817 Loganwood Dr · Royse City, TX 75189

$215,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 27 Days on market

Built 1984 6,621 sqft lot Est $243k · 12% under

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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).

• ARV discount +12.7/15.0
• Cash flow +10.6/30.0
• 1% rule +4.4/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 4 bedroom 2 bath brick home updated with a German Smear on the brick, covered porch and patio. Open living, kitchen and dining. 4th bedroom is garage conversion with large closet. Inside has been updated with decorator colors and fixtures. Bathrooms have been updated with furniture style vanities and fixtures. Hall bath has new shower tile surround. French doors lead to large backyard featuring large covered patio, storage shed and plenty of room to play! Lots to love in this home not to mention the hard to find price point!

Key facts

• 6,621 sq ft lot
• Built 1984
• Listed 27 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (6.4% below list).
• Recommended offer: $196k (8.7% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,810 units permitted in Rockwall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Rockwall County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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.
• Current owner paid $59k; list at $215k implies a 265% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,230 (8.7% 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. 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. 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: 0.94% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.12%
• DSCR: 0.91
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $243,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Rustic Grove Ln	0.20mi	3/2.0	1,395 (-3%)	9mo	$259,480	$186	78
700 Oak Grove Ln	0.12mi	3/2.0	1,305 (-9%)	2mo	$220,900	$169	77
409 Fireside Pl	0.33mi	3/2.0	1,382 (-4%)	2mo	$245,000	$177	76
817 Oak Grove Ln	0.05mi	3/2.5	1,570 (+9%)	6mo	$149,900	$95	76
713 Loganwood Dr	0.08mi	3/2.0	1,300 (-10%)	11mo	$220,000	$169	71
305 Rustic Grove Ln	0.26mi	3/2.0	1,564 (+9%)	6mo	$254,900	$163	69
416 Autumn Trl	0.24mi	3/2.0	1,554 (+8%)	11mo	$285,000	$183	67
717 Loganwood Dr	0.07mi	3/2.0	1,231 (-14%)	10mo	$210,000	$171	64
209 W County Line Rd	0.61mi	3/2.0	1,384 (-4%)	2mo	$225,000	$163	64
1017 N Houston St	0.60mi	3/1.0	1,448 (+1%)	6mo	$199,000	$137	62
813 Live Oak St	0.59mi	2/2.0 (-1)	1,303 (-10%)	0mo	$219,000	$168	51
218 Howard St	0.74mi	3/2.0	1,646 (+14%)	4mo	$279,000	$170	38

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: -23.7%
• Equity multiple: 0.21×
• Total profit: $-47,345
• Equity at exit: $32,057

10-year hold

• IRR: -32.3%
• Equity multiple: -0.20×
• Total profit: $-72,087
• Equity at exit: $18,589

Cash invested: $60,200 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,013 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$479 /mo · $5,750/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-106

Break-even live

Break-even rent $2,147

Max offer price $196,230

Occupancy floor —

Sensitivity live

Price	-10% $15	-5% $-45	+0% $-106	+5% $-167	+10% $-228
Rent	-10% $-265	-5% $-186	+0% $-106	+5% $-27	+10% $53
Rate	-1.0pp $2	-0.5pp $-52	base $-106	+0.5pp $-162	+1.0pp $-219

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
821 Loganwood Dr Royse City, TX	3.0	2.0	1291	$1,725	$1.34	26d	1	0.03mi
721 Oak Grove Ln Royse City, TX	3.0	2.0	1188	$1,805	$1.52	0d	1	0.07mi
412 Pin Oak Ln Royse City, TX	3.0	2.0	1254	$1,800	$1.44	45d	1	0.16mi
412 Pin Oak Ln Royse City, TX	3.0	2.0	1254	$1,800	$1.44	1d	1	0.16mi
1012 Brookhaven Dr Royse City, TX	3.0	2.0	1642	$2,149	$1.31	4d	1	0.18mi
221 Rustic Grove Ln Royse City, TX	3.0	2.0	1233	$1,895	$1.54	45d	1	0.26mi
903 Live Oak St Royse City, TX	2.0	1.5	1372	$1,800	$1.31	45d	1	0.62mi
1017 N Houston St Royse City, TX	3.0	1.0	1448	$1,725	$1.19	45d	1	0.62mi
913 Live Oak St Unit B Royse City, TX	3.0	2.0	1120	$1,600	$1.43	22d	1	0.63mi
209 E Gail Ln Royse City, TX	3.0	1.5	1224	$1,850	$1.51	0d	1	0.77mi
309 S Bell St Royse City, TX	2.0	1.0	1013	$1,500	$1.48	45d	1	0.83mi
1023 Lakes Dr Royse City, TX	2.0–3.0	2.0	1194	$1,749	$1.46	3d	1	0.93mi
315 College St Royse City, TX	3.0	2.0	1254	$1,850	$1.48	5d	1	0.96mi
1313 Waco Turner Royse City, TX	4.0	2.0	1829	$1,821	$1.00	1d	1	0.98mi
524 Timberhaven Trl Royse City, TX	3.0	2.0	1693	$1,900	$1.12	26d	1	1.03mi
609 Rosemary Dr Royse City, TX	3.0	2.0	1759	$1,835	$1.04	7d	1	1.14mi
609 Rosemary Dr Royse City, TX	3.0	2.0	1759	$1,901	$1.08	14d	1	1.14mi
1931 Hellams Ln Unit 1 Royse City, TX	3.0	2.5	1711	$1,995	$1.17	20d	1	1.16mi
713 Cooper Ln Royse City, TX	4.0	2.0	1859	$1,895	$1.02	1d	1	1.17mi
1939 Hellams Ln Unit 1 Royse City, TX	3.0	2.5	1711	$1,995	$1.17	20d	1	1.17mi
1947 Hellams Ln Unit 1 Royse City, TX	3.0	2.5	1850	$2,250	$1.22	7d	1	1.17mi
708 Mackenzie Dr Royse City, TX	4.0	2.0	1779	$1,780	$1.00	45d	1	1.19mi
1501 Kelly Ln Royse City, TX	3.0	2.0	1402	$1,875	$1.34	0d	1	1.22mi
804 Rowdy Dr Royse City, TX	3.0	2.0	1671	$1,700	$1.02	4d	1	1.24mi
1705 Fair Oaks Ln Royse City, TX	3.0	2.0	1833	$1,999	$1.09	45d	1	1.30mi
1612 Audrey Dr Royse City, TX	3.0	2.0	1224	$1,799	$1.47	45d	1	1.32mi
512 Cookston Ln Royse City, TX	3.0	2.0	1598	$1,850	$1.16	26d	1	1.41mi
1904 Louis Miller Dr Royse City, TX	4.0	2.0	1533	$1,950	$1.27	45d	1	1.48mi
1204 Blue Ridge Pl Royse City, TX	4.0	2.0	1751	$2,400	$1.37	4d	1	1.49mi
225 Cookston Ln Royse City, TX	4.0	2.0	1651	$1,825	$1.11	15d	1	1.50mi
225 Cookston Ln Royse City, TX	4.0	2.0	1651	$1,825	$1.11	26d	1	1.50mi

Listing history 10 events

1. 2026-05-11
   price $215,000
2. 2026-04-19
   status Pending
3. 2026-04-13
   historical Active Option Contract
4. 2026-03-23
   listed $225,000 Active
5. 2023-07-11
   soldstatus
6. 2023-07-07
   soldstatus Closed 536-char remark

   Show marketing remark (536 chars)

   Cute 4 bedroom 2 bath brick home updated with a German Smear on the brick, covered porch and patio. Open living, kitchen and dining. 4th bedroom is garage conversion with large closet. Inside has been updated with decorator colors and fixtures. Bathrooms have been updated with furniture style vanities and fixtures. Hall bath has new shower tile surround. French doors lead to large backyard featuring large covered patio, storage shed and plenty of room to play! Lots to love in this home not to mention the hard to find price point!

7. 2023-06-14
   status Pending 536-char remark

   Show marketing remark (536 chars)

   Cute 4 bedroom 2 bath brick home updated with a German Smear on the brick, covered porch and patio. Open living, kitchen and dining. 4th bedroom is garage conversion with large closet. Inside has been updated with decorator colors and fixtures. Bathrooms have been updated with furniture style vanities and fixtures. Hall bath has new shower tile surround. French doors lead to large backyard featuring large covered patio, storage shed and plenty of room to play! Lots to love in this home not to mention the hard to find price point!

8. 2023-06-08
   historical Active Option Contract 536-char remark

   Show marketing remark (536 chars)

   Cute 4 bedroom 2 bath brick home updated with a German Smear on the brick, covered porch and patio. Open living, kitchen and dining. 4th bedroom is garage conversion with large closet. Inside has been updated with decorator colors and fixtures. Bathrooms have been updated with furniture style vanities and fixtures. Hall bath has new shower tile surround. French doors lead to large backyard featuring large covered patio, storage shed and plenty of room to play! Lots to love in this home not to mention the hard to find price point!

9. 2023-05-30
   listed $260,000 Active 536-char remark

   Show marketing remark (536 chars)

   Cute 4 bedroom 2 bath brick home updated with a German Smear on the brick, covered porch and patio. Open living, kitchen and dining. 4th bedroom is garage conversion with large closet. Inside has been updated with decorator colors and fixtures. Bathrooms have been updated with furniture style vanities and fixtures. Hall bath has new shower tile surround. French doors lead to large backyard featuring large covered patio, storage shed and plenty of room to play! Lots to love in this home not to mention the hard to find price point!

10. 1998-07-30
    soldstatus $58,968

ⓘ 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: $5,750 · $479/mo
• Projected year-2 tax: $5,750 · $479/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 · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,152
• − Mortgage interest: −$12,043
• − Property taxes: −$5,750
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − Depreciation: −$6,255
• Taxable loss: −$4,836
• Est. tax savings @ 24.0%: +$1,161
• After-tax cash flow: $-115/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: 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 (Rockwall County) Hauer SSP2

• Today (2025): 118,396 people
• By 2030: 132,209 · +11.7%
• By 2040: 159,538 · +34.7%
• By 2050: 185,299 · +56.5%
• By 2075: 243,489 · +105.7%
• By 2100: 277,814 · +134.6%

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 · Rockwall

• 2024 margin: Solid R (+40.9) · D 29.1% · R 70.0%
• 2008→2024 swing: +5.3pp toward D · 2008: -46.2pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+37.7 2016: R+47.5 2012: R+53.3 2008: R+46.2

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

+264.6% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $215,000 NTREIS
• 2026-04-19 Pending — NTREIS
• 2026-04-13 Contingent — NTREIS
• 2026-03-23 Listed $225,000 NTREIS
• 2023-07-11 Sold (Public Records) — Public Records
• 2023-07-07 Sold (MLS) — NTREIS
• 2023-06-14 Pending — NTREIS
• 2023-06-08 Contingent — NTREIS
• 2023-05-30 Listed $260,000 NTREIS
• 1998-07-30 Sold (Public Records) $58,968 Public Records

Property tax history

+5.9%/yr

Latest (2025): $5,750 · +3.7% YoY. Source: county tax records.