228 Whispering Pine Dr · Royse City, TX 75189

$243,490

4 bd · 2.0 ba · 1,801 sqft · SingleFamily · 235 Days on market

Built 2026 Good condition 5,750 sqft lot $135/sqft · 8% below area Est $266k · 8% under $42/mo HOA · 2% of rent ↓ 8% since listing

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Why this score? — see what drove the C- 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 +16.8/30.0
• ARV discount +11.3/15.0
• DSCR +5.2/10.0
• 1% rule +4.8/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 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 $243k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (2.2% below list).
• Recommended offer: $214k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.2% in Royse City — 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 (#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: Anita Scott El (math 53% / reading 40%, grade D-, #1,080 of 4,322 statewide, top 25%, 712 students, 47% 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); 2102 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 83d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $7k 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 235 days — a 12% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $56k (19%) 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 $214,271 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.75%
• DSCR: 1.12
• GRM: 8.5

CMA / ARV

• ARV (median comp): $265,990
• List price: $243,490
• Delta: -8.46%
• 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
211 Desert Willow Dr	0.04mi	4/2.0	1,801 (0%)	0mo	$257,450	$143	98
344 Whispering Pine Dr	0.15mi	4/2.0	1,801 (0%)	0mo	$257,450	$143	93
220 Whispering Pine Dr	0.02mi	4/2.0	1,615 (-10%)	0mo	$245,490	$152	82
332 Whispering Pine Dr	0.12mi	4/2.0	1,615 (-10%)	1mo	$247,990	$154	76
227 Whispering Pine Dr	0.03mi	4/3.0	2,034 (+13%)	0mo	$263,990	$130	73
312 Whispering Pine Dr	0.08mi	4/3.0	2,034 (+13%)	1mo	$278,990	$137	70
315 Whispering Pine Dr	0.09mi	4/3.0	2,034 (+13%)	0mo	$265,990	$131	70
324 Whispering Pines Dr	0.11mi	4/3.0	2,034 (+13%)	1mo	$265,990	$131	69
320 Whispering Pine Dr	0.10mi	3/2.0 (-1)	1,566 (-13%)	2mo	$264,990	$169	67
567 Bluejack Dr	0.20mi	4/2.5	2,036 (+13%)	0mo	$271,450	$133	67
343 Whispering Pine Dr	0.16mi	4/3.0	2,034 (+13%)	0mo	$265,990	$131	67
336 Whispering Pine Dr	0.13mi	3/2.0 (-1)	1,566 (-13%)	2mo	$264,990	$169	65

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: -15.4%
• Equity multiple: 0.47×
• Total profit: $-36,409
• Equity at exit: $36,305

10-year hold

• IRR: -13.3%
• Equity multiple: 0.33×
• Total profit: $-45,592
• Equity at exit: $21,053

Cash invested: $68,177 (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: 32 active · 25 under contract
• Months of supply: 9.6 mo (10%/mo absorbed)
• Median asking: $260,225 ($160/sqft)
• Median days on market: 193 d
• This list price: 31% of active listings are priced below it
• ARV vs active asking: -7.8% 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: 2102
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,381 high
• Mortgage (P&I): −$1,277
• Tax est. 1.5%: −$304 /mo · $3,652/yr
• Insurance: −$101
• HOA: −$42
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $156

Break-even live

Break-even rent $2,183

Max offer price $243,490

Occupancy floor 88%

Sensitivity live

Price	-10% $325	-5% $241	+0% $156	+5% $72	+10% $-12
Rent	-10% $-32	-5% $62	+0% $156	+5% $250	+10% $345
Rate	-1.0pp $279	-0.5pp $218	base $156	+0.5pp $93	+1.0pp $29

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: $60,872
• Closing costs: $7,305
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 Vitex Dr Royse City, TX	4.0	2.5	2285	$2,000	$0.88	31d	1	0.18mi
347 Boxwood Dr Royse City, TX	4.0	2.0	1632	$1,995	$1.22	96d	1	0.19mi
149 Boxwood Dr Royse City, TX	4.0	2.0	1820	$2,099	$1.15	55d	1	0.24mi
149 Boxwood Dr Royse City, TX	4.0	2.0	1820	$2,099	$1.15	82d	1	0.24mi
403 Vitex Dr Royse City, TX	3.0	2.0	1394	$1,926	$1.38	86d	1	0.25mi
444 Vitex Dr Royse City, TX	4.0	2.5	2080	$1,999	$0.96	10d	1	0.29mi

Listing history 50 events

1. 2026-11-08
   days on market $243,490 Active 235 DOM
2. 2026-11-07
   days on market $243,490 Active 234 DOM
3. 2026-11-06
   days on market $243,490 Active 233 DOM
4. 2026-11-05
   days on market $243,490 Active 232 DOM
5. 2026-11-04
   days on market $243,490 Active 231 DOM
6. 2026-11-02
   days on market $243,490 Active 229 DOM
7. 2026-11-01
   days on market $243,490 Active 228 DOM
8. 2026-10-31
   days on market $243,490 Active 227 DOM
9. 2026-10-30
   days on market $243,490 Active 226 DOM
10. 2026-10-29
    pricedays on market $243,490 Active 225 DOM
11. 2026-10-28
    days on market $253,490 Active 224 DOM
12. 2026-10-27
    days on market $253,490 Active 223 DOM
13. 2026-10-26
    days on market $253,490 Active 222 DOM
14. 2026-10-26
    days on market $253,490 Active 221 DOM
15. 2026-10-24
    days on market $253,490 Active 220 DOM
16. 2026-10-23
    days on market $253,490 Active 219 DOM
17. 2026-10-22
    days on market $253,490 Active 218 DOM
18. 2026-10-21
    days on market $253,490 Active 217 DOM
19. 2026-10-20
    days on market $253,490 Active 216 DOM
20. 2026-10-19
    days on market $253,490 Active 215 DOM
21. 2026-10-18
    days on market $253,490 Active 214 DOM
22. 2026-10-17
    days on market $253,490 Active 213 DOM
23. 2026-10-16
    days on market $253,490 Active 212 DOM
24. 2026-10-15
    days on market $253,490 Active 211 DOM
25. 2026-10-14
    days on market $253,490 Active 210 DOM
26. 2026-10-13
    days on market $253,490 Active 209 DOM
27. 2026-10-12
    days on market $253,490 Active 208 DOM
28. 2026-10-11
    days on market $253,490 Active 207 DOM
29. 2026-10-10
    days on market $253,490 Active 206 DOM
30. 2026-10-09
    days on market $253,490 Active 205 DOM
31. 2026-10-08
    days on market $253,490 Active 204 DOM
32. 2026-10-07
    days on market $253,490 Active 203 DOM
33. 2026-10-06
    days on market $253,490 Active 202 DOM
34. 2026-10-05
    days on market $253,490 Active 201 DOM
35. 2026-10-04
    days on market $253,490 Active 200 DOM
36. 2026-10-03
    days on market $253,490 Active 199 DOM
37. 2026-10-03
    price $253,490 Active 198 DOM
38. 2026-10-02
    days on market $252,990 Active 198 DOM
39. 2026-10-01
    days on market $252,990 Active 197 DOM
40. 2026-09-30
    days on market $252,990 Active 196 DOM
41. 2026-09-29
    days on market $252,990 Active 195 DOM
42. 2026-09-28
    days on market $252,990 Active 194 DOM
43. 2026-09-27
    days on market $252,990 Active 193 DOM
44. 2026-09-26
    days on market $252,990 Active 192 DOM
45. 2026-09-25
    days on market $252,990 Active 191 DOM
46. 2026-09-24
    days on market $252,990 Active 190 DOM
47. 2026-09-23
    days on market $252,990 Active 189 DOM
48. 2026-09-22
    days on market $252,990 Active 188 DOM
49. 2026-09-21
    days on market $252,990 Active 187 DOM
50. 2026-09-19
    days on market $252,990 Active 185 DOM

ⓘ 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: $28,574
• − Mortgage interest: −$13,639
• − Property taxes: −$3,652
• − Insurance: −$1,217
• − Repairs & maintenance: −$2,286
• − Management: −$2,286
• − HOA: −$504
• − Depreciation: −$7,083
• Taxable loss: −$2,094
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $2,380/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 Est. rehab $9,005–$27,015 screening

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. ↑

ⓘ 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 Anita Scott 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 · 118,396 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 (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%

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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%
• Languages at home: 80% English-only · Spanish 15% Other Indo-European 1%

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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

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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

-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