREAT ROOM
• HOME OFFICE
• SPACIOUS CLOSET
• PRIMARY SUITE

Property features AI

Finance

• Other: Community amenities include clubhouse, community pool, fitness center, greenbelt, jogging/bike path, park, and playground
• Financial info: No second mortgage indicated; Loan type: Treat as clear
• HOA & community: Mandatory HOA (Eastridge); HOA fee billed annually; HOA covers grounds maintenance and management fees; HOA management: Neighborhood Management, Inc

Exterior

• Parking: 2 covered parking spaces; 2-car garage with single double-width door; Garage faces front; Garage door opener; Garage approximately 20' x 20'
• Security: Prewired security; Smoke detectors; Carbon monoxide detectors
• Utilities: City water; City sewer; Curbs and sidewalks; Community mailbox
• Home design: Single family residence; One story; Not attached to another property; Located in the Eastridge planned development
• Construction: New construction completed in 2025; Brick, rock/stone and siding exterior; Composition roof; Slab foundation
• Exterior features: Private yard; Gutters; Exterior lighting; Back yard wood fencing; Lot dimensions approximately 40 x 115; Less than 0.5 acre lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: Primary bedroom on level 1; Two additional bedrooms on level 1 (all bedrooms on same level)
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Open floorplan; Pantry; Walk-in closets; Cable TV available; High-speed internet available; 1 living area; 1 dining area; Room count: 6; Smart home features
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $271k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (14.7% below list).
• Recommended offer: $231k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.5% in Princeton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Mckinney ISD (suburban): math 54% / reading 58% proficiency, ranked #72 of 826 in TX (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Webb El (math 32% / reading 37%, grade F, #1,995 of 4,322 statewide, top 50%, 355 students, 68% FRL) — zoned schools average 68% FRL vs 28% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 56% district-wide (-22 pts) — the specific schools serving this property underperform the Mckinney ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.1%/yr); 2167 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $8k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,154 (14.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.85% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.81%
• DSCR: 0.92
• GRM: 9.8

CMA / ARV

• ARV (median comp): $279,518
• List price: $270,990
• Delta: -3.05%
• 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
520 Towerglen Dr	0.06mi	3/2.0	1,335 (0%)	1mo	$269,990	$202	96
603 Green Grass Dr	0.03mi	3/2.0	1,504 (+13%)	2mo	$279,990	$186	76
516 Towerglen Dr	0.06mi	3/2.0	1,504 (+13%)	1mo	$277,490	$185	76
519 Towerglen Dr	0.09mi	3/2.0	1,504 (+13%)	1mo	$274,990	$183	74
506 Towerglen Dr	0.07mi	3/2.0	1,503 (+13%)	2mo	$279,990	$186	74
715 Dotty Dr	0.47mi	3/2.0	1,318 (-1%)	2mo	$276,097	$209	74
513 Towerglen Dr	0.09mi	3/2.0	1,504 (+13%)	1mo	$274,990	$183	74
707 Dotty Dr	0.46mi	3/2.0	1,318 (-1%)	3mo	$277,257	$210	74
1130 Old Stead Dr	0.65mi	3/2.0	1,318 (-1%)	0mo	$285,397	$217	68
6004 Belchamp Dr	0.67mi	3/2.0	1,318 (-1%)	1mo	$281,257	$213	66
1213 Bridgewalk Dr	0.67mi	3/2.0	1,318 (-1%)	2mo	$280,357	$213	65
810 Leavenworth Dr	0.45mi	3/2.0	1,533 (+15%)	3mo	$273,860	$179	52

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: -22.8%
• Equity multiple: 0.24×
• Total profit: $-57,911
• Equity at exit: $40,405

10-year hold

• IRR: -28.2%
• Equity multiple: -0.13×
• Total profit: $-85,697
• Equity at exit: $23,430

Cash invested: $75,877 (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 75071

• Home prices YoY: -19.1%
• Rents YoY: -2.1%
• Active inventory: 2167
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,312 high
• Mortgage (P&I): −$1,421
• Tax est. 1.5%: −$339 /mo · $4,065/yr
• Insurance: −$113
• HOA: −$68
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-115

Break-even live

Break-even rent $2,457

Max offer price $254,402

Occupancy floor 100%

Sensitivity live

Price	-10% $73	-5% $-21	+0% $-115	+5% $-208	+10% $-302
Rent	-10% $-297	-5% $-206	+0% $-115	+5% $-23	+10% $68
Rate	-1.0pp $22	-0.5pp $-46	base $-115	+0.5pp $-185	+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: $67,748
• Closing costs: $8,130
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 Clover Creek Dr McKinney, TX	3.0	2.0	1551	$2,300	$1.48	13d	1	0.00mi
610 Clover Creek Dr Unit 610 McKinney, TX	3.0	2.0	1533	$2,250	$1.47	45d	1	0.03mi
600 Clover Creek Dr McKinney, TX	3.0	2.0	1533	$2,500	$1.63	0d	1	0.04mi
514 Green Grass Dr McKinney, TX	3.0	2.0	1504	$2,300	$1.53	5d	1	0.05mi
519 Green Grass Dr McKinney, TX	3.0	2.0	1450	$2,250	$1.55	0d	1	0.06mi
506 Towerglen Dr McKinney, TX	3.0	2.0	1503	$2,100	$1.40	45d	1	0.09mi
704 Summerberry Dr McKinney, TX	4.0	2.0	1818	$2,700	$1.49	0d	1	0.19mi
1004 Knox River Dr McKinney, TX	3.0	2.0	1609	$1,999	$1.24	14d	1	0.41mi
1004 Knox River Dr McKinney, TX	3.0	2.0	1609	$1,999	$1.24	9d	1	0.41mi
808 Leavenworth Dr McKinney, TX	4.0	2.0	1605	$3,300	$2.06	18d	1	0.43mi
421 Bertney Dr McKinney, TX	3.0	2.0	1500	$2,200	$1.47	45d	1	0.43mi
715 Dotty Dr McKinney, TX	3.0	2.0	1318	$2,200	$1.67	26d	1	0.44mi
114 Mountain Meadow Ln McKinney, TX	3.0	2.0	1475	$2,300	$1.56	45d	1	0.52mi
108 Mountain Meadow Ln McKinney, TX	3.0	2.0	1566	$2,200	$1.40	45d	1	0.54mi
4330 FM 75 Princeton, TX	4.0	2.0	1832	$2,200	$1.20	12d	1	0.55mi
4908 Pebblewood Dr McKinney, TX	4.0	2.0	1818	$2,595	$1.43	4d	1	0.62mi
1209 Bridgewalk Dr McKinney, TX	3.0	2.0	1551	$2,299	$1.48	7d	1	0.64mi
1209 Bridgewalk Dr McKinney, TX	3.0	2.0	1551	$2,350	$1.52	26d	1	0.64mi
1211 Bridgewalk Dr McKinney, TX	4.0	2.0	1605	$2,500	$1.56	26d	1	0.64mi
206 Goosewood Dr McKinney, TX	3.0	2.0	1566	$2,300	$1.47	20d	1	0.72mi
3906 Walmer WAY McKinney, TX	3.0	2.0	1318	$1,950	$1.48	45d	1	1.15mi
519 Ridgedale DR McKinney, TX	3.0	2.0	1318	$2,098	$1.59	45d	1	1.20mi
106 Travine Dr McKinney, TX	3.0	2.0	1600	$2,100	$1.31	45d	1	1.22mi
205 Travine Dr McKinney, TX	3.0	2.0	1566	$2,300	$1.47	45d	1	1.23mi
206 Berkshire Dr McKinney, TX	3.0	2.0	1334	$1,999	$1.50	45d	1	1.25mi
4005 High Valley Dr McKinney, TX	3.0	2.0	1600	$2,100	$1.31	45d	1	1.28mi
517 River Ridge Dr McKinney, TX	4.0	2.0	1791	$2,400	$1.34	45d	1	1.39mi
501 Green Gables Dr McKinney, TX	3.0	2.0	1551	$2,200	$1.42	9d	1	1.45mi
405 Green Gables Dr McKinney, TX	3.0	2.0	1548	$2,200	$1.42	45d	1	1.46mi
503 Dorothy Dr McKinney, TX	3.0	2.0	1498	$2,200	$1.47	24d	1	1.50mi
501 Dorothy Dr McKinney, TX	3.0	2.0	1270	$2,000	$1.57	4d	1	1.50mi

HOA detail

• Monthly dues: $68 · $816/yr

Listing history 2 events

1. 2026-05-14
   listed $270,990 Active 719-char remark
2. 2026-05-14
   listed $270,990 Active 650-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 6 d/yr ≥110°F today · 19 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: $27,738
• − Mortgage interest: −$15,180
• − Property taxes: −$4,065
• − Insurance: −$1,355
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − HOA: −$816
• − Depreciation: −$7,883
• Taxable loss: −$5,998
• Est. tax savings @ 24.0%: +$1,440
• After-tax cash flow: $64/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 · 22 photos

Good 80/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It's ready for immediate occupancy and can be further enhanced with minor updates to boost its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and can attract more buyers
• Both Add a small outdoor seating area — Can be used for entertaining and adds value
• Both Install smart home features — Can increase home's marketability and appeal to tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and can attract more buyers ↑
• Both Add a small outdoor seating area — Can be used for entertaining and adds value ↑
• Both Install smart home features — Can increase home's marketability and appeal to tech-savvy buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mckinney ISD
• NCES district ID: 4829850
• Math proficiency: 54% ▼ -9.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $78,283
• Composite: 50.46/100
• National rank: #1862
• State rank: #72 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): 72,964
• Household income: $132,447
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 1682.0

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 0.64)
• Race & ethnicity: White 55% Hispanic / Latino 17% Black 13% Two or more races 12% Asian 10%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 2% Slovak 2% Portuguese 1%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 76% English-only · Spanish 11% Other Indo-European 4% Other Asian/Pacific 2%

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: ▼ -59.92%
• Current HPI: 254.4946
• Rent YoY: ▼ -2.15%
• 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

2 events — show timeline

• 2026-05-22 Pending — NTREIS
• 2026-05-14 Listed $270,990 NTREIS