6009 Kaitlynn Dr · Princeton, TX 75071

$280,990

3 bd · 2.0 ba · 1,503 sqft · SingleFamily · 5 Days on market

Built 2026 Excellent condition 4,600 sqft lot Est $292k · 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 +11.2/30.0
• ARV discount +9.1/15.0
• Schools +5.0/10.0
• Condition / age +4.8/5.0
• 1% rule +3.6/10.0
• DSCR +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Put down roots in the elegant Cedar. The single-story floor plan feels spacious and welcoming with a lofty foyer and cheery great room. Put tiny artists to work drawing the lush trees dotting your backyard while you put the finishing touches on turkey sandwiches. Cutting them into kite shapes was an inspired idea. They can eat at the beautiful kitchen island before going out to play on the patio. At the end of the day, they can bed down in the secondary bedrooms while you take a warm shower in your lavish primary suite.

Key facts

• 4,600 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Community amenities: club house, community pool, fitness center, greenbelt, jogging/bike path, park, playground, sidewalks
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: Mandatory association (Eastridge); Annual association fee; Association fee covers grounds maintenance and management; HOA management: Neighborhood Management, Inc

Exterior

• Parking: 2 covered parking spaces; 2-car garage with single doors; Garage faces front; Garage door opener; Garage 20' wide x 20' deep
• Security: Prewired security; Smoke detector(s); Carbon monoxide detector(s)
• Utilities: City water; City sewer; Curbs and sidewalks; Community mailbox; Energy-efficient features: efficient appliances, HVAC, insulation, lighting, low-flow commode, mechanical fresh air, rain/freeze sensors, thermostat, efficient water heater, efficient windows; Water conservation: low-flow fixtures, water-smart landscaping
• Home design: Single family residence; New construction (incomplete) — built 2026; Not attached; Subdivision: Eastridge
• Construction: Brick, rock/stone and siding exterior; Composition roof; Slab foundation
• Exterior features: Gutters; Exterior lighting; Private yard; Back yard wood fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Pantry; Tankless water heater
• Bedrooms: Three bedrooms total; Primary bedroom on first floor; Two additional bedrooms on first floor
• Flooring: Carpet; Luxury vinyl plank; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Open floorplan; Pantry; Walk-in closet(s); Cable TV available; High-speed internet available; One living area; One dining area; Room count: 6; Levels: One
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $281k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (14.4% below list).
• Recommended offer: $241k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 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); 2125 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); 40% 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

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 $240,654 (14.4% 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: 0.86% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.66%
• DSCR: 0.93
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $291,582
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1120 Old Stead Dr	0.26mi	3/2.0	1,551 (+3%)	1mo	$298,865	$193	82
1126 Old Stead Dr	0.28mi	3/2.0	1,551 (+3%)	0mo	$301,525	$194	81
5903 Belchamp Dr	0.31mi	3/2.0	1,551 (+3%)	1mo	$300,525	$194	80
1201 Bridgewalk Dr	0.33mi	3/2.0	1,551 (+3%)	0mo	$287,655	$185	79
516 Towerglen Dr	0.43mi	3/2.0	1,504 (+0%)	1mo	$277,490	$185	79
513 Towerglen Dr	0.47mi	3/2.0	1,504 (+0%)	1mo	$274,990	$183	77
1215 Bridgewalk Dr	0.38mi	3/2.0	1,551 (+3%)	1mo	$309,625	$200	76
1125 Bridgewalk Dr	0.31mi	4/2.0 (+1)	1,605 (+7%)	1mo	$302,799	$189	68
6002 Belchamp Dr	0.34mi	4/2.0 (+1)	1,605 (+7%)	1mo	$313,578	$195	67
1130 Old Stead Dr	0.30mi	3/2.0	1,318 (-12%)	0mo	$285,397	$217	65
6004 Belchamp Dr	0.34mi	3/2.0	1,318 (-12%)	1mo	$281,257	$213	63
520 Towerglen Dr	0.43mi	3/2.0	1,335 (-11%)	1mo	$269,990	$202	60

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: -22.6%
• Equity multiple: 0.24×
• Total profit: $-59,430
• Equity at exit: $41,897

10-year hold

• IRR: -27.5%
• Equity multiple: -0.11×
• Total profit: $-87,603
• Equity at exit: $24,295

Cash invested: $78,677 (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: 2125
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,407 high
• Mortgage (P&I): −$1,474
• Tax est. 1.5%: −$351 /mo · $4,215/yr
• Insurance: −$117
• HOA: −$68
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-109

Break-even live

Break-even rent $2,544

Max offer price $265,262

Occupancy floor 100%

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: $70,248
• Closing costs: $8,430
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
700 London Town Ln McKinney, TX	4.0	3.0	2059	$2,600	$1.26	43d	1	0.08mi
712 Leavenworth Dr McKinney, TX	4.0	2.5	2055	$2,350	$1.14	43d	1	0.10mi
715 Dotty Dr McKinney, TX	3.0	2.0	1318	$2,200	$1.67	24d	1	0.14mi
704 Dotty Dr McKinney, TX	4.0	2.5	2055	$2,435	$1.18	7d	1	0.14mi
808 Leavenworth Dr McKinney, TX	4.0	2.0	1605	$3,300	$2.06	17d	1	0.15mi
801 Dotty Dr McKinney, TX	3.0	2.5	1948	$2,300	$1.18	24d	1	0.15mi
704 Summerberry Dr McKinney, TX	4.0	2.0	1818	$2,700	$1.49	1d	1	0.17mi
1004 Knox River Dr McKinney, TX	3.0	2.0	1609	$1,999	$1.24	7d	1	0.20mi
1004 Knox River Dr McKinney, TX	3.0	2.0	1609	$1,999	$1.24	12d	1	0.20mi
617 Marigold Hill Way McKinney, TX	4.0	3.0	2131	$2,400	$1.13	43d	1	0.31mi
610 Clover Creek Dr Unit 610 McKinney, TX	3.0	2.0	1533	$2,250	$1.47	43d	1	0.33mi
600 Clover Creek Dr McKinney, TX	3.0	2.0	1533	$2,500	$1.63	1d	1	0.33mi
607 Clover Creek Dr McKinney, TX	3.0	2.0	1551	$2,300	$1.48	11d	1	0.36mi
905 Honeydew Ln McKinney, TX	3.0	2.0	2002	$2,300	$1.15	44d	1	0.37mi
1209 Bridgewalk Dr McKinney, TX	3.0	2.0	1551	$2,350	$1.52	24d	1	0.37mi
1209 Bridgewalk Dr McKinney, TX	3.0	2.0	1551	$2,299	$1.48	5d	1	0.37mi
1211 Bridgewalk Dr McKinney, TX	4.0	2.0	1605	$2,500	$1.56	24d	1	0.38mi
514 Green Grass Dr McKinney, TX	3.0	2.0	1504	$2,300	$1.53	4d	1	0.39mi
519 Green Grass Dr McKinney, TX	3.0	2.0	1450	$2,500	$1.72	1d	1	0.41mi
517 Green Grass Dr McKinney, TX	4.0	2.5	2071	$2,400	$1.16	7d	1	0.42mi
506 Towerglen Dr McKinney, TX	3.0	2.0	1503	$2,100	$1.40	43d	1	0.44mi
5611 Chasewood Dr McKinney, TX	4.0	2.5	2055	$2,500	$1.22	43d	1	0.46mi
712 Melody Hill Dr McKinney, TX	4.0	3.0	2040	$2,495	$1.22	7d	1	0.47mi
1402 Bridgestone Dr McKinney, TX	4.0	2.5	2055	$2,290	$1.11	4d	1	0.52mi
1409 Winters Way McKinney, TX	4.0	2.5	2125	$3,100	$1.46	1d	1	0.58mi
507 Mossy Oak Dr McKinney, TX	3.0	2.0	1952	$1,995	$1.02	43d	1	0.73mi
421 Bertney Dr McKinney, TX	3.0	2.0	1500	$2,200	$1.47	43d	1	0.77mi
601 Huntley Dr McKinney, TX	4.0	3.0	2077	$2,800	$1.35	43d	1	0.84mi
307 Bertney Dr McKinney, TX	4.0	3.0	1968	$2,200	$1.12	43d	1	0.87mi
114 Mountain Meadow Ln McKinney, TX	3.0	2.0	1475	$2,300	$1.56	43d	1	0.88mi
4330 FM 75 Princeton, TX	4.0	2.0	1832	$2,200	$1.20	10d	1	0.88mi
108 Mountain Meadow Ln McKinney, TX	3.0	2.0	1566	$2,200	$1.40	43d	1	0.90mi
5011 Bellhurst Dr McKinney, TX	4.0	2.5	2097	$2,550	$1.22	19d	1	0.93mi
4808 Grandiose Dr McKinney, TX	3.0	3.0	2117	$2,650	$1.25	43d	1	0.97mi
4908 Pebblewood Dr McKinney, TX	4.0	2.0	1818	$2,595	$1.43	3d	1	0.97mi
4712 Hunter Hurst Dr McKinney, TX	4.0	3.0	2021	$2,400	$1.19	43d	1	0.98mi
4923 Bellhurst Dr McKinney, TX	3.0	2.0	1992	$2,495	$1.25	1d	1	0.99mi
206 Goosewood Dr McKinney, TX	3.0	2.0	1566	$2,300	$1.47	18d	1	1.08mi
3906 Walmer WAY McKinney, TX	3.0	2.0	1318	$1,950	$1.48	43d	1	1.45mi
7225 Raynor Pl McKinney, TX	4.0	3.0	2185	$3,000	$1.37	19d	1	1.47mi

HOA detail

• Monthly dues: $68 · $816/yr

Listing history 3 events

1. 2026-05-22
   price $280,990 525-char remark

   Show marketing remark (525 chars)

   Put down roots in the elegant Cedar. The single-story floor plan feels spacious and welcoming with a lofty foyer and cheery great room. Put tiny artists to work drawing the lush trees dotting your backyard while you put the finishing touches on turkey sandwiches. Cutting them into kite shapes was an inspired idea. They can eat at the beautiful kitchen island before going out to play on the patio. At the end of the day, they can bed down in the secondary bedrooms while you take a warm shower in your lavish primary suite.

2. 2026-05-22
   listed $278,990 Active

   Show marketing remark (525 chars)

   Put down roots in the elegant Cedar. The single-story floor plan feels spacious and welcoming with a lofty foyer and cheery great room. Put tiny artists to work drawing the lush trees dotting your backyard while you put the finishing touches on turkey sandwiches. Cutting them into kite shapes was an inspired idea. They can eat at the beautiful kitchen island before going out to play on the patio. At the end of the day, they can bed down in the secondary bedrooms while you take a warm shower in your lavish primary suite.

3. 2026-05-21
   listed $278,990 Active 525-char remark

   Show marketing remark (525 chars)

   Put down roots in the elegant Cedar. The single-story floor plan feels spacious and welcoming with a lofty foyer and cheery great room. Put tiny artists to work drawing the lush trees dotting your backyard while you put the finishing touches on turkey sandwiches. Cutting them into kite shapes was an inspired idea. They can eat at the beautiful kitchen island before going out to play on the patio. At the end of the day, they can bed down in the secondary bedrooms while you take a warm shower in your lavish primary suite.

ⓘ 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: $28,878
• − Mortgage interest: −$15,740
• − Property taxes: −$4,215
• − Insurance: −$1,405
• − Repairs & maintenance: −$2,310
• − Management: −$2,310
• − HOA: −$816
• − Depreciation: −$8,174
• Taxable loss: −$6,092
• Est. tax savings @ 24.0%: +$1,462
• After-tax cash flow: $158/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 · 30 photos

Excellent 95/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from some minor updates to enhance its curb appeal and value.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance the curb appeal and make the home stand out.
• Resale Landscaping improvements — Enhanced landscaping can increase the home's curb appeal and attract more potential buyers.
• Both Adding a smart home system — A smart home system can improve convenience and energy efficiency, making the home more attractive to both buyers and renters.
• Resale Upgrading the kitchen appliances — Modern, high-end appliances can add value and appeal to potential buyers.
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract renters who value energy efficiency and convenience.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance the curb appeal and make the home stand out. ↑
• Resale Landscaping improvements — Enhanced landscaping can increase the home's curb appeal and attract more potential buyers. ↑
• Both Adding a smart home system — A smart home system can improve convenience and energy efficiency, making the home more attractive to both buyers and renters. ↑
• Resale Upgrading the kitchen appliances — Modern, high-end appliances can add value and appeal to potential buyers. ↑
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract renters who value energy efficiency and convenience. ↑

ⓘ 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

+0.7% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $280,990 Zillow
• 2026-05-22 Listed $278,990 NTREIS
• 2026-05-21 Listed $278,990 Zillow