3133 Sunny Hill Way · Royse City, TX 75189

$255,000

3 bd · 2.0 ba · 1,858 sqft · SingleFamily public records · 94 Days on market

Built 2017 5,924 sqft lot $137/sqft · 20% below area Est $317k · 20% under $56/mo HOA · 2% of rent

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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 +15.0/15.0
• Cash flow +7.6/30.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller will assist with closing costs or rate buy down through a preferred lender. Beautiful property in Royse City that would make a perfect starter home. This residence features an open layout that is ideal for entertaining. The kitchen is a standout highlight, offering extensive granite counter space paired with beautiful 42-inch stained wood cabinetry. Additionally, the home includes a large master suite with a spacious walk-in closet and a nice covered patio for outdoor enjoyment.

Key facts

• Large master suite
• Open layout
• Covered patio

Tags

• OPEN LAYOUT
• GRANITE COUNTER SPACE
• 42 INCH STAINED WOOD CABINETRY
• LARGE MASTER SUITE
• SPACIOUS WALK-IN CLOSET
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-308 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (11.0% below list).
• Recommended offer: $201k (21.3% below list) — sets the bar for cash-flow.

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); 1301 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $8k 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 94 days — a 9% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $45k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,662 (21.3% 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 94 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.17%
• DSCR: 0.77
• GRM: 9.4

CMA / ARV

• ARV (median comp): $317,248
• List price: $255,000
• Delta: -16.47%
• 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
307 Lilac View Ln	0.24mi	4/2.0 (+1)	1,830 (-2%)	1mo	$305,000	$167	80
3137 Honeycomb Way	0.05mi	4/2.0 (+1)	2,003 (+8%)	2mo	$294,999	$147	78
252 Sunny Corner Rd	0.16mi	4/2.0 (+1)	2,003 (+8%)	1mo	$279,900	$140	74
5024 Strait Way	0.33mi	4/3.0 (+1)	1,885 (+2%)	3mo	$356,375	$189	70
2625 Mockingbird St	0.59mi	3/2.0	1,869 (+1%)	3mo	$249,000	$133	69
3401 Oak Ln	0.58mi	3/2.0	1,894 (+2%)	2mo	$314,900	$166	68
3000 Spruce St	0.32mi	3/2.0	1,628 (-12%)	1mo	$265,000	$163	64
3220 Overstreet Ln	0.31mi	4/2.0 (+1)	2,046 (+10%)	1mo	$288,000	$141	63
4022 Yellowstone Rd	0.44mi	3/2.0	2,063 (+11%)	0mo	$379,990	$184	61
4260 Anglers Way	0.44mi	3/2.0	2,063 (+11%)	1mo	$369,990	$179	60
3025 Spruce St	0.30mi	3/2.0	1,599 (-14%)	3mo	$259,000	$162	60
5015 Strait Way	0.36mi	3/2.0	1,598 (-14%)	1mo	$313,490	$196	59

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: -29.2%
• Equity multiple: 0.06×
• Total profit: $-67,323
• Equity at exit: $38,021

10-year hold

• IRR: -53.4%
• Equity multiple: -0.52×
• Total profit: $-108,580
• Equity at exit: $22,048

Cash invested: $71,400 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,271 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$602 /mo · $7,222/yr
• Insurance: −$106
• HOA: −$56
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-308

Break-even live

Break-even rent $2,660

Max offer price $200,662

Occupancy floor —

Sensitivity live

Price	-10% $-163	-5% $-235	+0% $-308	+5% $-380	+10% $-452
Rent	-10% $-487	-5% $-397	+0% $-308	+5% $-218	+10% $-128
Rate	-1.0pp $-179	-0.5pp $-243	base $-308	+0.5pp $-374	+1.0pp $-441

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3136 Overlook Dr Royse City, TX	4.0	2.0	2046	$2,295	$1.12	45d	1	0.10mi
3136 Overlook Dr Royse City, TX	4.0	2.0	2046	$2,295	$1.12	4d	1	0.10mi
3140 Overlook Dr Royse City, TX	4.0	2.0	1866	$2,200	$1.18	45d	1	0.11mi
523 Francis Ln Royse City, TX	4.0	3.0	2029	$2,299	$1.13	45d	1	0.13mi
208 Sunny Corner Rd Royse City, TX	3.0	2.0	1780	$1,695	$0.95	21d	1	0.15mi
3213 Shady River Trl Royse City, TX	3.0	2.0	1858	$1,849	$1.00	23d	1	0.19mi
3108 Overstreet Ln Royse City, TX	3.0	2.0	1680	$1,899	$1.13	4d	1	0.34mi
725 Orchid Blvd Royse City, TX	3.0	2.0	1558	$1,795	$1.15	45d	1	0.45mi
2801 Spencer Cir Royse City, TX	4.0	2.5	2416	$1,861	$0.77	0d	1	0.51mi
2909 Marsha Ln Royse City, TX	3.0	2.0	1702	$2,900	$1.70	4d	1	0.56mi
712 Preston Dr Royse City, TX	4.0	2.0	1965	$1,895	$0.96	4d	1	0.56mi
2031 Roaring Fork Dr Royse City, TX	3.0	2.0	1861	$2,495	$1.34	6d	1	0.56mi
917 Orchid Blvd Royse City, TX	3.0	2.0	1628	$1,895	$1.16	45d	1	0.59mi
3178 Wind Knot Way Royse City, TX	3.0	2.0	1798	$2,150	$1.20	16d	1	0.61mi
2717 Marsha Ln Royse City, TX	4.0	3.0	2416	$1,925	$0.80	22d	1	0.62mi
2712 Redwood St Royse City, TX	4.0	2.5	2580	$2,000	$0.78	19d	1	0.64mi
1021 Peach St Royse City, TX	3.0	2.0	1530	$1,200	$0.78	45d	1	0.65mi
2704 Redwood St Royse City, TX	4.0	2.0	1760	$1,850	$1.05	23d	1	0.65mi
2701 Redwood St Royse City, TX	3.0	2.0	1816	$2,100	$1.16	6d	1	0.68mi
3122 Wind Knot Way Royse City, TX	4.0	3.5	2378	$3,000	$1.26	45d	1	0.70mi
6105 Poolside Way Royse City, TX	3.0	2.5	2463	$2,600	$1.06	45d	1	0.73mi
4069 Anglers Way Royse City, TX	4.0	3.0	2492	$2,650	$1.06	45d	1	0.73mi
3008 Lakewood Ln Royse City, TX	4.0	3.0	2364	$2,099	$0.89	3d	1	0.77mi
3008 Lakewood Ln Royse City, TX	4.0	3.0	2364	$2,099	$0.89	0d	1	0.77mi
426 Oleander Dr Fate, TX	3.0	2.0	2126	$2,495	$1.17	25d	1	0.78mi
430 Oleander Dr Fate, TX	3.0	2.0	2039	$2,350	$1.15	45d	1	0.79mi
7015 Hopper Ct Royse City, TX	4.0	2.5	2198	$2,300	$1.05	45d	1	0.80mi
4023 Anglers Way Royse City, TX	4.0	3.5	2122	$2,900	$1.37	6d	1	0.80mi
207 Gardenia Dr Royse City, TX	3.0	2.0	1830	$2,195	$1.20	25d	1	0.83mi
3003 Wind Knot Way Royse City, TX	4.0	3.5	2386	$2,950	$1.24	21d	1	0.84mi
4005 Bailey Way Royse City, TX	4.0	3.0	2036	$2,250	$1.11	3d	1	0.88mi
1204 Cedar Cove Pl Royse City, TX	3.0	2.0	1450	$1,925	$1.33	25d	1	0.88mi
513 Redbud Dr Royse City, TX	3.0	2.0	1830	$2,050	$1.12	45d	1	0.89mi
525 Redbud Dr Royse City, TX	3.0	2.0	2147	$2,395	$1.12	45d	1	0.93mi
552 Firethorn Dr Royse City, TX	3.0	2.0	1830	$2,350	$1.28	0d	1	0.96mi
3105 Oak Crest Dr Royse City, TX	3.0	2.0	1864	$1,929	$1.03	23d	1	0.98mi
3270 Timineri Ln Royse City, TX	4.0	2.5	2239	$2,500	$1.12	0d	1	1.04mi
1328 River Oak Ln Royse City, TX	4.0	2.0	2196	$2,400	$1.09	4d	1	1.05mi
1309 Honeywood Ln Royse City, TX	3.0	2.0	1514	$1,746	$1.15	0d	1	1.14mi
1225 Alder Tree Ln Royse City, TX	3.0	2.5	2181	$2,000	$0.92	4d	1	1.19mi

HOA detail

• Monthly dues: $56 · $672/yr

Listing history 23 events

1. 2026-06-21
   pricedays on market $255,000 Active 94 DOM
2. 2026-06-18
   days on market $265,000 Active 91 DOM
3. 2026-06-17
   days on market $265,000 Active 90 DOM
4. 2026-06-16
   days on market $265,000 Active 89 DOM
5. 2026-06-15
   days on market $265,000 Active 88 DOM
6. 2026-06-13
   days on market $265,000 Active 86 DOM
7. 2026-06-09
   days on market $265,000 Active 82 DOM
8. 2026-06-08
   days on market $265,000 Active 81 DOM
9. 2026-06-07
   days on market $265,000 Active 80 DOM
10. 2026-06-04
    days on market $265,000 Active 77 DOM
11. 2026-06-03
    days on market $265,000 Active 76 DOM
12. 2026-06-02
    days on market $265,000 Active 75 DOM
13. 2026-06-02
    remarks 521-char remark
14. 2026-06-01
    days on market $265,000 Active 74 DOM
15. 2026-05-31
    days on market $265,000 Active 73 DOM
16. 2026-05-08
    price $270,000 490-char remark

    Show marketing remark (490 chars)

    Seller will assist with closing costs or rate buy down through a preferred lender. Beautiful property in Royse City that would make a perfect starter home. This residence features an open layout that is ideal for entertaining. The kitchen is a standout highlight, offering extensive granite counter space paired with beautiful 42-inch stained wood cabinetry. Additionally, the home includes a large master suite with a spacious walk-in closet and a nice covered patio for outdoor enjoyment.

17. 2026-04-24
    price $280,000 490-char remark

    Show marketing remark (490 chars)

    Seller will assist with closing costs or rate buy down through a preferred lender. Beautiful property in Royse City that would make a perfect starter home. This residence features an open layout that is ideal for entertaining. The kitchen is a standout highlight, offering extensive granite counter space paired with beautiful 42-inch stained wood cabinetry. Additionally, the home includes a large master suite with a spacious walk-in closet and a nice covered patio for outdoor enjoyment.

18. 2026-04-09
    price $290,000 490-char remark

    Show marketing remark (490 chars)

    Seller will assist with closing costs or rate buy down through a preferred lender. Beautiful property in Royse City that would make a perfect starter home. This residence features an open layout that is ideal for entertaining. The kitchen is a standout highlight, offering extensive granite counter space paired with beautiful 42-inch stained wood cabinetry. Additionally, the home includes a large master suite with a spacious walk-in closet and a nice covered patio for outdoor enjoyment.

19. 2026-03-19
    listed $300,000 Active 490-char remark

    Show marketing remark (490 chars)

    Seller will assist with closing costs or rate buy down through a preferred lender. Beautiful property in Royse City that would make a perfect starter home. This residence features an open layout that is ideal for entertaining. The kitchen is a standout highlight, offering extensive granite counter space paired with beautiful 42-inch stained wood cabinetry. Additionally, the home includes a large master suite with a spacious walk-in closet and a nice covered patio for outdoor enjoyment.

20. 2026-02-26
    soldstatus
21. 2017-09-22
    soldstatus Sold 284-char remark

    Show marketing remark (284 chars)

    Perfect starter home in Royse City! Beautiful kitchen with extensive granite counter space and gorgeous stained 42 in. wood cabinets!!! Open layout great for entertaining! Large master suite with big walk in closet!! Nice covered patio!! SEE SHOWING INSTRUCTIONS PLEASE. .. plan 4606

22. 2017-07-07
    status Pending 284-char remark

    Show marketing remark (284 chars)

    Perfect starter home in Royse City! Beautiful kitchen with extensive granite counter space and gorgeous stained 42 in. wood cabinets!!! Open layout great for entertaining! Large master suite with big walk in closet!! Nice covered patio!! SEE SHOWING INSTRUCTIONS PLEASE. .. plan 4606

23. 2017-06-06
    listed $226,850 Active 284-char remark

    Show marketing remark (284 chars)

    Perfect starter home in Royse City! Beautiful kitchen with extensive granite counter space and gorgeous stained 42 in. wood cabinets!!! Open layout great for entertaining! Large master suite with big walk in closet!! Nice covered patio!! SEE SHOWING INSTRUCTIONS PLEASE. .. plan 4606

ⓘ 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: $7,222 · $602/mo
• Projected year-2 tax: $7,222 · $602/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 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: $27,246
• − Mortgage interest: −$14,284
• − Property taxes: −$7,222
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − HOA: −$672
• − Depreciation: −$7,418
• Taxable loss: −$7,984
• Est. tax savings @ 24.0%: +$1,916
• After-tax cash flow: $-1,775/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 (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%

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 · 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

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

+19.0% since first listed

8 events — show timeline

• 2026-05-08 Price Changed $270,000 NTREIS
• 2026-04-24 Price Changed $280,000 NTREIS
• 2026-04-09 Price Changed $290,000 NTREIS
• 2026-03-19 Listed $300,000 NTREIS
• 2026-02-26 Sold (Public Records) — Public Records
• 2017-09-22 Sold (MLS) — NTREIS
• 2017-07-07 Pending — NTREIS
• 2017-06-06 Listed $226,850 NTREIS

Property tax history

+1.6%/yr

Latest (2025): $7,222 · +0.2% YoY. Source: county tax records.