3607 Brewster Ln · Royse City, TX 75189

$299,990

4 bd · 2.0 ba · 2,167 sqft · SingleFamily · 17 Days on market

Built 2026 Good condition 6,000 sqft lot $138/sqft · at area comps Est $315k · at est. $65/mo HOA · 3% of rent ↓ 3% since listing

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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 +11.3/30.0
• ARV discount +9.6/15.0
• Condition / age +4.2/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• DSCR +3.3/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

MLS# 21259422 - Built by Imagination Homes - Ready Now! ~ Imagination Homes proudly presents The Symphony — our largest single-story design, offering 4 bedrooms, 2 bathrooms, and 2,167 sq. ft. of beautifully balanced living space. Thoughtfully laid out, this home features spacious guest bedrooms and a truly expansive primary suite - stretching an impressive 21 feet deep! The luxurious primary bathroom includes dual sinks, larger walk-in shower, linen shelves, and a generously sized walk-in closet. The kitchen is a true standout, featuring quartz countertops, a large single-bowl sink with an upgraded Moen faucet, a generous walk-in pantry, and a full suite of GE appliances including a

Key facts

• Quartz countertops
• Walk-in closet
• Walk-in pantry

Tags

• EXPANSIVE PRIMARY SUITE
• LUXURIOUS PRIMARY BATHROOM
• WALK-IN CLOSET
• QUARTZ COUNTERTOPS
• LARGE SINGLE-BOWL SINK
• WALK-IN PANTRY

Property features AI

Finance

• Other: Planned development: Rose Hill Addition; Subdivision: Clearview Ranch
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: Mandatory association with annual fee (maintenance of grounds and structures, management fees included); Community features include pool, playground, greenbelt, community sprinkler, curbs, and sidewalks; HOA management: Neighborhood Management, Inc.

Exterior

• Parking: 2 covered parking spaces; 2-car garage with garage door opener (garage faces front); Driveway
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Individual gas meter; Individual water meter; Electricity available and connected; Underground utilities; Sidewalks and curbs; Community mailbox
• Home design: Single family residence; One-story; New construction (completed 2026); Not attached to another property
• Construction: Brick and frame construction with siding and radiant barrier; Shingle / composition roof; Slab foundation; Year built 2026
• Exterior features: Covered porch(es); Covered patio/porch; Wood fencing in back yard; Corner lot; Adjacent to greenbelt

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Kitchen island; Walk-in pantry; Garbage disposal; Granite counters; Built-in cabinets; Eat-in kitchen
• Bedrooms: 4 bedrooms (all on one level); Primary bedroom with sitting area and walk-in closet(s)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Energy Star qualified HVAC and installation; Central electric air conditioning; Thermostat
• Interior features: Open floorplan; Kitchen island; Pantry / walk-in pantry; Granite counters; Cable TV available; High-speed internet available; Walk-in closet(s); Built-in cabinets; Eat-in kitchen; Solid surface (non-natural) countertops; Sitting area in primary bedroom; Dual sinks in primary bath; Separate shower in primary bath
• Laundry & utility: Utility room with full-size washer/dryer area; Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (14.4% below list).
• Recommended offer: $257k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.2% in Royse City — 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 75/100 on livability (#158 in TX, #4,292 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Royse City ISD (rural): math 42% / reading 42% proficiency, ranked #266 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Davis El (math 52% / reading 41%, grade D-, #1,080 of 4,322 statewide, top 25%, 500 students, 52% FRL); Ouida Baley Middle (math 32% / reading 35%, grade F, #911 of 1,662 statewide, top 56%, 934 students, 43% FRL); Royse City H S (math 38% / reading 55%, grade D-, #621 of 1,632 statewide, top 38%, 2,526 students, 37% FRL).
• Market conditions: Rents soft (-1.1%/yr); 1301 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $9k 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 17 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Recommended offer $256,696 (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: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 9.7

CMA / ARV

• ARV (median comp): $314,990
• List price: $299,990
• Delta: -4.76%
• 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
3825 Prairie Chapel Rd	0.17mi	4/2.0	2,167 (0%)	3mo	$314,990	$145	90
3717 Prairie Chapel Rd	0.07mi	4/2.0	2,083 (-4%)	2mo	$287,990	$138	89
3741 Prairie Chapel Rd	0.11mi	4/2.0	2,083 (-4%)	3mo	$284,990	$137	86
3820 Prairie Chapel Rd	0.15mi	4/2.0	2,083 (-4%)	3mo	$304,990	$146	84
3736 Prairie Chapel Rd	0.08mi	4/2.0	1,962 (-10%)	1mo	$289,990	$148	80
3713 Prairie Chapel Rd	0.07mi	4/2.0	1,962 (-10%)	3mo	$289,990	$148	79
3745 Prairie Chapel Rd	0.11mi	4/2.0	1,962 (-10%)	1mo	$274,990	$140	78
3819 Prairie Chapel Rd	0.16mi	4/2.0	1,962 (-10%)	1mo	$279,990	$143	76
3805 Prairie Chapel Rd	0.12mi	4/2.0	1,865 (-14%)	1mo	$273,990	$147	70
1112 Pitchfork Rd	0.51mi	3/2.5 (-1)	2,164 (-0%)	0mo	$387,941	$179	68
1116 Pitchfork Rd	0.52mi	4/3.0	2,315 (+7%)	0mo	$402,516	$174	60
3208 Larry Lott Blvd	0.41mi	4/3.0	2,410 (+11%)	2mo	$409,455	$170	56

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: -22.4%
• Equity multiple: 0.25×
• Total profit: $-63,078
• Equity at exit: $44,729

10-year hold

• IRR: -27.0%
• Equity multiple: -0.10×
• Total profit: $-92,723
• Equity at exit: $25,938

Cash invested: $83,997 (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 75189

• Home prices YoY: -25.0%
• Rents YoY: -1.1%
• Active inventory: 1301
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,567 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$65
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $-110

Break-even live

Break-even rent $2,707

Max offer price $284,034

Occupancy floor 99%

Sensitivity live

Price	-10% $97	-5% $-7	+0% $-110	+5% $-214	+10% $-318
Rent	-10% $-313	-5% $-212	+0% $-110	+5% $-9	+10% $93
Rate	-1.0pp $41	-0.5pp $-34	base $-110	+0.5pp $-188	+1.0pp $-267

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: $74,998
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3745 Prairie Chapel Rd Royse City, TX	4.0	2.0	1962	$2,400	$1.22	0d	1	0.14mi
2412 Green River Rd Royse City, TX	4.0	3.5	2547	$2,600	$1.02	0d	1	1.09mi
2420 Green River Rd Royse City, TX	4.0	3.5	2262	$2,700	$1.19	14d	1	1.10mi
2629 Green River Rd Royse City, TX	4.0	3.0	2182	$2,500	$1.15	0d	1	1.14mi
2629 Green River Rd Royse City, TX	4.0	3.0	2182	$2,500	$1.15	26d	1	1.14mi
2500 Gaulding St Royse City, TX	4.0	2.5	2628	$2,475	$0.94	0d	1	1.14mi
2413 Spring Side Dr Royse City, TX	4.0	3.0	2164	$2,190	$1.01	45d	1	1.15mi
2717 Green River Rd Royse City, TX	3.0	2.5	1935	$2,199	$1.14	9d	1	1.17mi
2721 Green River Rd Royse City, TX	4.0	3.5	2289	$2,299	$1.00	45d	1	1.17mi
2529 Moser Ln Royse City, TX	4.0	3.0	2174	$2,600	$1.20	0d	1	1.19mi
3109 Leatherwood Ln Royse City, TX	4.0	2.0	1800	$2,295	$1.27	14d	1	1.24mi
3109 Leatherwood Ln Royse City, TX	4.0	2.0	1800	$2,050	$1.14	1d	1	1.24mi
2805 Caroline St Royse City, TX	4.0	3.5	2550	$2,450	$0.96	0d	1	1.25mi
3100 Leatherwood Ln Royse City, TX	4.0	2.5	2544	$2,600	$1.02	12d	1	1.27mi
3032 Leatherwood Ln Royse City, TX	3.0	2.0	1586	$2,100	$1.32	7d	1	1.28mi
500 Prairie Meadow Dr Royse City, TX	5.0	2.5	2510	$8,950	$3.57	26d	1	1.50mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 2 events

1. 2026-05-07
   price $299,990 1202-char remark
2. 2026-05-04
   listed $309,990 Active 1202-char remark

ⓘ 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: $30,804
• − Mortgage interest: −$16,804
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,464
• − Management: −$2,464
• − HOA: −$780
• − Depreciation: −$8,727
• Taxable loss: −$6,436
• Est. tax savings @ 24.0%: +$1,545
• After-tax cash flow: $221/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 · 12 photos

Good 85/100 None rehab

This home is in excellent condition with a modern kitchen and well-maintained exterior. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient for potential buyers/tenants.
• Both Upgrading the kitchen appliances — Upgrading the kitchen appliances can increase both resale and rental value by making the kitchen more modern and functional.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient for potential buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Upgrading the kitchen appliances can increase both resale and rental value by making the kitchen more modern and functional. ↑

ⓘ 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: Royse City ISD
• NCES district ID: 4838220
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $73,810
• Composite: 38.44/100
• National rank: #4197
• State rank: #266 of 826 in TX

Livability — Royse City

• Score: 75/100
• State rank: #158
• US rank: #4292

Category grades

Amenities F Commute F Cost of living A- Crime A+ Employment A+ Housing A+ Health & safety B+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royse City, TX
• County: Rockwall County · 132,930 people
• City population: 48,739
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 48,739
• Household income: $117,125
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 569.0

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 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 25% Two or more races 12% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Philippines, Jamaica
• Languages at home: 80% English-only · Spanish 15% Other Indo-European 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: ▼ -71.10%
• Current HPI: 212.8422
• Rent YoY: ▼ -1.13%
• 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

-3.2% since first listed

3 events — show timeline

• 2026-05-21 Pending — NTREIS
• 2026-05-07 Price Changed $299,990 NTREIS
• 2026-05-04 Listed $309,990 NTREIS