8134 Grotto Dr · Royse City, TX 75189

$337,000

3 bd · 2.0 ba · 2,145 sqft · SingleFamily public records · 68 Days on market

Built 2024 6,011 sqft lot $157/sqft · at area comps Est $348k · at est. $50/mo HOA · 2% of rent ↓ 5% 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 +8.9/15.0
• Cash flow +4.9/30.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +1.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 8134 Grotto Drive, a beautifully crafted single-story residence nestled in the sought-after Waterscape community of Royse City—where modern comfort meets resort-style living. Built in 2024, this thoughtfully designed home offers approximately 2,135 square feet of living space, featuring 4 spacious bedrooms and 3 full bathrooms. The open-concept floorplan creates a seamless flow between the living, dining, and kitchen areas—perfect for both everyday living and entertaining guests. Step inside to find elegant luxury vinyl plank flooring guiding you through the main living spaces, complemented by abundant natural light and a contemporary aesthetic. The chef-inspired kitchen is a true centerpiece, showcasing 42-inch eucalyptus cabinetry, sleek quartz countertops, and ample prep space—ideal for gatherings or quiet nights in. The private primary suite serves as a relaxing retreat, complete with a spa-like bathroom featuring an oversized shower, a separate garden tub, and a generously sized walk-in closet—blending functionality with a touch of luxury. Additional highlights include a versatile flex space perfect for a home office or formal dining room, a covered patio for outdoor enjoyment, and a two-car garage. Situated on a manageable lot, the home offers low-maintenance living without sacrificing comfort. Beyond the home itself, residents enjoy access to Waterscape’s exceptional amenities, including a resort-style pool, lap pool, walking trails, fishing ponds, sports courts, and more—creating a vibrant, community-focused lifestyle. Whether you're a first-time buyer, growing household, or simply seeking modern suburban living with upscale touches, 8134 Grotto Drive presents a compelling opportunity to enjoy the best of North Texas living.

Key facts

• Waterscape community
• 6,011 sq ft lot
• 2 garage spots

Tags

• SINGLE-STORY RESIDENCE
• WATERSCAPE COMMUNITY
• OPEN-CONCEPT FLOORPLAN
• LUXURY VINYL PLANK FLOORING
• CHEF-INSPIRED KITCHEN
• 42-INCH EUCALYPTUS CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $337k.

Deal economics

• At list price, monthly cash flow is $-810 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (42.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (33.3% below list).
• Recommended offer: $194k (42.5% 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; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $10k 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 68 days — a 6% lower offer ($317k) is reasonable based on typical stale-listing flexibility.

Recommended offer $193,917 (42.5% 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 68 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 3.41%
• Cash-on-cash: -10.30%
• DSCR: 0.54
• GRM: 12.5

CMA / ARV

• ARV (median comp): $347,676
• List price: $337,000
• Delta: -3.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3246 Summerland Dr	0.12mi	4/3.0 (+1)	2,062 (-4%)	2mo	$334,990	$162	78
3230 Summerland Dr	0.12mi	4/3.0 (+1)	2,061 (-4%)	3mo	$344,990	$167	76
9017 Palafox St	0.12mi	4/3.0 (+1)	2,211 (+3%)	4mo	$372,990	$169	76
1009 Bearing St	0.18mi	4/3.0 (+1)	2,211 (+3%)	1mo	$369,990	$167	76
5648 Huffines Blvd	0.29mi	4/2.0 (+1)	2,211 (+3%)	3mo	$399,000	$180	74
3039 Duck Heights Ave	0.40mi	4/3.0 (+1)	2,098 (-2%)	2mo	$437,900	$209	66
1118 Falls Rush	0.19mi	4/3.0 (+1)	2,376 (+11%)	3mo	$344,990	$145	61
3166 Duck Heights Ave	0.20mi	4/2.0 (+1)	1,845 (-14%)	1mo	$339,990	$184	61
3131 Duck Heights Ave	0.26mi	4/2.0 (+1)	1,845 (-14%)	1mo	$339,990	$184	58
3043 Duck Heights Ave	0.39mi	3/2.0	1,840 (-14%)	1mo	$399,500	$217	57
5512 Huffines Blvd	0.52mi	4/2.0 (+1)	1,889 (-12%)	1mo	$305,000	$161	50
3046 Duck Heights Ave	0.35mi	4/3.0 (+1)	2,459 (+15%)	4mo	$459,800	$187	47

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: -38.7%
• Equity multiple: -0.19×
• Total profit: $-112,590
• Equity at exit: $50,248

10-year hold

• IRR: -85.1%
• Equity multiple: -1.00×
• Total profit: $-189,141
• Equity at exit: $29,138

Cash invested: $94,360 (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: 12.5×

Monthly cashflow live

• Estimated rent: $2,247 medium
• Mortgage (P&I): −$1,767
• Tax from tax record: −$628 /mo · $7,531/yr
• Insurance: −$140
• HOA: −$50
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-810

Break-even live

Break-even rent $3,272

Max offer price $193,917

Occupancy floor —

Sensitivity live

Price	-10% $-619	-5% $-715	+0% $-810	+5% $-905	+10% $-1,001
Rent	-10% $-987	-5% $-899	+0% $-810	+5% $-721	+10% $-632
Rate	-1.0pp $-640	-0.5pp $-724	base $-810	+0.5pp $-897	+1.0pp $-986

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: $84,250
• Closing costs: $10,110
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3762 S FM 548 Royse City, TX	3.0	2.0	1568	$1,899	$1.21	6d	1	1.32mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: waterpool

Listing history 17 events

1. 2026-06-21
   days on market $337,000 Active 68 DOM
2. 2026-06-18
   days on market $337,000 Active 65 DOM
3. 2026-06-17
   days on market $337,000 Active 64 DOM
4. 2026-06-16
   days on market $337,000 Active 63 DOM
5. 2026-06-15
   days on market $337,000 Active 62 DOM
6. 2026-06-13
   days on market $337,000 Active 60 DOM
7. 2026-06-09
   days on market $337,000 Active 56 DOM
8. 2026-06-08
   days on market $337,000 Active 55 DOM
9. 2026-06-07
   days on market $337,000 Active 54 DOM
10. 2026-06-04
    days on market $337,000 Active 51 DOM
11. 2026-06-03
    days on market $337,000 Active 50 DOM
12. 2026-06-02
    days on market $337,000 Active 49 DOM
13. 2026-06-01
    days on market $337,000 Active 48 DOM
14. 2026-05-31
    days on market $337,000 Active 47 DOM
15. 2026-05-14
    price $337,000 1827-char remark

    Show marketing remark (1827 chars)

    Welcome to 8134 Grotto Drive, a beautifully crafted single-story residence nestled in the sought-after Waterscape community of Royse City—where modern comfort meets resort-style living. Built in 2024, this thoughtfully designed home offers approximately 2,135 square feet of living space, featuring 4 spacious bedrooms and 3 full bathrooms. The open-concept floorplan creates a seamless flow between the living, dining, and kitchen areas—perfect for both everyday living and entertaining guests. Step inside to find elegant luxury vinyl plank flooring guiding you through the main living spaces, complemented by abundant natural light and a contemporary aesthetic. The chef-inspired kitchen is a true centerpiece, showcasing 42-inch eucalyptus cabinetry, sleek quartz countertops, and ample prep space—ideal for gatherings or quiet nights in. The private primary suite serves as a relaxing retreat, complete with a spa-like bathroom featuring an oversized shower, a separate garden tub, and a generously sized walk-in closet—blending functionality with a touch of luxury. Additional highlights include a versatile flex space perfect for a home office or formal dining room, a covered patio for outdoor enjoyment, and a two-car garage. Situated on a manageable lot, the home offers low-maintenance living without sacrificing comfort. Beyond the home itself, residents enjoy access to Waterscape’s exceptional amenities, including a resort-style pool, lap pool, walking trails, fishing ponds, sports courts, and more—creating a vibrant, community-focused lifestyle. Whether you're a first-time buyer, growing household, or simply seeking modern suburban living with upscale touches, 8134 Grotto Drive presents a compelling opportunity to enjoy the best of North Texas living.

16. 2026-04-29
    price $349,000 1827-char remark

    Show marketing remark (1827 chars)

    Welcome to 8134 Grotto Drive, a beautifully crafted single-story residence nestled in the sought-after Waterscape community of Royse City—where modern comfort meets resort-style living. Built in 2024, this thoughtfully designed home offers approximately 2,135 square feet of living space, featuring 4 spacious bedrooms and 3 full bathrooms. The open-concept floorplan creates a seamless flow between the living, dining, and kitchen areas—perfect for both everyday living and entertaining guests. Step inside to find elegant luxury vinyl plank flooring guiding you through the main living spaces, complemented by abundant natural light and a contemporary aesthetic. The chef-inspired kitchen is a true centerpiece, showcasing 42-inch eucalyptus cabinetry, sleek quartz countertops, and ample prep space—ideal for gatherings or quiet nights in. The private primary suite serves as a relaxing retreat, complete with a spa-like bathroom featuring an oversized shower, a separate garden tub, and a generously sized walk-in closet—blending functionality with a touch of luxury. Additional highlights include a versatile flex space perfect for a home office or formal dining room, a covered patio for outdoor enjoyment, and a two-car garage. Situated on a manageable lot, the home offers low-maintenance living without sacrificing comfort. Beyond the home itself, residents enjoy access to Waterscape’s exceptional amenities, including a resort-style pool, lap pool, walking trails, fishing ponds, sports courts, and more—creating a vibrant, community-focused lifestyle. Whether you're a first-time buyer, growing household, or simply seeking modern suburban living with upscale touches, 8134 Grotto Drive presents a compelling opportunity to enjoy the best of North Texas living.

17. 2026-04-13
    listed $353,200 Active 1827-char remark

    Show marketing remark (1827 chars)

    Welcome to 8134 Grotto Drive, a beautifully crafted single-story residence nestled in the sought-after Waterscape community of Royse City—where modern comfort meets resort-style living. Built in 2024, this thoughtfully designed home offers approximately 2,135 square feet of living space, featuring 4 spacious bedrooms and 3 full bathrooms. The open-concept floorplan creates a seamless flow between the living, dining, and kitchen areas—perfect for both everyday living and entertaining guests. Step inside to find elegant luxury vinyl plank flooring guiding you through the main living spaces, complemented by abundant natural light and a contemporary aesthetic. The chef-inspired kitchen is a true centerpiece, showcasing 42-inch eucalyptus cabinetry, sleek quartz countertops, and ample prep space—ideal for gatherings or quiet nights in. The private primary suite serves as a relaxing retreat, complete with a spa-like bathroom featuring an oversized shower, a separate garden tub, and a generously sized walk-in closet—blending functionality with a touch of luxury. Additional highlights include a versatile flex space perfect for a home office or formal dining room, a covered patio for outdoor enjoyment, and a two-car garage. Situated on a manageable lot, the home offers low-maintenance living without sacrificing comfort. Beyond the home itself, residents enjoy access to Waterscape’s exceptional amenities, including a resort-style pool, lap pool, walking trails, fishing ponds, sports courts, and more—creating a vibrant, community-focused lifestyle. Whether you're a first-time buyer, growing household, or simply seeking modern suburban living with upscale touches, 8134 Grotto Drive presents a compelling opportunity to enjoy the best of North Texas living.

ⓘ 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: $7,531 · $628/mo
• Projected year-2 tax: $7,531 · $628/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $26,966
• − Mortgage interest: −$18,877
• − Property taxes: −$7,531
• − Insurance: −$1,685
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − HOA: −$600
• − Depreciation: −$9,804
• Taxable loss: −$15,845
• Est. tax savings @ 24.0%: +$3,803
• After-tax cash flow: $-5,917/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

• 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

-4.6% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $337,000 NTREIS
• 2026-04-29 Price Changed $349,000 NTREIS
• 2026-04-13 Listed $353,200 NTREIS

Property tax history

+244.3%/yr

Latest (2025): $7,531 · +337.2% YoY. Source: county tax records.