228 Whispering Pine Dr · Poetry, TX 75189

$272,990

4 bd · 2.0 ba · 1,801 sqft · SingleFamily · 92 Days on market

Built 2026 Good condition 5,750 sqft lot $152/sqft · at area comps Est $273k · at est. $42/mo HOA · 2% of rent ↓ 8% since listing

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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 +13.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Livability +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New! Spacious Single story! Four bedrooms, two full baths, with open floor plan and covered patio. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and much more! Are you looking for a new home in Royse City? Wildwood is now selling! This Express Series community offers 2 to 4 bedroom floorplans ranging in size from 1,022 to 2,276 square feet, providing options to best fit your lifestyle! Wildwood is located within the small, but growing town of Royse City, which offers ample amounts of shopping, dining, and entertainment, all while providing locals the benefits of small-town living. Call us today to learn more about Wildwood!

Key facts

• Open floor plan
• Led lighting
• Island kitchen

Tags

• OPEN FLOOR PLAN
• ISLAND KITCHEN
• GRANITE COUNTERS
• LED LIGHTING
• FULL SPRINKLER SYSTEM
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $273k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-6 ($-70/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (10.8% below list).
• Recommended offer: $243k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.8% in Poetry — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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); 1288 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 $8k 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 92 days — a 9% lower offer ($248k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (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; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,387 (10.8% 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 92 days. Have you received any prior offers? Is the seller open to a 11% 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: 0.89% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 9.3

CMA / ARV

• ARV (median comp): $273,122
• List price: $272,990
• Delta: -0.05%
• 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
543 Bluejack Dr	0.22mi	4/2.0	1,801 (0%)	4mo	$265,490	$147	86
607 Bluejack Dr	0.22mi	4/2.0	1,801 (0%)	7mo	$306,990	$170	84
623 Bluejack Dr	0.22mi	4/2.0	1,801 (0%)	8mo	$306,990	$170	83
223 Desert Willow Way	0.04mi	4/2.0	1,615 (-10%)	2mo	$250,990	$155	79
311 Desert Willow Way	0.13mi	4/2.0	1,615 (-10%)	3mo	$260,990	$162	74
248 Whispering Pine Dr	0.03mi	4/3.0	2,034 (+13%)	1mo	$313,990	$154	72
303 Whispering Pine Dr	0.12mi	4/3.0	2,034 (+13%)	1mo	$311,990	$153	68
619 Bluejack Dr	0.22mi	4/2.0	1,615 (-10%)	6mo	$273,990	$170	68
219 Desert Willow Way	0.18mi	4/3.0	2,034 (+13%)	1mo	$291,185	$143	65
539 Bluejack Dr	0.22mi	4/3.0	2,034 (+13%)	3mo	$274,490	$135	61
615 Bluejack Dr	0.22mi	4/3.0	2,034 (+13%)	9mo	$319,990	$157	57
611 Bluejack Dr	0.22mi	3/2.0 (-1)	1,566 (-13%)	8mo	$295,990	$189	57

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: -19.9%
• Equity multiple: 0.32×
• Total profit: $-51,677
• Equity at exit: $40,704

10-year hold

• IRR: -21.4%
• Equity multiple: 0.05×
• Total profit: $-72,787
• Equity at exit: $23,603

Cash invested: $76,437 (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: 1288
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,434 medium
• Mortgage (P&I): −$1,432
• Tax est. 1.5%: −$341 /mo · $4,095/yr
• Insurance: −$114
• HOA: −$42
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-6

Break-even live

Break-even rent $2,441

Max offer price $272,149

Occupancy floor 95%

Sensitivity live

Price	-10% $183	-5% $89	+0% $-6	+5% $-100	+10% $-194
Rent	-10% $-198	-5% $-102	+0% $-6	+5% $90	+10% $186
Rate	-1.0pp $132	-0.5pp $64	base $-6	+0.5pp $-77	+1.0pp $-149

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: $68,248
• Closing costs: $8,190
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
444 Vitex Dr Royse City, TX	4.0	2.5	2080	$2,200	$1.06	0d	1	0.37mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 18 events

1. 2026-06-18
   days on market $272,990 Active 92 DOM
2. 2026-06-17
   days on market $272,990 Active 91 DOM
3. 2026-06-16
   days on market $272,990 Active 90 DOM
4. 2026-06-15
   days on market $272,990 Active 89 DOM
5. 2026-06-13
   days on market $272,990 Active 87 DOM
6. 2026-06-09
   days on market $272,990 Active 83 DOM
7. 2026-06-08
   days on market $272,990 Active 82 DOM
8. 2026-06-07
   days on market $272,990 Active 81 DOM
9. 2026-06-04
   pricedays on market $272,990 Active 78 DOM
10. 2026-06-03
    days on market $282,990 Active 77 DOM
11. 2026-06-02
    days on market $282,990 Active 76 DOM
12. 2026-06-01
    days on market $282,990 Active 75 DOM
13. 2026-05-31
    days on market $282,990 Active 74 DOM
14. 2026-05-13
    price $282,990 734-char remark

    Show marketing remark (734 chars)

    New! Spacious Single story! Four bedrooms, two full baths, with open floor plan and covered patio. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and much more! Are you looking for a new home in Royse City? Wildwood is now selling! This Express Series community offers 2 to 4 bedroom floorplans ranging in size from 1,022 to 2,276 square feet, providing options to best fit your lifestyle! Wildwood is located within the small, but growing town of Royse City, which offers ample amounts of shopping, dining, and entertainment, all while providing locals the benefits of small-town living. Call us today to learn more about Wildwood!

15. 2026-05-11
    price $302,990 734-char remark

    Show marketing remark (734 chars)

    New! Spacious Single story! Four bedrooms, two full baths, with open floor plan and covered patio. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and much more! Are you looking for a new home in Royse City? Wildwood is now selling! This Express Series community offers 2 to 4 bedroom floorplans ranging in size from 1,022 to 2,276 square feet, providing options to best fit your lifestyle! Wildwood is located within the small, but growing town of Royse City, which offers ample amounts of shopping, dining, and entertainment, all while providing locals the benefits of small-town living. Call us today to learn more about Wildwood!

16. 2026-04-06
    price $300,990 734-char remark

    Show marketing remark (734 chars)

    New! Spacious Single story! Four bedrooms, two full baths, with open floor plan and covered patio. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and much more! Are you looking for a new home in Royse City? Wildwood is now selling! This Express Series community offers 2 to 4 bedroom floorplans ranging in size from 1,022 to 2,276 square feet, providing options to best fit your lifestyle! Wildwood is located within the small, but growing town of Royse City, which offers ample amounts of shopping, dining, and entertainment, all while providing locals the benefits of small-town living. Call us today to learn more about Wildwood!

17. 2026-03-17
    listed $298,990 Active 734-char remark

    Show marketing remark (734 chars)

    New! Spacious Single story! Four bedrooms, two full baths, with open floor plan and covered patio. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and much more! Are you looking for a new home in Royse City? Wildwood is now selling! This Express Series community offers 2 to 4 bedroom floorplans ranging in size from 1,022 to 2,276 square feet, providing options to best fit your lifestyle! Wildwood is located within the small, but growing town of Royse City, which offers ample amounts of shopping, dining, and entertainment, all while providing locals the benefits of small-town living. Call us today to learn more about Wildwood!

18. 2026-02-19
    listed $308,990 Active 1515-char remark

    Show marketing remark (1515 chars)

    Welcome to 228 Whispering Pine Drive in Royse City, Texas, part of our new Wildwood community! This thoughtfully designed Express Series home offers a seamless blend of style and practicality, catering to the demands of contemporary living. Its striking exterior, featuring architecturally designed elevations and divided light windows, creates a captivating first impression. A welcoming covered porch leads to a raised panel fiberglass insulated front door, with customizable decorative options available. Stepping inside, a spacious foyer unfolds into the rest of the home. The heart of the home is a modern kitchen, boasting 30" cabinets with hidden hinges, elegant granite or quartz countertops, and sleek stainless-steel appliances. A built-in sink, dishwasher, and generous pantry ensure effortless functionality. The primary suite provides a tranquil retreat, complete with an adjoining bathroom designed for ultimate convenience. An elongated vanity with a single sink and non-framed mirror, coupled with a spacious walk-in shower and closet, elevates the daily routine. Laminate wood plank flooring in living areas and plush ½" carpet in bedrooms create a comfortable and inviting atmosphere. Enhancing the home's appeal are integrated smart home features and an innovative tech package, providing modern convenience at your fingertips. The architecturally designed elevation, along with the front-facing garage featuring decorative hardware, adds to the curb appeal. This Express Series

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 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: $29,206
• − Mortgage interest: −$15,292
• − Property taxes: −$4,095
• − Insurance: −$1,365
• − Repairs & maintenance: −$2,337
• − Management: −$2,337
• − HOA: −$504
• − Depreciation: −$7,942
• Taxable loss: −$4,664
• Est. tax savings @ 24.0%: +$1,119
• After-tax cash flow: $1,049/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 · 6 photos

Good 80/100 Cosmetic rehab

This single-story home in Royse City, Texas, is in good condition with a modern kitchen and well-maintained exterior. It offers a good investment opportunity with potential for minor cosmetic improvements to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Add a smart home system — A smart home system can increase the home's value by making it more energy-efficient and convenient for potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Add a smart home system — A smart home system can increase the home's value by making it more energy-efficient and convenient for potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Poetry

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Rockwall County · 132,930 people
• 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

-8.4% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $282,990 NTREIS
• 2026-05-11 Price Changed $302,990 NTREIS
• 2026-04-06 Price Changed $300,990 NTREIS
• 2026-03-17 Listed $298,990 NTREIS
• 2026-02-19 Listed $308,990 Zillow