Desoto Plan · Royse City, TX 75189

$267,990

3 bd · 2.0 ba · 1,800 sqft · SingleFamily · 1010 Days on market

Excellent condition ↓ 9% since listing

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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 +4.2/10.0
• 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

Welcome to the Desoto floorplan. Searching for the best in both function and form? Look no further than this single-story, Smart Series design. This floorplan features 3 bedrooms, 2 bathrooms, and 1,800 square feet of functional living space.

Key facts

• 2 garage spots
• Listed 1009 days

🏗️ New construction. The $267,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $310,866.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $268k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-439 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (19.2% below list).
• Recommended offer: $216k (19.2% 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); 1569 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 49d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,289 units permitted in Hunt County in 2024 (527 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.
• 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 1010 days — a 12% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $216,412 (19.2% 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 1010 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: 0.70% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.05%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $310,866
• List price: $267,990
• Delta: -13.79%
• 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
1229 Cedar Cove Pl	0.13mi	3/2.0	1,884 (+5%)	4mo	$250,000	$133	82
3112 Burwood Ln	0.18mi	3/2.0	1,720 (-4%)	3mo	$249,900	$145	82
3017 Oak Crest Dr	0.22mi	3/2.0	1,864 (+4%)	4mo	$299,999	$161	80
1228 Koto Wood Dr	0.28mi	3/2.0	1,608 (-11%)	2mo	$269,000	$167	67
1213 River Oak Ln	0.25mi	4/2.0 (+1)	1,960 (+9%)	7mo	$251,000	$128	63
3121 Emory Oak Way	0.22mi	4/2.0 (+1)	1,550 (-14%)	3mo	$253,500	$164	59
1704 River Oak Ln	0.44mi	3/2.0	1,530 (-15%)	0mo	$237,000	$155	54
2004 Strongbark Dr	0.62mi	4/2.0 (+1)	1,652 (-8%)	2mo	$252,500	$153	51
124 Sutter Ln	0.55mi	4/2.0 (+1)	1,958 (+9%)	6mo	$285,000	$146	50
1217 Acacia Dr	0.65mi	4/2.0 (+1)	1,996 (+11%)	5mo	$298,490	$150	42
3229 Sunny Hill Way	0.70mi	3/2.0	2,023 (+12%)	7mo	$285,000	$141	40
1929 Berrywood Dr	0.63mi	4/3.0 (+1)	2,065 (+15%)	0mo	$294,999	$143	37

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: -30.1%
• Equity multiple: 0.03×
• Total profit: $-84,622
• Equity at exit: $46,351

10-year hold

• IRR: -50.8%
• Equity multiple: -0.54×
• Total profit: $-134,041
• Equity at exit: $26,878

Cash invested: $87,043 (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: 66 active · 19 under contract
• Months of supply: 13.7 mo (7%/mo absorbed)
• Median asking: $286,495 ($157/sqft)
• Median days on market: 126 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +10.0% 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: 1569
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,164 high
• Mortgage (P&I): −$1,630
• Tax est. 1.5%: −$389 /mo · $4,663/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-439

Break-even live

Break-even rent $2,719

Max offer price $247,390

Occupancy floor —

Sensitivity live

Price	-10% $-224	-5% $-331	+0% $-439	+5% $-546	+10% $-654
Rent	-10% $-610	-5% $-524	+0% $-439	+5% $-353	+10% $-268
Rate	-1.0pp $-282	-0.5pp $-360	base $-439	+0.5pp $-519	+1.0pp $-601

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: $77,717
• Closing costs: $9,326
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1929 Indian Grass Dr Royse City, TX	4.0	2.0	2106	$2,400	$1.14	15d	1	0.01mi
3008 Lakewood Ln Royse City, TX	4.0	3.0	2364	$2,099	$0.89	48d	1	0.03mi
3008 Lakewood Ln Royse City, TX	4.0	3.0	2364	$2,099	$0.89	51d	1	0.03mi
1204 Cedar Cove Pl Royse City, TX	3.0	2.0	1450	$1,925	$1.33	73d	1	0.18mi
3105 Oak Crest Dr Royse City, TX	3.0	2.0	1864	$1,929	$1.03	71d	1	0.24mi
1217 River Oak Ln Royse City, TX	4.0	2.0	1797	$1,850	$1.03	1d	1	0.25mi
1501 Applegate Way Royse City, TX	3.0	2.0	1600	$1,995	$1.25	7d	1	0.26mi
1328 River Oak Ln Royse City, TX	4.0	2.0	2196	$2,350	$1.07	36d	1	0.37mi
1300 Land Oak Rd Royse City, TX	3.0	2.5	1970	$2,000	$1.02	19d	1	0.40mi
1300 Land Oak Rd Royse City, TX	3.0	2.5	1970	$1,945	$0.99	28d	1	0.40mi
1313 Honeywood Ln Royse City, TX	3.0	2.0	1433	$1,700	$1.19	43d	1	0.42mi
1309 Honeywood Ln Royse City, TX	3.0	2.0	1514	$1,746	$1.15	48d	1	0.42mi
1309 Honeywood Ln Royse City, TX	3.0	2.0	1514	$1,635	$1.08	42d	1	0.42mi
1608 River Oak Ln Royse City, TX	4.0	2.0	1801	$1,996	$1.11	42d	1	0.42mi
1201 Honeywood Ln Royse City, TX	4.0	2.5	2077	$1,995	$0.96	33d	1	0.43mi
1309 Alder Tree Ln Royse City, TX	4.0	2.5	1532	$1,876	$1.22	0d	1	0.48mi
1225 Alder Tree Ln Royse City, TX	3.0	2.5	2181	$1,950	$0.89	43d	1	0.48mi
1216 Alder Tree Ln Royse City, TX	4.0	2.5	2260	$1,899	$0.84	12d	1	0.51mi
1817 Berrywood Dr Royse City, TX	3.0	2.0	1406	$1,995	$1.42	3d	1	0.52mi
1401 Silver Maple Ln Royse City, TX	4.0	2.5	1977	$2,200	$1.11	14d	1	0.54mi
1125 Silver Maple Ln Royse City, TX	3.0	2.0	1444	$1,895	$1.31	93d	1	0.54mi
1125 Silver Maple Ln Royse City, TX	3.0	2.0	1590	$1,895	$1.19	73d	1	0.54mi
3213 Shady River Trl Royse City, TX	3.0	2.0	1858	$1,849	$1.00	71d	1	0.55mi
1312 Silver Maple Ln Royse City, TX	3.0	2.5	1406	$1,695	$1.21	93d	1	0.56mi
1008 Silver Maple Ln Royse City, TX	4.0	3.0	2097	$2,050	$0.98	26d	1	0.58mi
1321 Basswood Ln Royse City, TX	4.0	2.0	1572	$1,820	$1.16	7d	1	0.59mi
523 Francis Ln Royse City, TX	4.0	3.0	2029	$2,299	$1.13	93d	1	0.61mi
1004 Basswood Ln Royse City, TX	4.0	2.0	2097	$1,995	$0.95	64d	1	0.63mi
1817 Acacia Dr Royse City, TX	4.0	3.0	2118	$2,000	$0.94	63d	1	0.64mi
208 Sunny Corner Rd Royse City, TX	3.0	2.0	1780	$1,695	$0.95	69d	1	0.66mi
2113 Tulipwood Dr Royse City, TX	4.0	2.0	1857	$2,075	$1.12	51d	1	0.70mi
2102 Fimbry Dr Royse City, TX	3.0	2.0	1605	$1,850	$1.15	0d	1	0.72mi
2124 Tulipwood Dr Royse City, TX	4.0	2.0	1703	$2,200	$1.29	68d	1	0.73mi
1825 Damianita Dr Royse City, TX	4.0	2.0	1999	$2,100	$1.05	64d	1	0.74mi
2128 Whispering Sage Blvd Royse City, TX	4.0	2.5	2306	$2,400	$1.04	73d	1	0.75mi
2133 Tulipwood Dr Royse City, TX	4.0	2.0	1770	$2,295	$1.30	93d	1	0.76mi
2137 Whispering Sage Blvd Royse City, TX	4.0	2.0	1815	$2,100	$1.16	0d	1	0.77mi
1828 Elderberry St Royse City, TX	3.0	2.0	1907	$1,995	$1.05	64d	1	0.77mi
1808 Fox Glove St Royse City, TX	4.0	3.0	2367	$1,999	$0.84	25d	1	0.79mi
3140 Overlook Dr Royse City, TX	4.0	2.0	1866	$2,200	$1.18	93d	1	0.82mi

Listing history 50 events

1. 2026-08-08
   days on market $267,990 Active 1010 DOM
2. 2026-08-06
   days on market $267,990 Active 1008 DOM
3. 2026-08-05
   days on market $267,990 Active 1007 DOM
4. 2026-08-04
   days on market $267,990 Active 1006 DOM
5. 2026-08-03
   days on market $267,990 Active 1005 DOM
6. 2026-07-31
   days on market $267,990 Active 1002 DOM
7. 2026-07-30
   days on market $267,990 Active 1000 DOM
8. 2026-07-28
   days on market $267,990 Active 999 DOM
9. 2026-07-26
   days on market $267,990 Active 997 DOM
10. 2026-07-24
    days on market $267,990 Active 995 DOM
11. 2026-07-23
    days on market $267,990 Active 994 DOM
12. 2026-07-22
    days on market $267,990 Active 993 DOM
13. 2026-07-21
    days on market $267,990 Active 992 DOM
14. 2026-07-20
    days on market $267,990 Active 991 DOM
15. 2026-07-18
    days on market $267,990 Active 989 DOM
16. 2026-07-18
    days on market $267,990 Active 988 DOM
17. 2026-07-16
    days on market $267,990 Active 987 DOM
18. 2026-07-15
    days on market $267,990 Active 986 DOM
19. 2026-07-14
    days on market $267,990 Active 985 DOM
20. 2026-07-13
    days on market $267,990 Active 984 DOM
21. 2026-07-13
    days on market $267,990 Active 983 DOM
22. 2026-07-11
    days on market $267,990 Active 982 DOM
23. 2026-07-10
    days on market $267,990 Active 981 DOM
24. 2026-07-09
    days on market $267,990 Active 980 DOM
25. 2026-07-07
    days on market $267,990 Active 978 DOM
26. 2026-07-06
    days on market $267,990 Active 977 DOM
27. 2026-07-06
    days on market $267,990 Active 976 DOM
28. 2026-07-05
    days on market $267,990 Active 975 DOM
29. 2026-07-03
    days on market $267,990 Active 974 DOM
30. 2026-07-02
    days on market $267,990 Active 973 DOM
31. 2026-07-01
    days on market $267,990 Active 972 DOM
32. 2026-06-30
    days on market $267,990 Active 971 DOM
33. 2026-06-29
    days on market $267,990 Active 970 DOM
34. 2026-06-28
    days on market $267,990 Active 969 DOM
35. 2026-06-27
    days on market $267,990 Active 968 DOM
36. 2026-06-26
    days on market $267,990 Active 967 DOM
37. 2026-06-24
    days on market $267,990 Active 965 DOM
38. 2026-06-22
    days on market $267,990 Active 963 DOM
39. 2026-06-21
    days on market $267,990 Active 962 DOM
40. 2026-06-18
    days on market $267,990 Active 959 DOM
41. 2026-06-17
    days on market $267,990 Active 958 DOM
42. 2026-06-16
    days on market $267,990 Active 957 DOM
43. 2026-06-15
    days on market $267,990 Active 956 DOM
44. 2026-06-13
    days on market $267,990 Active 954 DOM
45. 2026-06-09
    days on market $267,990 Active 950 DOM
46. 2026-06-08
    days on market $267,990 Active 949 DOM
47. 2026-06-07
    days on market $267,990 Active 948 DOM
48. 2026-06-04
    days on market $267,990 Active 945 DOM
49. 2026-06-03
    days on market $267,990 Active 944 DOM
50. 2026-06-02
    days on market $267,990 Active 943 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 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: $25,969
• − Mortgage interest: −$17,413
• − Property taxes: −$4,663
• − Insurance: −$1,554
• − Repairs & maintenance: −$2,078
• − Management: −$2,078
• − Depreciation: −$9,043
• Taxable loss: −$10,860
• Est. tax savings @ 24.0%: +$2,606
• After-tax cash flow: $-2,658/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 · 13 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can enhance the home's appeal ↑
• Resale Landscaping the front yard — A well-maintained yard can increase curb appeal ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers ↑
• Rental Installing a smart thermostat — Smart thermostats can reduce energy costs and attract renters ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Davis El D- TX #1,080/4,322 Nat'l #15,452/41,679 Middle Ouida Baley Middle F TX #911/1,662 Nat'l #7,937/14,009 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

• County: Rockwall County · 97,090 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: 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

-8.5% since first listed

14 events — show timeline

• 2026-03-11 Price Changed $267,990 Zillow
• 2026-01-08 Price Changed $266,990 Zillow
• 2025-03-21 Price Changed $265,990 Zillow
• 2025-02-06 Price Changed $275,990 Zillow
• 2025-01-07 Price Changed $270,990 Zillow
• 2024-08-31 Price Changed $269,990 Zillow
• 2024-07-13 Price Changed $289,990 Zillow
• 2024-07-13 Price Changed $293,990 Zillow
• 2024-05-25 Price Changed $303,990 Zillow
• 2024-02-23 Price Changed $299,990 Zillow
• 2024-02-01 Price Changed $293,990 Zillow
• 2023-12-16 Relisted — Zillow
• 2023-12-16 Delisted — Zillow
• 2023-11-01 Listed $292,990 Zillow