222 Nacona Ct · Royse City, TX 75189

$67,800

2 bd · 2.0 ba · 896 sqft · Manufactured public records · 17 Days on market

Built 2006 $76/sqft · 69% below area ↓ 31% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2006 Fleetwood home features a split 2-bedroom, 2-bathroom layout with upgrades all throughout. Including all Whirlpool stainless steel appliances under warranty and a NEST thermostat for energy saving convenience. This cozy home features upgraded vinyl tile flooring and modern countertops. This home also has a front deck and rear deck, with 2 driveways and a 6FT X 4FT steel utility storage shed with doors. This home is equipped with centralized AC and heat and has electric washer and dryer connections. This home is currently located in the YES Community Lakewood Estates in Royse City. There is a lot rent of $811/month plus water and sewer. The community offers a pool and kids playground. This home can also be moved to your choice. PRICED TO SELL AND MOTIVATED! I HAVE A LOAN OFFICER AVAILABLE FOR FINANCING!

Key facts

• Open-floor plan
• Double driveway
• Spacious living area

Tags

• OPEN-FLOOR PLAN
• SPACIOUS LIVING AREA
• UPDATED KITCHEN
• OUTDOOR STORAGE SHED
• DOUBLE DRIVEWAY
• SEPARATE ENTRANCES

🏷️ Possibly a rental listed for sale. The $67,800 price doesn't fit this home's estimated sale value (~$220,871) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $857 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $67k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.5% 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: schools C-, 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.
• Market conditions: Rents soft (-1.1%/yr); 1288 active listings in the ZIP; 3 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).
• This rent is only 17% of the median local income ($117k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $469 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 51% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $66,783 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.41% ✓
• Cap rate: 21.45%
• Cash-on-cash: 54.15%
• DSCR: 3.41
• GRM: 3.5

CMA / ARV

• ARV (median comp): $220,871
• List price: $67,800
• Delta: -79.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 48.9%
• Equity multiple: 3.04×
• Total profit: $38,783
• Equity at exit: $10,109

10-year hold

• IRR: 53.3%
• Equity multiple: 5.51×
• Total profit: $85,526
• Equity at exit: $5,862

Cash invested: $18,984 (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: 1288
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,634 medium
• Mortgage (P&I): −$356
• Tax from tax record: −$51 /mo · $609/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $857

Break-even live

Break-even rent $550

Max offer price $67,800

Occupancy floor 43%

Sensitivity live

Price	-10% $895	-5% $876	+0% $857	+5% $837	+10% $818
Rent	-10% $727	-5% $792	+0% $857	+5% $921	+10% $986
Rate	-1.0pp $891	-0.5pp $874	base $857	+0.5pp $839	+1.0pp $821

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: $16,950
• Closing costs: $2,034
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1023 Lakes Dr Royse City, TX	2.0–3.0	2.0	1194	$1,399	$1.17	2d	1	0.10mi
309 S Bell St Royse City, TX	2.0	1.0	1013	$1,500	$1.48	44d	1	0.64mi
913 Live Oak St Unit B Royse City, TX	3.0	2.0	1120	$1,600	$1.43	21d	1	1.13mi

Listing history 17 events

1. 2026-06-18
   days on market $67,800 Active 17 DOM
2. 2026-06-17
   days on market $67,800 Active 16 DOM
3. 2026-06-16
   days on market $67,800 Active 15 DOM
4. 2026-06-15
   days on market $67,800 Active 14 DOM
5. 2026-06-13
   days on market $67,800 Active 12 DOM
6. 2026-06-09
   days on market $67,800 Active 8 DOM
7. 2026-06-08
   days on market $67,800 Active 7 DOM
8. 2026-06-07
   days on market $67,800 Active 6 DOM
9. 2026-06-04
   days on market $67,800 Active 3 DOM
10. 2026-06-03
    days on market $67,800 Active 2 DOM
11. 2026-06-02
    pricedays on marketlisting id $67,800 Active 1 DOM
12. 2026-06-01
    days on market $45,000 Active 208 DOM
13. 2026-05-31
    days on market $45,000 Active 207 DOM
14. 2025-11-05
    listed $45,000 Active 832-char remark

    Show marketing remark (832 chars)

    This charming 2006 Fleetwood home features a split 2-bedroom, 2-bathroom layout with upgrades all throughout. Including all Whirlpool stainless steel appliances under warranty and a NEST thermostat for energy saving convenience. This cozy home features upgraded vinyl tile flooring and modern countertops. This home also has a front deck and rear deck, with 2 driveways and a 6FT X 4FT steel utility storage shed with doors. This home is equipped with centralized AC and heat and has electric washer and dryer connections. This home is currently located in the YES Community Lakewood Estates in Royse City. There is a lot rent of $811/month plus water and sewer. The community offers a pool and kids playground. This home can also be moved to your choice. PRICED TO SELL AND MOTIVATED! I HAVE A LOAN OFFICER AVAILABLE FOR FINANCING!

15. 2025-11-04
    historical
16. 2025-11-04
    price $59,900
17. 2025-10-22
    listed $64,900 Active

ⓘ 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: $609 · $51/mo
• Projected year-2 tax: $1,241 · $103/mo
• Expected delta: +$632/yr (+$53/mo · 103.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,612
• − Mortgage interest: −$3,798
• − Property taxes: −$609
• − Insurance: −$339
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$1,972
• Taxable income: $9,756
• Est. tax owed @ 24.0%: −$2,341
• After-tax cash flow: $7,937/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

-30.7% since first listed

4 events — show timeline

• 2025-11-05 Listed $45,000 ForSaleByOwner.com
• 2025-11-04 Listing Removed — NTREIS
• 2025-11-04 Price Changed $59,900 NTREIS
• 2025-10-22 Listed $64,900 NTREIS

Property tax history

+3.0%/yr

Latest (2025): $609 · -1.6% YoY. Source: county tax records.