1929 Damianita Dr · Royse City, TX 75189

$290,000

4 bd · 2.5 ba · 2,439 sqft · SingleFamily public records · 107 Days on market

Built 2021 Good condition 6,164 sqft lot $119/sqft · 14% below area Est $338k · 14% under $48/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 +13.9/15.0
• Cash flow +5.7/30.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• Rent growth +2.2/5.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious and versatile home located in the highly sought-after Verandah community! Designed with flexibility in mind, this home features a private enclosed office with double doors, perfect for working from home or easily used as a fifth bedroom or cozy den. The thoughtfully designed layout includes a large upstairs second living area, ideal for a game room or media space, complete with built-in adjustable shelving and a closet for additional storage. The primary bedroom and ensuite bath are conveniently located downstairs, offering privacy and ease, while three additional bedrooms and a full bath are situated upstairs. There are two separate AC units, one for each floor of the home. Step outside and enjoy everything this vibrant, family-friendly community has to offer, including multiple pools, playgrounds, sand volleyball, a catch-and-release pond, three dog parks, and expansive multi-use fields for soccer, baseball, or outdoor recreation. Residents also enjoy pavilions with barbecue areas and the convenience of a golf cart-friendly neighborhood filled with frequent community events. This home presents a wonderful opportunity to make it your own, with room for cosmetic updates such as fresh paint and new carpet. Please note: Seller may require a leaseback through June 1.

Key facts

• Three dog parks
• Multiple pools
• 6,164 sq ft lot

Tags

• PRIVATE ENCLOSED OFFICE
• LARGE UPSTAIRS LIVING AREA
• MULTIPLE POOLS
• CATCH AND RELEASE POND
• THREE DOG PARKS
• PAVILIONS WITH BARBECUE AREAS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-589 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (35.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (20.7% below list).
• Recommended offer: $186k (35.9% 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: 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 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 107 days — a 9% lower offer ($264k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,864 (35.9% 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 107 days. Have you received any prior offers? Is the seller open to a 36% 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: 0.79% ✗
• Cap rate: 3.85%
• Cash-on-cash: -8.71%
• DSCR: 0.61
• GRM: 10.5

CMA / ARV

• ARV (median comp): $338,293
• List price: $290,000
• Delta: -14.28%
• 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
5441 Calla Rd	0.23mi	4/2.5	2,427 (-0%)	3mo	$319,000	$131	86
1920 Blackbrush Dr	0.09mi	5/3.0 (+1)	2,593 (+6%)	3mo	$304,900	$118	76
3105 Patrinia St	0.60mi	4/3.0	2,480 (+2%)	3mo	$404,990	$163	65
1313 Alder Tree Ln	0.38mi	3/2.5 (-1)	2,208 (-10%)	4mo	$270,000	$122	58
1017 Whispering Oak Dr	0.44mi	4/3.0	2,097 (-14%)	4mo	$295,000	$141	51
1621 Gulin St	0.70mi	4/3.0	2,184 (-10%)	1mo	$349,990	$160	47
1509 Etosha Dr	0.67mi	4/3.0	2,106 (-14%)	4mo	$304,990	$145	41
1705 Gulin St	0.71mi	4/3.0	2,106 (-14%)	2mo	$343,839	$163	41
1617 Gulin St	0.70mi	4/2.0	2,106 (-14%)	3mo	$309,990	$147	40
1501 Gulin St	0.73mi	4/2.0	2,106 (-14%)	3mo	$334,990	$159	39
1712 Gulin St	0.72mi	4/2.0	2,106 (-14%)	3mo	$323,990	$154	39
3017 Trellis Way	0.71mi	4/3.5	2,782 (+14%)	1mo	$394,999	$142	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: -35.9%
• Equity multiple: -0.12×
• Total profit: $-90,999
• Equity at exit: $43,240

10-year hold

• IRR: -78.7%
• Equity multiple: -0.88×
• Total profit: $-152,499
• Equity at exit: $25,074

Cash invested: $81,200 (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 →

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

Active competition Active MLS

• For sale now: 105 active · 27 under contract
• Months of supply: 17.5 mo (6%/mo absorbed)
• Median asking: $323,490 ($153/sqft)
• Median days on market: 85 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: -9.5% 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: 10.5×

Monthly cashflow live

• Estimated rent: $2,301 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$718 /mo · $8,613/yr
• Insurance: −$121
• HOA: −$48
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-589

Break-even live

Break-even rent $3,047

Max offer price $185,864

Occupancy floor —

Sensitivity live

Price	-10% $-425	-5% $-507	+0% $-589	+5% $-672	+10% $-754
Rent	-10% $-771	-5% $-680	+0% $-589	+5% $-499	+10% $-408
Rate	-1.0pp $-443	-0.5pp $-516	base $-589	+0.5pp $-665	+1.0pp $-741

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: $72,500
• Closing costs: $8,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1916 Elderberry St Royse City, TX	3.0	2.0	1654	$1,849	$1.12	7d	1	0.04mi
1908 Elderberry St Royse City, TX	3.0	2.0	1926	$2,450	$1.27	4d	1	0.06mi
1828 Elderberry St Royse City, TX	3.0	2.0	1907	$1,995	$1.05	64d	1	0.15mi
1825 Damianita Dr Royse City, TX	4.0	2.0	1999	$2,100	$1.05	64d	1	0.16mi
2117 Berrywood Dr Royse City, TX	4.0	2.0	1703	$2,095	$1.23	52d	1	0.16mi
2117 Berrywood Dr Royse City, TX	4.0	2.0	1706	$2,095	$1.23	50d	1	0.16mi
1937 Huisache St Royse City, TX	4.0	2.0	1999	$2,200	$1.10	0d	1	0.21mi
1808 Fox Glove St Royse City, TX	4.0	3.0	2367	$1,999	$0.84	25d	1	0.21mi
2117 Croton Ave Royse City, TX	4.0	2.0	1706	$1,995	$1.17	0d	1	0.21mi
1817 Acacia Dr Royse City, TX	4.0	3.0	2118	$2,000	$0.94	63d	1	0.22mi
1817 Grassland Dr Royse City, TX	3.0	2.0	1763	$2,000	$1.13	48d	1	0.24mi
1813 Huisache St Royse City, TX	3.0	2.0	1600	$1,895	$1.18	68d	1	0.28mi
2141 Donker Dr Royse City, TX	4.0	2.0	1838	$1,850	$1.01	64d	1	0.29mi
2141 Donker Dr Royse City, TX	4.0	2.0	1838	$1,850	$1.01	52d	1	0.29mi
1944 Javelina St Royse City, TX	3.0	2.0	1934	$2,099	$1.09	0d	1	0.29mi
2134 Donker Dr Royse City, TX	4.0	2.0	1838	$1,950	$1.06	50d	1	0.31mi
1852 Javelina St Royse City, TX	4.0	2.0	1900	$2,200	$1.16	40d	1	0.31mi
1844 Javelina St Royse City, TX	4.0	2.0	1720	$2,195	$1.28	12d	1	0.32mi
1226 Banyan Dr Royse City, TX	4.0	2.0	1996	$1,895	$0.95	68d	1	0.32mi
1945 Javelina St Royse City, TX	4.0	3.0	1907	$2,300	$1.21	0d	1	0.32mi
1401 Silver Maple Ln Royse City, TX	4.0	2.5	1977	$2,200	$1.11	14d	1	0.33mi
5308 Agalinis Ave Royse City, TX	4.0	2.0	1760	$1,890	$1.07	30d	1	0.34mi
2102 Fimbry Dr Royse City, TX	3.0	2.0	1605	$1,850	$1.15	0d	1	0.39mi
1216 Alder Tree Ln Royse City, TX	4.0	2.5	2260	$1,899	$0.84	12d	1	0.39mi
1225 Alder Tree Ln Royse City, TX	3.0	2.5	2181	$1,950	$0.89	43d	1	0.41mi
1125 Silver Maple Ln Royse City, TX	3.0	2.0	1590	$1,895	$1.19	73d	1	0.42mi
1913 Lotus St Royse City, TX	4.0	2.0	1667	$1,949	$1.17	0d	1	0.43mi
1833 Lotus St Royse City, TX	4.0	2.5	2348	$2,495	$1.06	66d	1	0.46mi
1833 Lotus St Royse City, TX	4.0	2.5	2348	$2,495	$1.06	73d	1	0.46mi
1008 Silver Maple Ln Royse City, TX	4.0	3.0	2097	$2,050	$0.98	26d	1	0.46mi
1004 Basswood Ln Royse City, TX	4.0	2.0	2097	$1,995	$0.95	64d	1	0.46mi
1825 Lotus St Royse City, TX	4.0	2.0	1996	$2,045	$1.02	4d	1	0.46mi
1300 Land Oak Rd Royse City, TX	3.0	2.5	1970	$2,000	$1.02	19d	1	0.48mi
1300 Land Oak Rd Royse City, TX	3.0	2.5	1970	$1,945	$0.99	28d	1	0.48mi
2137 Whispering Sage Blvd Royse City, TX	4.0	2.0	1815	$2,100	$1.16	0d	1	0.48mi
1201 Honeywood Ln Royse City, TX	4.0	2.5	2077	$1,995	$0.96	33d	1	0.48mi
2128 Whispering Sage Blvd Royse City, TX	4.0	2.5	2306	$2,400	$1.04	73d	1	0.50mi
1608 River Oak Ln Royse City, TX	4.0	2.0	1801	$1,996	$1.11	42d	1	0.51mi
2113 Tulipwood Dr Royse City, TX	4.0	2.0	1857	$2,075	$1.12	51d	1	0.53mi
2133 Tulipwood Dr Royse City, TX	4.0	2.0	1770	$2,295	$1.30	93d	1	0.53mi

HOA detail $48/mo · $576/yr

• Likely covers: landscapingpool

Listing history 35 events

1. 2026-07-14
   days on market $290,000 Active 107 DOM
2. 2026-07-13
   days on market $290,000 Active 106 DOM
3. 2026-07-13
   days on market $290,000 Active 105 DOM
4. 2026-07-11
   days on market $290,000 Active 104 DOM
5. 2026-07-10
   days on market $290,000 Active 103 DOM
6. 2026-07-09
   days on market $290,000 Active 102 DOM
7. 2026-07-07
   days on market $290,000 Active 100 DOM
8. 2026-07-06
   days on market $290,000 Active 99 DOM
9. 2026-07-06
   days on market $290,000 Active 98 DOM
10. 2026-07-05
    days on market $290,000 Active 97 DOM
11. 2026-07-03
    days on market $290,000 Active 96 DOM
12. 2026-07-02
    days on market $290,000 Active 95 DOM
13. 2026-07-01
    days on market $290,000 Active 94 DOM
14. 2026-06-30
    days on market $290,000 Active 93 DOM
15. 2026-06-29
    days on market $290,000 Active 92 DOM
16. 2026-06-28
    days on market $290,000 Active 91 DOM
17. 2026-06-27
    days on market $290,000 Active 90 DOM
18. 2026-06-26
    days on market $290,000 Active 89 DOM
19. 2026-06-24
    days on market $290,000 Active 87 DOM
20. 2026-06-22
    days on market $290,000 Active 85 DOM
21. 2026-06-21
    days on market $290,000 Active 84 DOM
22. 2026-06-18
    days on market $290,000 Active 81 DOM
23. 2026-06-17
    days on market $290,000 Active 80 DOM
24. 2026-06-16
    days on market $290,000 Active 79 DOM
25. 2026-06-15
    days on market $290,000 Active 78 DOM
26. 2026-06-13
    days on market $290,000 Active 76 DOM
27. 2026-06-09
    days on market $290,000 Active 72 DOM
28. 2026-06-08
    days on market $290,000 Active 71 DOM
29. 2026-06-07
    days on market $290,000 Active 70 DOM
30. 2026-06-04
    days on market $290,000 Active 67 DOM
31. 2026-06-03
    days on market $290,000 Active 66 DOM
32. 2026-06-02
    days on market $290,000 Active 65 DOM
33. 2026-06-01
    days on market $290,000 Active 64 DOM
34. 2026-05-31
    days on market $290,000 Active 63 DOM
35. 2026-03-29
    listed $290,000 Active 1322-char remark

    Show marketing remark (1322 chars)

    Welcome to this spacious and versatile home located in the highly sought-after Verandah community! Designed with flexibility in mind, this home features a private enclosed office with double doors, perfect for working from home or easily used as a fifth bedroom or cozy den. The thoughtfully designed layout includes a large upstairs second living area, ideal for a game room or media space, complete with built-in adjustable shelving and a closet for additional storage. The primary bedroom and ensuite bath are conveniently located downstairs, offering privacy and ease, while three additional bedrooms and a full bath are situated upstairs. There are two separate AC units, one for each floor of the home. Step outside and enjoy everything this vibrant, family-friendly community has to offer, including multiple pools, playgrounds, sand volleyball, a catch-and-release pond, three dog parks, and expansive multi-use fields for soccer, baseball, or outdoor recreation. Residents also enjoy pavilions with barbecue areas and the convenience of a golf cart-friendly neighborhood filled with frequent community events. This home presents a wonderful opportunity to make it your own, with room for cosmetic updates such as fresh paint and new carpet. Please note: Seller may require a leaseback through June 1.

ⓘ 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: $8,613 · $718/mo
• Projected year-2 tax: $8,613 · $718/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 3/10 Moderate
• 🌡 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: $27,613
• − Mortgage interest: −$16,245
• − Property taxes: −$8,613
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − HOA: −$576
• − Depreciation: −$8,436
• Taxable loss: −$12,125
• Est. tax savings @ 24.0%: +$2,910
• After-tax cash flow: $-4,164/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $12,195–$36,585 screening

This well-maintained, spacious home in the Verandah community is move-in ready with modern amenities and a good condition score.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value ↑
• Rental Replace blinds — Improves light control and energy efficiency ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

• 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

1 event — show timeline

• 2026-03-29 Listed $290,000 NTREIS

Property tax history

+65.3%/yr

Latest (2025): $8,613 · -7.4% YoY. Source: county tax records.