1101 E College St · Princeton, TX 75407

$133,600

3 bd · 2.5 ba · 1,422 sqft · MultiFamily public records · 47 Days on market

Built 2009 3,877 sqft lot $94/sqft · 44% below area Est $243k · 45% under ↓ 49% since listing

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Why this score? — see what drove the B 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +9.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

HUD OWNED HOME FHA CASE# 511-337042 SOLD AS-IS. Conveniently located within walking distance to Godwin Elementary and the city park, close to shopping and dining, and just 10 minutes from Lake Lavon. This half duplex offers 3-bedrooms, 2.5-bathrooms and is located in the heart of Princeton! This spacious home features wood look tile throughout the main living areas, stainless steel appliances, and an abundance of cabinets and storage. Light colored flooring and tall windows create a bright, airy feel with plenty of natural light. The primary suite offers a private ensuite bath and walk-in closet, while the additional bedrooms provide flexibility for guests, kids, a home office, or even a game room. —this home truly has it all! Come take a look before it is gone! Owner occupant buyers may be able to purchase this home with as little as $100 down when utilizing the HUD FHA Sales Incentive.

Key facts

• Private ensuite bath
• 3,877 sq ft lot
• Garage

Tags

• WALKING DISTANCE TO CITY PARK
• CLOSE TO SHOPPING AND DINING
• 10 MINUTES FROM LAKE LAVON
• WOOD LOOK TILE THROUGHOUT
• STAINLESS STEEL APPLIANCES
• PRIVATE ENSUITE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $134k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $130k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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); 1404 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $924 of loan paydown is wiped out by about $4k 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 47 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 3y ago; this cycle's ask has dropped $33k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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; 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 $129,592 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.42% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.62%
• DSCR: 1.56
• GRM: 5.9

CMA / ARV

• ARV (median comp): $243,052
• List price: $133,600
• Delta: -45.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.5%
• Equity multiple: 0.95×
• Total profit: $-2,004
• Equity at exit: $19,920

10-year hold

• IRR: 4.2%
• Equity multiple: 1.26×
• Total profit: $9,649
• Equity at exit: $11,551

Cash invested: $37,408 (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: 1404
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,891 high
• Mortgage (P&I): −$701
• Tax from tax record: −$345 /mo · $4,135/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $393

Break-even live

Break-even rent $1,394

Max offer price $133,600

Occupancy floor 74%

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: $33,400
• Closing costs: $4,008
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1106 Parkway Trl Princeton, TX	3.0	2.5	1404	$1,500	$1.07	44d	1	0.04mi
837 E College St Princeton, TX	4.0	2.5	1575	$1,500	$0.95	44d	1	0.08mi
1001 Weiss Ave Princeton, TX	3.0	2.0	1209	$1,595	$1.32	44d	1	0.10mi
812 Parkplace Rdg Princeton, TX	4.0	2.5	1514	$1,575	$1.04	13d	1	0.15mi
1206 Dye Blvd Princeton, TX	4.0	6.0	1845	$2,199	$1.19	44d	1	0.16mi
819 Parkplace Rdg Princeton, TX	3.0	2.5	1669	$1,700	$1.02	44d	1	0.16mi
806 Parkplace Rdg Princeton, TX	4.0	2.5	1600	$1,500	$0.94	19d	1	0.17mi
1215 Bullock Dr Princeton, TX	4.0	2.5	1836	$2,095	$1.14	44d	1	0.19mi
1105 Butler Ave Princeton, TX	3.0	2.0	1399	$1,749	$1.25	17d	1	0.20mi
1210 Bullock Dr Princeton, TX	3.0	3.0	1627	$1,850	$1.14	44d	1	0.21mi
1211 Princeton Hts Princeton, TX	3.0	2.0	1401	$1,995	$1.42	44d	1	0.23mi
1211 Princeton Hts Princeton, TX	3.0	2.0	1401	$1,770	$1.26	18d	1	0.23mi
907 Princeton Hts Princeton, TX	3.0	2.5	1627	$1,995	$1.23	24d	1	0.24mi
1106 Princeton Hts Princeton, TX	3.0	2.0	1399	$1,795	$1.28	2d	1	0.25mi
704 E College St Princeton, TX	4.0	2.0	1710	$1,575	$0.92	44d	1	0.26mi
604 Princeton Hts Princeton, TX	3.0–5.0	2.0–2.5	1882	$2,045	$1.09	1d	1	0.35mi
1104 Witherspoon Ln Princeton, TX	4.0	3.0	1845	$2,200	$1.19	44d	1	0.36mi
600 Jefferson Ave Princeton, TX	3.0	2.0	1300	$1,800	$1.38	19d	1	0.39mi
1414 Windermere Way Princeton, TX	3.0	2.5	1635	$1,995	$1.22	21d	1	0.41mi
912 N 4th St Princeton, TX	4.0	2.0	1448	$2,249	$1.55	13d	1	0.50mi
1008 N 4th St Princeton, TX	3.0	2.0	1245	$1,776	$1.43	5d	1	0.51mi
1605 Fox DR Princeton, TX	3.0	2.0	1435	$2,208	$1.54	1d	11	0.61mi
228 N 4th St Princeton, TX	3.0	2.0	1466	$1,450	$0.99	44d	1	0.63mi
1712 Sandalwood Way Princeton, TX	4.0	2.0	1803	$1,795	$1.00	24d	1	0.74mi
305 Turquoise Ln Princeton, TX	4.0	2.0	1811	$1,850	$1.02	13d	1	0.74mi
512 E Hazelwood St Unit A Princeton, TX	3.0	2.0	1295	$1,349	$1.04	44d	1	0.77mi
313 Sweet Pea Ln Princeton, TX	4.0	2.0	1802	$1,900	$1.05	3d	1	0.78mi
1707 Cotton Blossom Ln Princeton, TX	4.0	2.0	1811	$2,095	$1.16	5d	1	0.78mi
514 E Hazelwood St Unit B Princeton, TX	3.0	2.0	1380	$1,475	$1.07	7d	1	0.78mi
514 E Hazelwood St Princeton, TX	3.0	2.0	1380	$1,475	$1.07	24d	1	0.78mi
514 E Hazelwood St Unit B Princeton, TX	3.0	2.0	1380	$1,495	$1.08	44d	1	0.78mi
200 Cole St Princeton, TX	1.0–3.0	1.0–2.0	960	$1,799	$1.87	44d	23	0.79mi
200 Cole St Princeton, TX	1.0–3.0	1.0–2.0	960	$1,733	$1.80	1d	9	0.79mi
502 E Hazelwood St Princeton, TX	3.0	2.0	1295	$1,550	$1.20	44d	1	0.80mi
114 Prairie Creek Cir Princeton, TX	3.0	1.0	1043	$1,550	$1.49	44d	1	0.81mi
100 E Brown St Princeton, TX	3.0	1.0	1196	$2,870	$2.40	1d	1	0.81mi
325 Allenwood Dr Princeton, TX	3.0	1.5	1008	$1,900	$1.88	44d	1	0.84mi
414 E Hazelwood St Princeton, TX	3.0	2.0	1328	$1,595	$1.20	24d	1	0.84mi
250 N Boorman Ln Princeton, TX	1.0–3.0	1.0–2.0	936	$4,619	$4.93	1d	1	0.84mi
899 E Hazelwood St Princeton, TX	1.0–3.0	1.0–2.0	989	$1,780	$1.80	1d	14	0.84mi

Listing history 29 events

1. 2026-05-18
   price $133,600 906-char remark

   Show marketing remark (906 chars)

   HUD OWNED HOME FHA CASE# 511-337042 SOLD AS-IS. Conveniently located within walking distance to Godwin Elementary and the city park, close to shopping and dining, and just 10 minutes from Lake Lavon. This half duplex offers 3-bedrooms, 2.5-bathrooms and is located in the heart of Princeton! This spacious home features wood look tile throughout the main living areas, stainless steel appliances, and an abundance of cabinets and storage. Light colored flooring and tall windows create a bright, airy feel with plenty of natural light. The primary suite offers a private ensuite bath and walk-in closet, while the additional bedrooms provide flexibility for guests, kids, a home office, or even a game room. —this home truly has it all! Come take a look before it is gone! Owner occupant buyers may be able to purchase this home with as little as $100 down when utilizing the HUD FHA Sales Incentive.

2. 2026-04-04
   listed $167,000 Active 906-char remark

   Show marketing remark (906 chars)

   HUD OWNED HOME FHA CASE# 511-337042 SOLD AS-IS. Conveniently located within walking distance to Godwin Elementary and the city park, close to shopping and dining, and just 10 minutes from Lake Lavon. This half duplex offers 3-bedrooms, 2.5-bathrooms and is located in the heart of Princeton! This spacious home features wood look tile throughout the main living areas, stainless steel appliances, and an abundance of cabinets and storage. Light colored flooring and tall windows create a bright, airy feel with plenty of natural light. The primary suite offers a private ensuite bath and walk-in closet, while the additional bedrooms provide flexibility for guests, kids, a home office, or even a game room. —this home truly has it all! Come take a look before it is gone! Owner occupant buyers may be able to purchase this home with as little as $100 down when utilizing the HUD FHA Sales Incentive.

3. 2025-11-30
   historical
4. 2025-10-10
   listed $220,000 Active
5. 2025-10-09
   historical
6. 2025-09-19
   status Active
7. 2025-09-01
   historical $1,750
8. 2025-08-17
   status Active
9. 2025-08-04
   status Active
10. 2025-07-31
    listed $1,750
11. 2025-07-28
    historical Active Option Contract
12. 2025-07-21
    historical $1,750
13. 2025-07-18
    price $219,000
14. 2025-05-21
    price $237,500
15. 2025-04-11
    listed $1,750
16. 2025-03-27
    price $249,000
17. 2025-02-26
    listed $259,000 Active
18. 2023-11-06
    soldstatus
19. 2023-11-02
    soldstatus Closed
20. 2023-10-22
    status Pending
21. 2023-10-15
    historical Active Option Contract
22. 2023-10-09
    price $220,000
23. 2023-09-28
    price $240,000
24. 2023-09-28
    status Active
25. 2023-09-16
    historical Active Option Contract
26. 2023-08-08
    price $250,000
27. 2023-07-23
    status Active
28. 2023-07-16
    historical Active Option Contract
29. 2023-07-11
    listed $260,000 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: $4,135 · $345/mo
• Projected year-2 tax: $4,135 · $345/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°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: $22,697
• − Mortgage interest: −$7,484
• − Property taxes: −$4,135
• − Insurance: −$668
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − Depreciation: −$3,887
• Taxable income: $2,892
• Est. tax owed @ 24.0%: −$694
• After-tax cash flow: $4,026/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

• Census place: Princeton, TX
• 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

-48.6% since first listed

29 events — show timeline

• 2026-05-18 Price Changed $133,600 NTREIS
• 2026-04-04 Listed $167,000 NTREIS
• 2025-11-30 Listing Removed — NTREIS
• 2025-10-10 Listed $220,000 NTREIS
• 2025-10-09 Listing Removed — NTREIS
• 2025-09-19 Relisted — NTREIS
• 2025-09-01 Rental Removed $1,750 NTREIS
• 2025-08-17 Relisted — NTREIS
• 2025-08-04 Relisted — NTREIS
• 2025-07-31 Listed for Rent $1,750 NTREIS
• 2025-07-28 Contingent — NTREIS
• 2025-07-21 Rental Removed $1,750 NTREIS
• 2025-07-18 Price Changed $219,000 NTREIS
• 2025-05-21 Price Changed $237,500 NTREIS
• 2025-04-11 Listed for Rent $1,750 NTREIS
• 2025-03-27 Price Changed $249,000 NTREIS
• 2025-02-26 Listed $259,000 NTREIS
• 2023-11-06 Sold (Public Records) — Public Records
• 2023-11-02 Sold (MLS) — NTREIS
• 2023-10-22 Pending — NTREIS
• 2023-10-15 Contingent — NTREIS
• 2023-10-09 Price Changed $220,000 NTREIS
• 2023-09-28 Price Changed $240,000 NTREIS
• 2023-09-28 Relisted — NTREIS
• 2023-09-16 Contingent — NTREIS
• 2023-08-08 Price Changed $250,000 NTREIS
• 2023-07-23 Relisted — NTREIS
• 2023-07-16 Contingent — NTREIS
• 2023-07-11 Listed $260,000 NTREIS

Property tax history

+0.6%/yr

Latest (2025): $4,135 · -16.0% YoY. Source: county tax records.