The Bandera Plan · Royse City, TX 75189

$309,990

4 bd · 2.5 ba · 2,001 sqft · SingleFamily · 346 Days on market

Excellent condition

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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
• Condition / age +4.8/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 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 Bandera is a spacious, 2,001 square foot two-story home, offering 4 bedrooms, 2.5 bathrooms, and a 2-car garage. . Perfect for first-time home buyers or growing families, this home combines modern comfort with functional design, providing ample space for all your needs. Open-Concept Living The main floor features a large open-concept layout that brings together the great room, dining area, and kitchen, creating a bright and inviting space for family gatherings and entertaining. The kitchen features plenty of counter space, and an island that's perfect for casual meals or meal prep. The dining area is conveniently located next to the kitchen, making it easy to host meals and connect with loved ones. First-Floor Owner's Suite The owner's suite, conveniently located on the first floor and at the back of the home for added privacy, is a serene retreat, featuring a spacious walk-in closet and an ensuite bath with dual vanities and a walk-in shower. Upstairs, you'll find three additional bedrooms, each generously sized and sharing a full bath. The layout is perfect for children, guests, or creating a dedicated space for a home office or hobby room. Energy-Efficient Features With energy-efficient features throughout, The Bandera floor plan helps keep utility costs low while maintaining comfort year-round. The two-car garage offers plenty of storage space and direct access to the laundry area. The Bandera's combination of a spacious first floor, thoughtful design, and energ

Key facts

• Walk-in closet
• Ensuite bath
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• FIRST-FLOOR OWNER'S SUITE
• WALK-IN CLOSET
• ENSUITE BATH
• ENERGY-EFFICIENT FEATURES
• DIRECT ACCESS TO LAUNDRY AREA

🏗️ New construction. The $309,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $363,691.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $310k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-512 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (18.3% below list).
• Recommended offer: $253k (18.3% below list) — sets the bar for 1% rule.

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; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 8d 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 $3k of loan paydown is wiped out by about $11k 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 346 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Recommended offer $253,330 (18.3% 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 346 days. Have you received any prior offers? Is the seller open to a 18% 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: -6.03%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $363,691
• List price: $309,990
• Delta: -14.77%
• 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
3107 Goldfinch Dr	0.15mi	4/2.5	2,025 (+1%)	1mo	$340,000	$168	91
2449 Wheatfield Nook Rd	0.11mi	4/3.0	2,007 (+0%)	6mo	$350,000	$174	88
2005 Leighton Top Rdg	0.15mi	4/3.0	2,173 (+9%)	0mo	$407,640	$188	76
2601 Moser Ln	0.27mi	3/2.0 (-1)	2,013 (+1%)	4mo	$279,900	$139	76
3037 Leatherwood Ln	0.30mi	4/2.0	1,973 (-1%)	12mo	$349,990	$177	72
2324 Leighton Top Rd	0.07mi	4/2.5	2,264 (+13%)	8mo	$365,000	$161	68
2240 Aspen Chase Dr	0.06mi	4/2.0	1,709 (-15%)	4mo	$307,000	$180	68
2932 Beau Daniel Dr	0.48mi	3/2.0 (-1)	1,977 (-1%)	2mo	$310,000	$157	67
2440 Wheatfield Nook Rd	0.12mi	4/2.5	2,264 (+13%)	7mo	$365,000	$161	67
2404 Spring Side Dr	0.32mi	4/3.0	2,173 (+9%)	6mo	$374,445	$172	64
3000 Beau Daniel Dr	0.45mi	3/2.0 (-1)	1,711 (-14%)	1mo	$330,135	$193	47
2256 Aspen Chase Dr	0.40mi	5/4.0 (+1)	2,240 (+12%)	7mo	$349,990	$156	45

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: -30.0%
• Equity multiple: 0.03×
• Total profit: $-98,934
• Equity at exit: $54,228

10-year hold

• IRR: -50.7%
• Equity multiple: -0.54×
• Total profit: $-156,683
• Equity at exit: $31,445

Cash invested: $101,833 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,533 high
• Mortgage (P&I): −$1,907
• Tax est. 1.5%: −$455 /mo · $5,455/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-512

Break-even live

Break-even rent $3,182

Max offer price $289,592

Occupancy floor —

Sensitivity live

Price	-10% $-261	-5% $-386	+0% $-512	+5% $-638	+10% $-763
Rent	-10% $-712	-5% $-612	+0% $-512	+5% $-412	+10% $-312
Rate	-1.0pp $-329	-0.5pp $-420	base $-512	+0.5pp $-606	+1.0pp $-702

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: $90,923
• Closing costs: $10,911
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2629 Green River Rd Royse City, TX	4.0	3.0	2182	$2,500	$1.15	26d	1	0.18mi
2629 Green River Rd Royse City, TX	4.0	3.0	2182	$2,500	$1.15	0d	1	0.18mi
2717 Green River Rd Royse City, TX	3.0	2.5	1935	$2,199	$1.14	9d	1	0.20mi
2721 Green River Rd Royse City, TX	4.0	3.5	2289	$2,299	$1.00	45d	1	0.20mi
2420 Green River Rd Royse City, TX	4.0	3.5	2262	$2,700	$1.19	14d	1	0.24mi
2412 Green River Rd Royse City, TX	4.0	3.5	2547	$2,600	$1.02	0d	1	0.25mi
3109 Leatherwood Ln Royse City, TX	4.0	2.0	1800	$2,050	$1.14	1d	1	0.28mi
3109 Leatherwood Ln Royse City, TX	4.0	2.0	1800	$2,295	$1.27	14d	1	0.28mi
2805 Caroline St Royse City, TX	4.0	3.5	2550	$2,450	$0.96	0d	1	0.28mi
2529 Moser Ln Royse City, TX	4.0	3.0	2174	$2,600	$1.20	0d	1	0.29mi
2500 Gaulding St Royse City, TX	4.0	2.5	2628	$2,475	$0.94	0d	1	0.29mi
2413 Spring Side Dr Royse City, TX	4.0	3.0	2164	$2,190	$1.01	45d	1	0.31mi
3100 Leatherwood Ln Royse City, TX	4.0	2.5	2544	$2,600	$1.02	12d	1	0.31mi
3032 Leatherwood Ln Royse City, TX	3.0	2.0	1586	$2,100	$1.32	7d	1	0.32mi
2912 Wooten Trl Royse City, TX	4.0	3.0	2092	$1,895	$0.91	4d	1	0.84mi
505 Banner Ave Royse City, TX	5.0	2.0	2012	$2,180	$1.08	26d	1	0.88mi
505 Banner Ave Royse City, TX	5.0	2.0	2012	$2,180	$1.08	8d	1	0.88mi
305 Banner Ave Royse City, TX	4.0	2.0	1830	$2,350	$1.28	4d	1	0.91mi
2940 Lawson Dr Royse City, TX	5.0	2.0	2012	$2,295	$1.14	7d	1	1.00mi
3745 Prairie Chapel Rd Royse City, TX	4.0	2.0	1962	$2,400	$1.22	0d	1	1.02mi
3032 Zinnia St Royse City, TX	4.0	2.0	1917	$2,000	$1.04	26d	1	1.03mi
3000 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$1,895	$1.00	16d	1	1.05mi
3312 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$2,135	$1.13	0d	1	1.10mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	45d	1	1.10mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	22d	1	1.10mi
201 Corcovado Ave Royse City, TX	4.0	3.0	2323	$3,900	$1.68	45d	1	1.43mi
1825 Lotus St Royse City, TX	4.0	2.0	1996	$2,195	$1.10	4d	1	1.49mi

Listing history 15 events

1. 2026-06-21
   days on market $309,990 Active 346 DOM
2. 2026-06-18
   days on market $309,990 Active 343 DOM
3. 2026-06-17
   days on market $309,990 Active 342 DOM
4. 2026-06-16
   days on market $309,990 Active 341 DOM
5. 2026-06-15
   days on market $309,990 Active 340 DOM
6. 2026-06-13
   days on market $309,990 Active 338 DOM
7. 2026-06-09
   days on market $309,990 Active 334 DOM
8. 2026-06-08
   days on market $309,990 Active 333 DOM
9. 2026-06-07
   days on market $309,990 Active 332 DOM
10. 2026-06-04
    days on market $309,990 Active 329 DOM
11. 2026-06-03
    days on market $309,990 Active 328 DOM
12. 2026-06-02
    days on market $309,990 Active 327 DOM
13. 2026-06-01
    days on market $309,990 Active 326 DOM
14. 2026-05-31
    days on market $309,990 Active 325 DOM
15. 2025-07-10
    listed $309,990 Active 1496-char remark

    Show marketing remark (1496 chars)

    The Bandera is a spacious, 2,001 square foot two-story home, offering 4 bedrooms, 2.5 bathrooms, and a 2-car garage. . Perfect for first-time home buyers or growing families, this home combines modern comfort with functional design, providing ample space for all your needs. Open-Concept Living The main floor features a large open-concept layout that brings together the great room, dining area, and kitchen, creating a bright and inviting space for family gatherings and entertaining. The kitchen features plenty of counter space, and an island that's perfect for casual meals or meal prep. The dining area is conveniently located next to the kitchen, making it easy to host meals and connect with loved ones. First-Floor Owner's Suite The owner's suite, conveniently located on the first floor and at the back of the home for added privacy, is a serene retreat, featuring a spacious walk-in closet and an ensuite bath with dual vanities and a walk-in shower. Upstairs, you'll find three additional bedrooms, each generously sized and sharing a full bath. The layout is perfect for children, guests, or creating a dedicated space for a home office or hobby room. Energy-Efficient Features With energy-efficient features throughout, The Bandera floor plan helps keep utility costs low while maintaining comfort year-round. The two-car garage offers plenty of storage space and direct access to the laundry area. The Bandera's combination of a spacious first floor, thoughtful design, and energ

ⓘ 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: $30,400
• − Mortgage interest: −$20,372
• − Property taxes: −$5,455
• − Insurance: −$1,818
• − Repairs & maintenance: −$2,432
• − Management: −$2,432
• − Depreciation: −$10,580
• Taxable loss: −$12,691
• Est. tax savings @ 24.0%: +$3,046
• After-tax cash flow: $-3,099/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 · 7 photos

Excellent 95/100 None rehab

This Bandera plan home is in excellent condition with no visible repairs needed. It offers a spacious layout and modern amenities, making it an attractive option for first-time buyers or growing families.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Install smart home devices — Improves home's marketability and adds value
• Both Upgrade kitchen appliances — Modern appliances increase appeal and functionality
• Both Add smart thermostat — Enhances comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install smart home devices — Improves home's marketability and adds value ↑
• Both Upgrade kitchen appliances — Modern appliances increase appeal and functionality ↑
• Both Add smart thermostat — Enhances comfort and energy efficiency ↑

ⓘ 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

1 event — show timeline

• 2025-07-10 Listed $309,990 Zillow