Frio Plan · Princeton, TX 75407

$284,990

4 bd · 2.5 ba · 1,824 sqft · SingleFamily · 126 Days on market

Good condition ↓ 3% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.1/30.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.2/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The smartly planned Frio home design combines comfort with versatility for today's busy families. Its central great room adjoining an expansive gourmet kitchen encourage connecting with friends and family. The upstairs private owner's suite and secondary bedrooms give parents and children separate space away from it all.

Key facts

• Gourmet kitchen
• Secondary bedrooms
• Great room

Tags

• GREAT ROOM
• GOURMET KITCHEN
• PRIVATE OWNER'S SUITE
• SECONDARY BEDROOMS

🏗️ New construction. The $284,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $332,932.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $285k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-470 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (18.7% below list).
• Recommended offer: $232k (18.7% below list) — sets the bar for 1% rule.

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); 1410 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $10k 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 126 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $231,737 (18.7% 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. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.05%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $332,932
• List price: $284,990
• Delta: -14.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2502 Carlow Ln	0.29mi	4/2.5	1,893 (+4%)	0mo	$294,990	$156	80
2535 Midfield Way	0.38mi	4/2.0	1,725 (-5%)	2mo	$259,990	$151	70
1222 Bray Dr	0.37mi	3/2.0 (-1)	1,734 (-5%)	0mo	$305,370	$176	68
906 Honey Maple St	0.25mi	3/2.0 (-1)	1,652 (-9%)	1mo	$265,000	$160	65
2531 Midfield Way	0.37mi	4/2.0	1,600 (-12%)	1mo	$257,190	$161	59
2527 Midfield Way	0.37mi	3/2.0 (-1)	2,029 (+11%)	1mo	$284,590	$140	56
805 Cross Post Ln	0.70mi	4/2.0	1,932 (+6%)	1mo	$429,000	$222	55
605 Spur Rdg	0.66mi	4/2.0	2,014 (+10%)	2mo	$289,000	$143	49
702 Stampede Ln	0.57mi	4/2.0	1,592 (-13%)	2mo	$298,900	$188	48
912 Mcgill Ln	0.69mi	4/2.5	2,068 (+13%)	1mo	$309,990	$150	44
910 Mcgill Ln	0.70mi	3/2.0 (-1)	1,657 (-9%)	1mo	$279,990	$169	44
624 Willow View Way	0.67mi	3/2.0 (-1)	1,643 (-10%)	1mo	$295,000	$180	44

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: -30.1%
• Equity multiple: 0.03×
• Total profit: $-90,646
• Equity at exit: $49,641

10-year hold

• IRR: -50.8%
• Equity multiple: -0.54×
• Total profit: $-143,590
• Equity at exit: $28,786

Cash invested: $93,221 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,317 high
• Mortgage (P&I): −$1,746
• Tax est. 1.5%: −$416 /mo · $4,994/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-470

Break-even live

Break-even rent $2,912

Max offer price $264,908

Occupancy floor —

Sensitivity live

Price	-10% $-240	-5% $-355	+0% $-470	+5% $-585	+10% $-700
Rent	-10% $-653	-5% $-562	+0% $-470	+5% $-379	+10% $-287
Rate	-1.0pp $-302	-0.5pp $-385	base $-470	+0.5pp $-556	+1.0pp $-644

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: $83,233
• Closing costs: $9,988
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1008 Honey Maple St Princeton, TX	4.0	2.0	1825	$1,995	$1.09	26d	1	0.15mi
1006 Honey Maple St Princeton, TX	4.0	2.0	1842	$1,950	$1.06	45d	1	0.16mi
1103 Wagon Wheel Way Princeton, TX	4.0	3.0	2193	$2,500	$1.14	45d	1	0.27mi
1306 Colonial Bluff Ln Princeton, TX	4.0	3.0	2185	$2,375	$1.09	9d	1	0.31mi
1306 Colonial Bluff Ln Princeton, TX	4.0	3.0	2185	$2,375	$1.09	0d	1	0.31mi
1403 Forever Way Princeton, TX	4.0	2.0	2038	$2,250	$1.10	4d	1	0.32mi
2440 Limerick Dr Princeton, TX	4.0	2.0	1783	$1,998	$1.12	26d	1	0.33mi
1306 Blossom Court Dr Princeton, TX	4.0	3.0	2326	$2,500	$1.07	20d	1	0.36mi
1426 Tramore Way Princeton, TX	4.0	3.0	2429	$2,400	$0.99	45d	1	0.36mi
1417 Forever Way Princeton, TX	3.0	2.5	1937	$2,100	$1.08	19d	1	0.38mi
717 Rawhide Way Princeton, TX	4.0	3.0	2193	$2,500	$1.14	45d	1	0.47mi
1412 Chestnut Cove Dr Princeton, TX	3.0	2.0	1633	$2,000	$1.22	22d	1	0.49mi
1526 Forever Way Princeton, TX	4.0	2.0	2618	$2,495	$0.95	45d	1	0.54mi
1526 Forever Way Princeton, TX	4.0	2.0	2618	$2,395	$0.91	6d	1	0.54mi
1526 Forever Way Princeton, TX	4.0	2.0	2618	$2,345	$0.90	24d	1	0.54mi
720 Willow View Way Princeton, TX	4.0	2.0	2013	$2,250	$1.12	26d	1	0.57mi
611 Saddle Club Way Princeton, TX	4.0	2.0	1828	$2,100	$1.15	45d	1	0.60mi
604 Saddle Club Way Princeton, TX	4.0	2.0	1592	$2,050	$1.29	45d	1	0.63mi
606 Rawhide Way Princeton, TX	4.0	3.0	2338	$2,450	$1.05	4d	1	0.63mi
603 Smokey Trl Princeton, TX	3.0	2.0	1622	$2,100	$1.29	20d	1	0.65mi
627 Willow View Way Princeton, TX	4.0	2.0	1664	$2,000	$1.20	45d	1	0.68mi
615 Auburn Forest Dr Princeton, TX	4.0	3.0	2330	$2,295	$0.98	3d	1	0.71mi
513 Spur Rdg Princeton, TX	3.0	2.0	1622	$2,200	$1.36	19d	1	0.72mi
1208 Sequoia Ln Princeton, TX	4.0	2.0	1828	$2,000	$1.09	45d	1	0.72mi
1204 Sequoia Ln Princeton, TX	4.0	2.0	2000	$2,165	$1.08	45d	1	0.73mi
507 Saddle Club Way Princeton, TX	4.0	2.0	2014	$2,090	$1.04	14d	1	0.74mi
603 Calm Springs Dr Princeton, TX	4.0	2.0	2039	$2,250	$1.10	13d	1	0.76mi
905 Silverbell St Princeton, TX	3.0	2.0	1445	$1,850	$1.28	20d	1	0.76mi
1136 Mimosa Ln Princeton, TX	4.0	2.0	1987	$2,200	$1.11	45d	1	0.77mi
420 Gunsmoke Trl Princeton, TX	4.0	2.0	1865	$1,975	$1.06	9d	1	0.80mi
1443 Mesquite Ln Princeton, TX	4.0	2.0	1996	$2,250	$1.13	45d	1	0.80mi
408 Stampede Ln Princeton, TX	4.0	2.0	1794	$1,925	$1.07	45d	1	0.83mi
922 Evergreen St Princeton, TX	4.0	2.0	1838	$1,900	$1.03	7d	1	0.83mi
412 Gunsmoke Trl Princeton, TX	4.0	3.0	2193	$2,000	$0.91	45d	1	0.84mi
512 Birch Ave Princeton, TX	3.0	2.5	2500	$2,400	$0.96	20d	1	0.84mi
810 Silverbell St Princeton, TX	3.0	2.0	1602	$1,749	$1.09	9d	1	0.85mi
1001 Rosewood St Princeton, TX	4.0	2.0	2000	$1,995	$1.00	26d	1	0.85mi
917 Rosewood St Princeton, TX	4.0	2.0	2000	$2,100	$1.05	5d	1	0.86mi
815 Evergreen St Princeton, TX	4.0	2.0	1835	$1,999	$1.09	45d	1	0.86mi
508 Poplar St Princeton, TX	4.0	2.0	1835	$1,995	$1.09	18d	1	0.86mi

Listing history 23 events

1. 2026-06-21
   days on market $284,990 Active 126 DOM
2. 2026-06-18
   days on market $284,990 Active 123 DOM
3. 2026-06-17
   days on market $284,990 Active 122 DOM
4. 2026-06-16
   days on market $284,990 Active 121 DOM
5. 2026-06-15
   days on market $284,990 Active 120 DOM
6. 2026-06-13
   days on market $284,990 Active 118 DOM
7. 2026-06-13
   days on market $284,990 Active 117 DOM
8. 2026-06-09
   days on market $284,990 Active 114 DOM
9. 2026-06-08
   days on market $284,990 Active 113 DOM
10. 2026-06-07
    days on market $284,990 Active 112 DOM
11. 2026-06-04
    days on market $284,990 Active 109 DOM
12. 2026-06-03
    days on market $284,990 Active 108 DOM
13. 2026-06-02
    days on market $284,990 Active 107 DOM
14. 2026-06-01
    days on market $284,990 Active 106 DOM
15. 2026-05-31
    days on market $284,990 Active 105 DOM
16. 2026-04-17
    price $284,990 322-char remark

    Show marketing remark (322 chars)

    The smartly planned Frio home design combines comfort with versatility for today's busy families. Its central great room adjoining an expansive gourmet kitchen encourage connecting with friends and family. The upstairs private owner's suite and secondary bedrooms give parents and children separate space away from it all.

17. 2026-04-02
    price $279,990 322-char remark

    Show marketing remark (322 chars)

    The smartly planned Frio home design combines comfort with versatility for today's busy families. Its central great room adjoining an expansive gourmet kitchen encourage connecting with friends and family. The upstairs private owner's suite and secondary bedrooms give parents and children separate space away from it all.

18. 2026-03-20
    status Active 322-char remark

    Show marketing remark (322 chars)

    The smartly planned Frio home design combines comfort with versatility for today's busy families. Its central great room adjoining an expansive gourmet kitchen encourage connecting with friends and family. The upstairs private owner's suite and secondary bedrooms give parents and children separate space away from it all.

19. 2026-03-05
    historical 322-char remark

    Show marketing remark (322 chars)

    The smartly planned Frio home design combines comfort with versatility for today's busy families. Its central great room adjoining an expansive gourmet kitchen encourage connecting with friends and family. The upstairs private owner's suite and secondary bedrooms give parents and children separate space away from it all.

20. 2026-03-03
    price $284,990 322-char remark

    Show marketing remark (322 chars)

    The smartly planned Frio home design combines comfort with versatility for today's busy families. Its central great room adjoining an expansive gourmet kitchen encourage connecting with friends and family. The upstairs private owner's suite and secondary bedrooms give parents and children separate space away from it all.

21. 2026-02-26
    price $279,990 322-char remark

    Show marketing remark (322 chars)

    The smartly planned Frio home design combines comfort with versatility for today's busy families. Its central great room adjoining an expansive gourmet kitchen encourage connecting with friends and family. The upstairs private owner's suite and secondary bedrooms give parents and children separate space away from it all.

22. 2026-02-19
    price $284,990 322-char remark

    Show marketing remark (322 chars)

    The smartly planned Frio home design combines comfort with versatility for today's busy families. Its central great room adjoining an expansive gourmet kitchen encourage connecting with friends and family. The upstairs private owner's suite and secondary bedrooms give parents and children separate space away from it all.

23. 2026-01-31
    listed $294,990 Active 322-char remark

    Show marketing remark (322 chars)

    The smartly planned Frio home design combines comfort with versatility for today's busy families. Its central great room adjoining an expansive gourmet kitchen encourage connecting with friends and family. The upstairs private owner's suite and secondary bedrooms give parents and children separate space away from it all.

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

Taxation est. · year 1

• Rental income: $27,808
• − Mortgage interest: −$18,649
• − Property taxes: −$4,994
• − Insurance: −$1,665
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − Depreciation: −$9,685
• Taxable loss: −$11,634
• Est. tax savings @ 24.0%: +$2,792
• After-tax cash flow: $-2,849/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 · 2 photos

Good 80/100 Cosmetic rehab

The Frio home in Princeton, TX is in good condition with a clean and well-maintained exterior. It has a good potential for value increase through exterior painting and landscaping improvements.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance the curb appeal and value of the home.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Both Interior updates — Updating the interior can improve the home's appeal and value for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance the curb appeal and value of the home. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Both Interior updates — Updating the interior can improve the home's appeal and value for both buyers and renters. ↑

ⓘ 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: 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

• Census place: Princeton, TX
• 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

-3.4% since first listed

8 events — show timeline

• 2026-04-17 Price Changed $284,990 Zillow
• 2026-04-02 Price Changed $279,990 Zillow
• 2026-03-20 Relisted — Zillow
• 2026-03-05 Delisted — Zillow
• 2026-03-03 Price Changed $284,990 Zillow
• 2026-02-26 Price Changed $279,990 Zillow
• 2026-02-19 Price Changed $284,990 Zillow
• 2026-01-31 Listed $294,990 Zillow