The Bandera Plan · Royse City, TX 75189

$309,990

4 bd · 2.5 ba · 2,001 sqft · SingleFamily · 440 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 +7.0/30.0
• Condition / age +4.8/5.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• Rent growth +2.2/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• 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.

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 — $363,587.

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 $-529 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (19.0% below list).
• Recommended offer: $251k (19.0% 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); 1884 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 88d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 440 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Recommended offer $251,096 (19.0% 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 440 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: 0.69% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.24%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $363,587
• List price: $309,990
• Delta: -14.74%
• 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%)	4mo	$340,000	$168	88
2449 Wheatfield Nook Rd	0.11mi	4/3.0	2,007 (+0%)	9mo	$350,000	$174	85
2005 Leighton Top Rdg	0.15mi	4/3.0	2,173 (+9%)	3mo	$407,640	$188	74
2601 Moser Ln	0.27mi	3/2.0 (-1)	2,013 (+1%)	7mo	$279,900	$139	73
3108 Round Rock Rd	0.26mi	4/2.0	2,148 (+7%)	1mo	$289,900	$135	73
2508 Green River Rd	0.20mi	4/3.0	2,242 (+12%)	2mo	$305,000	$136	67
2240 Aspen Chase Dr	0.06mi	4/2.0	1,709 (-15%)	7mo	$307,000	$180	65
2932 Beau Daniel Dr	0.48mi	3/2.0 (-1)	1,977 (-1%)	5mo	$310,000	$157	64
3016 Beau Daniel Dr	0.43mi	4/3.0	2,173 (+9%)	1mo	$369,990	$170	62
2404 Spring Side Dr	0.32mi	4/3.0	2,173 (+9%)	9mo	$374,445	$172	61
3000 Beau Daniel Dr	0.45mi	3/2.0 (-1)	1,711 (-14%)	4mo	$330,135	$193	44
2256 Aspen Chase Dr	0.40mi	5/4.0 (+1)	2,240 (+12%)	10mo	$349,990	$156	43

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: -30.4%
• Equity multiple: 0.02×
• Total profit: $-99,930
• Equity at exit: $54,212

10-year hold

• IRR: -52.0%
• Equity multiple: -0.56×
• Total profit: $-158,686
• Equity at exit: $31,436

Cash invested: $101,804 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 115 active · 43 under contract
• Months of supply: 22.3 mo (4%/mo absorbed)
• Median asking: $325,490 ($168/sqft)
• Median days on market: 93 d
• This list price: 28% of active listings are priced below it
• ARV vs active asking: +8.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75189

• Home prices YoY: -25.0%
• Rents YoY: -1.1%
• Active inventory: 1884
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,511 high
• Mortgage (P&I): −$1,907
• Tax est. 1.5%: −$454 /mo · $5,454/yr
• Insurance: −$151
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-529

Break-even live

Break-even rent $3,181

Max offer price $287,040

Occupancy floor —

Sensitivity live

Price	-10% $-278	-5% $-403	+0% $-529	+5% $-655	+10% $-780
Rent	-10% $-727	-5% $-628	+0% $-529	+5% $-430	+10% $-331
Rate	-1.0pp $-346	-0.5pp $-437	base $-529	+0.5pp $-623	+1.0pp $-719

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: $90,897
• Closing costs: $10,908
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2629 Green River Rd Royse City, TX	4.0	3.0	2182	$2,400	$1.10	0d	1	0.18mi
2629 Green River Rd Royse City, TX	4.0	3.0	2182	$2,500	$1.15	120d	1	0.18mi
2717 Green River Rd Royse City, TX	3.0	2.5	1935	$2,199	$1.14	103d	1	0.20mi
2717 Green River Rd Royse City, TX	3.0	2.5	1990	$2,200	$1.11	0d	1	0.20mi
2717 Green River Rd Royse City, TX	3.0	3.0	1935	$2,099	$1.08	19d	1	0.20mi
2721 Green River Rd Royse City, TX	4.0	3.5	2289	$2,299	$1.00	139d	1	0.20mi
2401 Green River Rd Royse City, TX	4.0	3.0	2184	$2,300	$1.05	0d	1	0.24mi
2401 Green River Rd Royse City, TX	4.0	3.0	2184	$2,700	$1.24	77d	1	0.24mi
2420 Green River Rd Royse City, TX	4.0	3.5	2262	$2,700	$1.19	108d	1	0.24mi
2412 Green River Rd Royse City, TX	4.0	3.5	2547	$2,600	$1.02	69d	1	0.25mi
2616 Gaulding St Royse City, TX	3.0	2.5	1941	$2,300	$1.18	0d	1	0.26mi
3109 Leatherwood Ln Royse City, TX	4.0	2.0	1800	$2,050	$1.14	88d	1	0.28mi
3109 Leatherwood Ln Royse City, TX	4.0	2.0	1800	$2,295	$1.27	108d	1	0.28mi
2805 Caroline St Royse City, TX	4.0	3.5	2550	$2,450	$0.96	93d	1	0.28mi
2529 Moser Ln Royse City, TX	4.0	3.0	2174	$2,600	$1.20	90d	1	0.29mi
2500 Gaulding St Royse City, TX	4.0	2.5	2628	$2,475	$0.94	75d	1	0.29mi
2500 Gaulding St Royse City, TX	4.0	2.5	2628	$2,475	$0.94	93d	1	0.29mi
2413 Spring Side Dr Royse City, TX	4.0	3.0	2164	$2,190	$1.01	139d	1	0.31mi
3100 Leatherwood Ln Royse City, TX	4.0	2.5	2544	$2,600	$1.02	106d	1	0.31mi
3032 Leatherwood Ln Royse City, TX	3.0	2.0	1586	$2,000	$1.26	47d	1	0.32mi
2828 Spring Side Dr Royse City, TX	4.0	3.0	2173	$2,500	$1.15	0d	1	0.41mi
2912 Wooten Trl Royse City, TX	4.0	3.0	2092	$1,895	$0.91	98d	1	0.84mi
505 Banner Ave Royse City, TX	5.0	2.0	2012	$2,180	$1.08	120d	1	0.88mi
505 Banner Ave Royse City, TX	5.0	2.0	2012	$2,180	$1.08	102d	1	0.88mi
305 Banner Ave Royse City, TX	4.0	2.0	1830	$2,350	$1.28	98d	1	0.91mi
2920 Roper St Royse City, TX	4.0	2.0	1892	$2,200	$1.16	11d	1	0.95mi
2940 Lawson Dr Royse City, TX	5.0	2.0	2012	$2,295	$1.14	87d	1	1.00mi
2900 Buttonbush Dr Royse City, TX	4.0	2.0	1924	$2,149	$1.12	11d	1	1.01mi
3745 Prairie Chapel Rd Royse City, TX	4.0	2.0	1962	$2,200	$1.12	0d	1	1.02mi
3032 Zinnia St Royse City, TX	4.0	2.0	1917	$2,000	$1.04	120d	1	1.03mi
3000 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$1,895	$1.00	110d	1	1.05mi
3312 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$2,060	$1.09	80d	1	1.10mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	139d	1	1.10mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	116d	1	1.10mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,795	$0.94	84d	1	1.10mi
1609 Gulin St Royse City, TX	5.0	3.0	2845	$3,000	$1.05	0d	1	1.30mi
1708 Calanques St Royse City, TX	4.0	2.0	1898	$2,500	$1.32	51d	1	1.38mi
201 Corcovado Ave Royse City, TX	4.0	3.0	2323	$3,900	$1.68	4d	1	1.43mi
5308 Agalinis Ave Royse City, TX	4.0	2.0	1760	$1,790	$1.02	0d	1	1.46mi
1825 Lotus St Royse City, TX	4.0	2.0	1996	$1,995	$1.00	39d	1	1.49mi

Listing history 50 events

1. 2026-09-23
   days on market $309,990 Active 440 DOM
2. 2026-09-22
   days on market $309,990 Active 439 DOM
3. 2026-09-21
   days on market $309,990 Active 438 DOM
4. 2026-09-19
   days on market $309,990 Active 436 DOM
5. 2026-09-18
   days on market $309,990 Active 435 DOM
6. 2026-09-17
   days on market $309,990 Active 434 DOM
7. 2026-09-16
   days on market $309,990 Active 433 DOM
8. 2026-09-15
   days on market $309,990 Active 432 DOM
9. 2026-09-14
   days on market $309,990 Active 431 DOM
10. 2026-09-13
    days on market $309,990 Active 430 DOM
11. 2026-09-13
    remarks 699-char remark
12. 2026-09-12
    days on market $309,990 Active 429 DOM
13. 2026-09-11
    days on market $309,990 Active 428 DOM
14. 2026-09-05
    days on market $309,990 Active 422 DOM
15. 2026-09-04
    days on market $309,990 Active 421 DOM
16. 2026-09-02
    days on market $309,990 Active 419 DOM
17. 2026-08-31
    days on market $309,990 Active 417 DOM
18. 2026-08-29
    days on market $309,990 Active 415 DOM
19. 2026-08-28
    days on market $309,990 Active 414 DOM
20. 2026-08-27
    days on market $309,990 Active 413 DOM
21. 2026-08-25
    days on market $309,990 Active 411 DOM
22. 2026-08-24
    days on market $309,990 Active 410 DOM
23. 2026-08-23
    days on market $309,990 Active 409 DOM
24. 2026-08-22
    days on market $309,990 Active 408 DOM
25. 2026-08-21
    days on market $309,990 Active 407 DOM
26. 2026-08-20
    days on market $309,990 Active 406 DOM
27. 2026-08-19
    days on market $309,990 Active 405 DOM
28. 2026-08-18
    days on market $309,990 Active 404 DOM
29. 2026-08-17
    days on market $309,990 Active 403 DOM
30. 2026-08-16
    days on market $309,990 Active 402 DOM
31. 2026-08-15
    days on market $309,990 Active 401 DOM
32. 2026-08-14
    days on market $309,990 Active 400 DOM
33. 2026-08-13
    days on market $309,990 Active 399 DOM
34. 2026-08-12
    days on market $309,990 Active 398 DOM
35. 2026-08-11
    days on market $309,990 Active 397 DOM
36. 2026-08-10
    days on market $309,990 Active 396 DOM
37. 2026-08-09
    days on market $309,990 Active 395 DOM
38. 2026-08-08
    days on market $309,990 Active 394 DOM
39. 2026-08-06
    days on market $309,990 Active 392 DOM
40. 2026-08-05
    days on market $309,990 Active 391 DOM
41. 2026-08-04
    days on market $309,990 Active 390 DOM
42. 2026-08-03
    days on market $309,990 Active 389 DOM
43. 2026-07-31
    days on market $309,990 Active 386 DOM
44. 2026-07-30
    days on market $309,990 Active 384 DOM
45. 2026-07-28
    days on market $309,990 Active 383 DOM
46. 2026-07-26
    days on market $309,990 Active 381 DOM
47. 2026-07-24
    days on market $309,990 Active 379 DOM
48. 2026-07-23
    days on market $309,990 Active 378 DOM
49. 2026-07-22
    days on market $309,990 Active 377 DOM
50. 2026-07-21
    days on market $309,990 Active 376 DOM

ⓘ 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: $30,132
• − Mortgage interest: −$20,367
• − Property taxes: −$5,454
• − Insurance: −$1,818
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − Depreciation: −$10,577
• Taxable loss: −$12,905
• Est. tax savings @ 24.0%: +$3,097
• After-tax cash flow: $-3,251/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 ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Davis El D- TX #1,080/4,322 Nat'l #15,452/41,679 High Royse City H S D- TX #621/1,632 Nat'l #6,621/17,239

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

B Composite livability gradescore 75/100

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 · 97,090 people
• 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: 22% of renters

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Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

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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%

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Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

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

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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