2201 Lagun Dr · Rowlett, TX 75088

$3,100

2 bd · 2.5 ba · 2,059 sqft · SingleFamily public records · 1 Days on market

Built 2021 6,750 sqft lot $2/sqft · 99% below area $109/mo HOA · 4% 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +1.6/10.0

Listing remarks MLS

Move-in ready with paid-off PID in the highly sought-after Bayside community on Lake Ray Hubbard! This beautifully maintained 2021 home offers 2 beds with en-suite bathrooms, an additional half bath, and an open-concept layout with modern finishes, abundant natural light, and a spacious kitchen with a large island—perfect for everyday living and entertaining. Designed for comfort and function, enjoy oversized closets and plantation shutters throughout. Step outside to a private backyard retreat featuring an extended covered patio, pergola, and turf—ideal for hosting or relaxing year-round. Additional highlights include an electric vehicle charging station and a prime location near the lake, parks, trails, and dining. This home truly blends lifestyle, convenience, and value—don’t miss it!

Key facts

• Oversized closets
• Spacious kitchen
• Lake ray hubbard

Tags

• BAYSIDE COMMUNITY
• LAKE RAY HUBBARD
• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• LARGE ISLAND
• OVERSIZED CLOSETS

Property features AI

Finance

• Other: Property located in the Bayside West subdivision, Dallas County, TX
• Financial info: Loan type: Treat as clear; No second mortgage
• HOA & community: Mandatory HOA with quarterly fee; HOA covers front yard maintenance and grounds maintenance; HOA managed by Spectrum Association Management

Exterior

• Parking: Attached 2-car garage (26' wide x 19' deep); Covered parking for 2 vehicles; Driveway; Lighted parking; Garage door opener; Electric vehicle charging station(s)
• Security: Security system (owned) with security service; Smoke detectors; Wireless security components
• Utilities: City water; City sewer; Concrete and curbs
• Home design: Single family residence; One story; Residential property (built 2021); Smart home features enabled
• Construction: Composition roof; Slab foundation; Built in 2021
• Exterior features: Fenced yard with privacy wood fencing; Landscaped interior lot

Interior

• Kitchen: Built-in gas range; Convection oven; Microwave; Plumbed for gas in kitchen
• Bedrooms: Primary bedroom (level 1) with dual sinks and walk-in closet; Second primary bedroom (level 1) with walk-in closet
• Flooring: Ceramic tile
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Electric heating; Fireplace(s) heating (electric fireplace in dining room)
• Interior features: Open floorplan with eat-in kitchen and kitchen island; Granite counters; Pantry; Dry bar; Chandelier and decorative lighting; Flat screen wiring; Cable TV available; High-speed internet available; Smart home system; Double vanity; Walk-in closets; Tankless water heater
• Laundry & utility: Tankless water heater

🏷️ Possibly a rental listed for sale. The $3,100 price doesn't fit this home's estimated sale value (~$514,746) 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/2.5-bath single-family listed at $3k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $3k).
• Cap rate 743.0% vs local median 3.2% in Rowlett — 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 (#147 in TX, #4,150 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Garland ISD (suburban): math 27% / reading 37% proficiency, ranked #553 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.2%/yr); 295 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $21 of loan paydown is wiped out by about $93 of value loss. Plan a longer hold.
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $868 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $3,100

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 83.03% ✓
• Cap rate: 742.95%
• Cash-on-cash: 2630.93%
• DSCR: 118.06
• GRM: 0.1

CMA / ARV

• ARV (median comp): $514,746
• List price: $3,100
• Delta: -8.89%
• 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
7609 Redondo Dr	0.07mi	3/3.0 (+1)	2,269 (+10%)	2mo	$450,000	$198	71
7002 Garner Rd	0.41mi	3/2.5 (+1)	1,980 (-4%)	0mo	$399,000	$202	69
2120 La Jolla Dr	0.03mi	3/2.5 (+1)	2,334 (+13%)	9mo	$524,148	$225	64
2203 Santa Monica Dr	0.11mi	3/2.5 (+1)	2,334 (+13%)	5mo	$589,000	$252	64
1922 Waterwalk Dr	0.20mi	3/2.5 (+1)	2,364 (+15%)	3mo	$439,490	$186	58
7121 Daytona Mews	0.18mi	3/2.5 (+1)	2,362 (+15%)	6mo	$459,990	$195	57
7601 Cornell Dr	0.42mi	3/2.5 (+1)	1,801 (-12%)	7mo	$235,000	$130	49
7809 Cornell Dr	0.48mi	3/2.0 (+1)	1,781 (-14%)	0mo	$295,000	$166	48
2113 Garner Ct	0.62mi	3/2.0 (+1)	1,864 (-10%)	3mo	$360,000	$193	46
3205 Tradition Ct	0.65mi	3/2.0 (+1)	1,927 (-6%)	8mo	$440,000	$228	45
2709 Cornell Dr	0.43mi	3/2.0 (+1)	1,751 (-15%)	4mo	$250,000	$143	44
3205 Hillcrest Dr	0.66mi	3/2.0 (+1)	1,776 (-14%)	3mo	$275,000	$155	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: —
• Equity multiple: 131.49×
• Total profit: $113,266
• Equity at exit: $462

10-year hold

• IRR: —
• Equity multiple: 261.34×
• Total profit: $225,979
• Equity at exit: $268

Cash invested: $868 (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 75088

• Home prices YoY: -2.0%
• Rents YoY: -1.2%
• Active inventory: 295
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,574 high
• Mortgage (P&I): −$16
• Tax est. 1.5%: −$4 /mo · $46/yr
• Insurance: −$1
• HOA: −$109
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $1,903

Break-even live

Break-even rent $165

Max offer price $3,100

Occupancy floor 21%

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: $775
• Closing costs: $93
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2217 Laguna Dr Rowlett, TX	3.0	4.0	2500	$3,200	$1.28	7d	1	0.04mi
7623 Coronado Dr Rowlett, TX	3.0	3.0	2030	$2,795	$1.38	3d	1	0.09mi
7421 Sunset Blvd Rowlett, TX	3.0	2.5	2460	$2,995	$1.22	43d	1	0.11mi
7813 Sunset Blvd Rowlett, TX	3.0	3.5	2223	$2,800	$1.26	43d	1	0.15mi
7843 Manilla Dr Rowlett, TX	3.0	3.5	2273	$3,100	$1.36	12d	1	0.20mi
7207 Daytona Mews Rowlett, TX	3.0	2.5	2449	$3,100	$1.27	24d	1	0.20mi
2008 Naples Rowlett, TX	3.0	2.5	2217	$2,695	$1.22	3d	1	0.24mi
2000 Naples Rowlett, TX	3.0	2.5	2273	$3,000	$1.32	43d	1	0.24mi
7009 Sunset Blvd Rowlett, TX	3.0	2.5	2522	$3,400	$1.35	7d	1	0.26mi
7005 Sunset Blvd Rowlett, TX	3.0	2.5	2208	$3,200	$1.45	43d	1	0.26mi
2509 Stanford St Unit A Rowlett, TX	2.0	2.0	1834	$1,750	$0.95	22d	1	0.27mi
2221 Tangleridge Ln Rowlett, TX	3.0	2.0	1415	$1,995	$1.41	3d	1	0.28mi
7601 Cornell Dr Rowlett, TX	3.0	2.5	1801	$2,400	$1.33	43d	1	0.40mi
2305 Randi Rd Rowlett, TX	3.0	2.0	1527	$2,145	$1.40	43d	1	0.46mi
1926 Chiesa Rd Rowlett, TX	3.0	2.0	1550	$2,400	$1.55	24d	1	0.47mi
1926 Chiesa Rd Rowlett, TX	3.0	2.0	1550	$2,400	$1.55	43d	1	0.47mi
1801 Bayside Dr Rowlett, TX	1.0–4.0	1.0–4.0	1226	$1,697	$1.38	2d	36	0.54mi
8400 Sunset Blvd Rowlett, TX	1.0–4.0	1.0–4.0	1303	$1,595	$1.22	2d	35	0.56mi
7921 Rice Dr Rowlett, TX	3.0	2.0	1847	$2,166	$1.17	7d	1	0.59mi
3305 Bucknell Dr Rowlett, TX	3.0	2.0	1596	$2,500	$1.57	43d	1	0.65mi
7714 Straits Dr Rowlett, TX	3.0	2.0	2346	$1,200	$0.51	3d	1	0.72mi
1221 Marc Pl Rowlett, TX	3.0	3.5	2190	$3,400	$1.55	24d	1	0.78mi
7617 Dockside Dr Rowlett, TX	3.0	2.0	1968	$2,300	$1.17	43d	1	0.98mi
722 Resort Dr Rowlett, TX	3.0	2.5	2116	$3,400	$1.61	1d	1	1.01mi
9303 Easy St Rowlett, TX	3.0	3.5	2220	$4,095	$1.84	43d	1	1.07mi
600 Winners Cir Rowlett, TX	1.0–3.0	1.0–2.0	1180	$2,448	$2.07	1d	1	1.16mi
8609 Secretariat Dr Rowlett, TX	3.0	3.5	2165	$3,800	$1.76	1d	1	1.17mi
4113 Starboard Trl Rowlett, TX	3.0	2.5	1974	$2,290	$1.16	43d	1	1.22mi
1600 President George Bush Hwy Rowlett, TX	1.0–4.0	1.0–3.0	1333	$1,844	$1.38	1d	44	1.28mi
4617 Carmel Ln Rowlett, TX	3.0	2.0	1402	$1,999	$1.43	24d	1	1.45mi
7621 Pebble Beach Dr Rowlett, TX	3.0	2.0	1544	$1,895	$1.23	43d	1	1.49mi
8405 Greenspoint Dr Rowlett, TX	3.0	2.0	2283	$2,995	$1.31	5d	1	1.50mi

HOA detail

• Monthly dues: $109 · $1,308/yr
• Likely covers: electric

Listing history 17 events

1. 2026-06-18
   pricedays on marketlisting id $3,100 Active 1 DOM

   Show marketing remark (825 chars)

   Move-in ready with paid-off PID in the highly sought-after Bayside community on Lake Ray Hubbard! This beautifully maintained 2021 home offers 2 beds with en-suite bathrooms, an additional half bath, and an open-concept layout with modern finishes, abundant natural light, and a spacious kitchen with a large island—perfect for everyday living and entertaining. Designed for comfort and function, enjoy oversized closets and plantation shutters throughout. Step outside to a private backyard retreat featuring an extended covered patio, pergola, and turf—ideal for hosting or relaxing year-round. Additional highlights include an electric vehicle charging station and a prime location near the lake, parks, trails, and dining. This home truly blends lifestyle, convenience, and value—don’t miss it!

2. 2026-06-17
   days on market $469,000 Active 70 DOM
3. 2026-06-16
   days on market $469,000 Active 69 DOM
4. 2026-06-15
   days on market $469,000 Active 68 DOM
5. 2026-06-13
   days on market $469,000 Active 66 DOM
6. 2026-06-09
   days on market $469,000 Active 62 DOM
7. 2026-06-08
   days on market $469,000 Active 61 DOM
8. 2026-06-07
   days on market $469,000 Active 60 DOM
9. 2026-06-04
   days on market $469,000 Active 57 DOM
10. 2026-06-03
    days on market $469,000 Active 56 DOM
11. 2026-06-02
    days on market $469,000 Active 55 DOM
12. 2026-06-01
    days on market $469,000 Active 54 DOM
13. 2026-05-31
    days on market $469,000 Active 53 DOM
14. 2026-04-07
    listed $469,000 Active 825-char remark

    Show marketing remark (825 chars)

    Move-in ready with paid-off PID in the highly sought-after Bayside community on Lake Ray Hubbard! This beautifully maintained 2021 home offers 2 beds with en-suite bathrooms, an additional half bath, and an open-concept layout with modern finishes, abundant natural light, and a spacious kitchen with a large island—perfect for everyday living and entertaining. Designed for comfort and function, enjoy oversized closets and plantation shutters throughout. Step outside to a private backyard retreat featuring an extended covered patio, pergola, and turf—ideal for hosting or relaxing year-round. Additional highlights include an electric vehicle charging station and a prime location near the lake, parks, trails, and dining. This home truly blends lifestyle, convenience, and value—don’t miss it!

15. 2021-02-19
    soldstatus Sold 725-char remark

    Show marketing remark (725 chars)

    FINAL OPPORTUNITIES! Lakeside living community of Bayside on the shores of Lake Ray Hubbard in Rowlett. Stroll along the lake on quiet trails! Watch peaceful sunsets and relax at the lakefront dog park. Bayside is convenient to a variety of shopping & dining with quick access to I-30. Stunning home offers an upgraded gourmet kitchen with granite counters, spacious island, corner pantry, and stainless appliances - perfect for creative cooking! Expansive great room with warming fireplace! Beautiful Extra Suite with private bath for guests. Owner's suite with serene luxury bath features a separate tub and shower! Owner's closet with door to laundry. Live your best life near the lake. $40,700 in upgrades included!

16. 2021-02-08
    status Pending 725-char remark

    Show marketing remark (725 chars)

    FINAL OPPORTUNITIES! Lakeside living community of Bayside on the shores of Lake Ray Hubbard in Rowlett. Stroll along the lake on quiet trails! Watch peaceful sunsets and relax at the lakefront dog park. Bayside is convenient to a variety of shopping & dining with quick access to I-30. Stunning home offers an upgraded gourmet kitchen with granite counters, spacious island, corner pantry, and stainless appliances - perfect for creative cooking! Expansive great room with warming fireplace! Beautiful Extra Suite with private bath for guests. Owner's suite with serene luxury bath features a separate tub and shower! Owner's closet with door to laundry. Live your best life near the lake. $40,700 in upgrades included!

17. 2021-01-27
    listed $405,900 Active 725-char remark

    Show marketing remark (725 chars)

    FINAL OPPORTUNITIES! Lakeside living community of Bayside on the shores of Lake Ray Hubbard in Rowlett. Stroll along the lake on quiet trails! Watch peaceful sunsets and relax at the lakefront dog park. Bayside is convenient to a variety of shopping & dining with quick access to I-30. Stunning home offers an upgraded gourmet kitchen with granite counters, spacious island, corner pantry, and stainless appliances - perfect for creative cooking! Expansive great room with warming fireplace! Beautiful Extra Suite with private bath for guests. Owner's suite with serene luxury bath features a separate tub and shower! Owner's closet with door to laundry. Live your best life near the lake. $40,700 in upgrades included!

ⓘ 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 1/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,888
• − Mortgage interest: −$174
• − Property taxes: −$46
• − Insurance: −$16
• − Repairs & maintenance: −$2,471
• − Management: −$2,471
• − HOA: −$1,308
• − Depreciation: −$90
• Taxable income: $24,312
• Est. tax owed @ 24.0%: −$5,835
• After-tax cash flow: $17,002/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: Garland ISD
• NCES district ID: 4820340
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $58,392
• Composite: 28.63/100
• National rank: #6706
• State rank: #553 of 826 in TX

Livability — Rowlett

• Score: 75/100
• State rank: #147
• US rank: #4150

Category grades

Amenities F Commute F Cost of living B+ Crime A- Employment A+ Housing A+ Health & safety D- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rowlett, TX
• County: Dallas County · 2,612,404 people
• City population: 35,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 28,075
• Household income: $105,313
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 626.0

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 2,979,839 people
• By 2030: 3,191,823 · +7.1%
• By 2040: 3,619,611 · +21.5%
• By 2050: 4,026,915 · +35.1%
• By 2075: 4,957,073 · +66.4%
• By 2100: 5,508,725 · +84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 19% Black 18% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Dallas

• 2024 margin: Strong D (+22.2) · D 60.2% · R 38.0% · Other 1.8%
• 2008→2024 swing: +6.9pp toward D · 2008: 15.3pp · 2024: 22.2pp
• All cycles: 2024: D+22.2 2020: D+31.6 2016: D+26.2 2012: D+15.4 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.72%
• Current HPI: 328.27
• Rent YoY: ▼ -1.22%
• 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

+13.1% since first listed

6 events — show timeline

• 2026-06-18 Price Changed $459,000 NTREIS
• 2026-06-17 Listed $3,100 NTREIS
• 2026-04-07 Listed $469,000 NTREIS
• 2021-02-19 Sold (MLS) — NTREIS
• 2021-02-08 Pending — NTREIS
• 2021-01-27 Listed $405,900 NTREIS

Property tax history

+38.2%/yr

Latest (2025): $12,481 · +14.5% YoY. Source: county tax records.