1322 Community Way · Royse City, TX 75189

$245,000

3 bd · 2.0 ba · 1,297 sqft · SingleFamily public records · 4 Days on market

Built 2021 Good condition 7,187 sqft lot 2-car garage $189/sqft · 11% below area Est $274k · 11% under $40/mo HOA · 2% of rent ↓ 11% since listing

---

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 +12.2/15.0
• Cash flow +8.0/30.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Schools +3.3/10.0
• Rent growth +2.2/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Located Collin County community within Community ISD, this home also includes access to a community pool, parks, walking trails, and low HOA fees, all while being conveniently close to schools, shopping, dining, and major highways. This is an incredible opportunity to enjoy comfort, convenience, and a growing neighborhood you'll be proud to call home. This thoughtfully designed 3-bedroom home features a split-bedroom floor plan that provides added privacy for the primary suite, while two generously sized 2 bedrooms with custom accent walls share a full bathroom at the front of the home.

Key facts

• Low hoa fees
• Community pool
• Granite countertops

Tags

• COMMUNITY POOL
• WALKING TRAILS
• LOW HOA FEES
• SPLIT-BEDROOM FLOOR PLAN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-246 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (14.4% below list).
• Recommended offer: $202k (17.8% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 4.2% in Royse City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Community ISD (rural): math 30% / reading 38% proficiency, ranked #479 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: John & Barbara Roderick El (678 students, 52% FRL); Leland E Edge Middle (math 25% / reading 35%, grade F, #1,056 of 1,662 statewide, top 65%, 931 students, 53% FRL) — zoned schools average 52% FRL vs 36% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.1%/yr); 1569 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 38d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 19,194 units permitted in Collin County in 2024 (3,988 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.
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,504 (17.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.86% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 9.7

CMA / ARV

• ARV (median comp): $273,812
• List price: $245,000
• Delta: -9.43%
• 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
1310 Emi Kate Ln	0.17mi	3/2.0	1,297 (0%)	2mo	$245,000	$189	90
220 Weatherboard Dr	0.45mi	3/2.0	1,255 (-3%)	0mo	$217,500	$173	74
1419 Ella Rose	0.47mi	3/2.0	1,235 (-5%)	2mo	$239,000	$194	68
302 Wagon Wheel Dr	0.17mi	3/2.0	1,450 (+12%)	6mo	$254,000	$175	68
403 Saddle Blanket Dr	0.63mi	3/2.0	1,253 (-3%)	0mo	$227,990	$182	64
412 Wrangler Dr	0.30mi	3/2.0	1,450 (+12%)	3mo	$237,000	$163	64
501 Saddle Blanket Dr	0.69mi	3/2.0	1,253 (-3%)	1mo	$231,940	$185	62
410 Saddle Blanket Dr	0.68mi	3/2.0	1,253 (-3%)	2mo	$247,990	$198	61
1007 Stockyard St	0.50mi	3/2.0	1,448 (+12%)	3mo	$240,000	$166	55
611 Chuck Wagon Dr	0.44mi	3/2.0	1,450 (+12%)	6mo	$220,000	$152	54
406 Saddle Blanket Dr	0.66mi	3/2.0	1,404 (+8%)	2mo	$251,010	$179	54
409 Saddle Blanket Dr	0.67mi	3/2.0	1,404 (+8%)	4mo	$270,990	$193	52

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: -27.4%
• Equity multiple: 0.11×
• Total profit: $-61,369
• Equity at exit: $36,530

10-year hold

• IRR: -44.5%
• Equity multiple: -0.41×
• Total profit: $-96,736
• Equity at exit: $21,183

Cash invested: $68,600 (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: 27 active · 16 under contract
• Months of supply: 7.7 mo (13%/mo absorbed)
• Median asking: $249,000 ($170/sqft)
• Median days on market: 81 d
• This list price: 37% of active listings are priced below it
• ARV vs active asking: +24.2% above 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: 9.7×

Monthly cashflow live

• Estimated rent: $2,098 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$477 /mo · $5,718/yr
• Insurance: −$102
• HOA: −$40
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-246

Break-even live

Break-even rent $2,409

Max offer price $201,504

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-177	+0% $-246	+5% $-316	+10% $-385
Rent	-10% $-412	-5% $-329	+0% $-246	+5% $-163	+10% $-81
Rate	-1.0pp $-123	-0.5pp $-184	base $-246	+0.5pp $-310	+1.0pp $-374

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: $61,250
• Closing costs: $7,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1304 Lowhill Dr Royse City, TX	4.0	2.0	1843	$1,895	$1.03	25d	1	0.14mi
1304 Lowhill Dr Royse City, TX	4.0	2.0	1843	$1,995	$1.08	4d	1	0.14mi
406 Knapsack Ln Royse City, TX	4.0	2.0	1870	$1,856	$0.99	12d	1	0.19mi
503 Cistern Way Royse City, TX	3.0	2.0	1294	$1,795	$1.39	51d	1	0.29mi
503 Cistern Way Royse City, TX	3.0	2.0	1294	$1,795	$1.39	16d	1	0.29mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,900	$1.24	93d	1	0.30mi
508 Windrow Dr Royse City, TX	3.0	2.0	1533	$1,875	$1.22	73d	1	0.30mi
1503 Cotton Gin Ct Royse City, TX	3.0	2.0	1566	$2,200	$1.40	93d	1	0.33mi
401 Silo Cir Royse City, TX	4.0	2.0	1568	$1,900	$1.21	38d	1	0.39mi
606 Wrangler Dr Josephine, TX	3.0	2.0	1310	$1,900	$1.45	4d	1	0.43mi
214 Crooked Field Dr Royse City, TX	3.0	2.0	1398	$1,900	$1.36	73d	1	0.47mi
1007 Cotton Gin Ct Royse City, TX	3.0	2.0	1611	$2,050	$1.27	93d	1	0.48mi
1004 Cotton Gin Ct Royse City, TX	4.0	2.0	1875	$1,850	$0.99	62d	1	0.50mi
1404 Old Trail Rd Royse City, TX	3.0	2.0	1625	$1,995	$1.23	1d	1	0.54mi
1208 Fieldstone Ct Royse City, TX	4.0	2.0	1835	$2,000	$1.09	93d	1	0.54mi
819 Rustic Way Royse City, TX	4.0	2.0	1796	$2,000	$1.11	32d	1	0.60mi
802 Turnbuckle Ct Royse City, TX	4.0	2.0	1577	$1,849	$1.17	93d	1	0.62mi
801 Meadow Creek Ln Josephine, TX	4.0	2.0	1708	$2,300	$1.35	26d	1	0.65mi
801 Meadow Creek Ln Josephine, TX	4.0	2.0	1757	$2,500	$1.42	54d	1	0.65mi
904 Saddle Horn Way Royse City, TX	4.0	2.0	1870	$1,995	$1.07	7d	1	0.66mi
904 Saddle Horn Way Royse City, TX	4.0	2.0	1870	$1,995	$1.07	12d	1	0.66mi
800 Windmill St Josephine, TX	4.0	2.0	1843	$2,100	$1.14	56d	1	0.67mi
800 Windmill St Josephine, TX	4.0	2.0	1843	$2,000	$1.09	17d	1	0.67mi
800 Windmill St Josephine, TX	4.0	2.0	1843	$2,100	$1.14	48d	1	0.67mi
722 Windmill St Josephine, TX	4.0	2.0	1568	$1,950	$1.24	4d	1	0.68mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,949	$1.18	64d	1	0.71mi
504 Saddle Blanket Dr Nevada, TX	4.0	2.0	1649	$1,799	$1.09	9d	1	0.71mi
808 Saddle Horn Way Royse City, TX	4.0	2.0	1870	$2,199	$1.18	0d	1	0.72mi
1910 Bailer Way Royse City, TX	3.0	2.0	1592	$1,995	$1.25	73d	1	0.80mi
2008 Bailer Way Royse City, TX	3.0	2.0	1509	$1,975	$1.31	68d	1	0.83mi
319 Plum Dr Nevada, TX	4.0	2.0	1587	$1,899	$1.20	59d	1	0.83mi
808 Hay Loft Ln Royse City, TX	3.0	2.0	1327	$1,775	$1.34	4d	1	0.92mi
1903 Feeder Way Royse City, TX	3.0	2.0	1327	$1,795	$1.35	0d	1	0.98mi
503 Hawthorn Dr Nevada, TX	4.0	2.0	1824	$2,095	$1.15	21d	1	1.00mi
503 Hawthorn Dr Nevada, TX	4.0	2.0	1824	$2,095	$1.15	0d	1	1.00mi
306 E Cook St Josephine, TX	3.0	2.0	1817	$2,100	$1.16	42d	1	1.02mi
916 Sunrise Ln Royse City, TX	3.0	2.0	1586	$1,900	$1.20	68d	1	1.05mi
209 N Greenville St Josephine, TX	3.0	1.5	1196	$1,600	$1.34	38d	1	1.30mi
414 Main St Josephine, TX	3.0	2.0	1720	$1,650	$0.96	1d	1	1.32mi

Property features AI

Finance

• Other: Property restrictions: Development
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: Mandatory HOAHOA fees $240 semi-annuallyHOA includes full use of facilities, grounds maintenance and management feesHOA managed by Magnolia Pointe Res

Exterior

• Parking: Attached 2-car garage (garage faces front) with 2 covered spacesDriveway2-car garage doorsGarage dimensions roughly 19' wide x 17' deep with 8' height
• Security: Security systemSmoke detectors
• Utilities: City waterCity sewerElectricity connectedAll-weather road access
• Home design: Single-family residenceResidential propertyBuilt in 2021One story
• Construction: Brick constructionComposition (shingle) roofSlab foundation
• Exterior features: Covered porchCovered patio/porchWood fencingCommunity pool, park and playground nearby

Interior

• Kitchen: Kitchen with breakfast bar, kitchen island, walk-in pantry and natural stone/granite-type countersWater line to refrigeratorElectric rangeMicrowaveDishwasherDisposal
• Bedrooms: 3 bedrooms (all on the main level)Primary bedroom approximately 14 x 12Two secondary bedrooms approximately 10 x 10
• Flooring: CarpetCeramic tileLuxury vinyl plank
• Bathrooms: 2 full bathroomsPrimary bathroom with built-in cabinets, Corian-type countertop and shower body sprays
• Heating & cooling: Electric heatingElectric cooling
• Interior features: Built-in featuresCable TV availableEat-in kitchenOne living areaOne dining areaTotal of 8 roomsOne-level home
• Laundry & utility: Washer hookupUtility room (approx. 6 x 5) with utility closetElectric water heater

HOA detail $40/mo · $480/yr

• Likely covers: pool

Listing history 11 events

1. 2026-08-08
   days on market $245,000 Active 4 DOM
2. 2026-08-06
   days on market $245,000 Active 2 DOM
3. 2026-08-05
   pricedays on marketlisting id $245,000 Active 1 DOM
4. 2026-06-01
   days on market $248,000 Active 54 DOM
5. 2026-05-31
   days on market $248,000 Active 53 DOM
6. 2026-04-08
   listed $248,000 Active 879-char remark
7. 2025-10-01
   listed $255,000 Active
8. 2024-03-04
   soldstatus
9. 2024-02-29
   soldstatus Closed
10. 2024-02-12
    historical Active Contingent
11. 2024-02-02
    listed $274,900 Active

ⓘ 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: $5,718 · $477/mo
• Projected year-2 tax: $5,718 · $477/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 6/10 Major
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,173
• − Mortgage interest: −$13,724
• − Property taxes: −$5,718
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − HOA: −$480
• − Depreciation: −$7,127
• Taxable loss: −$7,129
• Est. tax savings @ 24.0%: +$1,711
• After-tax cash flow: $-1,244/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 $6,485–$19,455 screening

This home is in good condition with modern finishes and a good curb appeal. It has a good resale and rental value with minor updates that could further increase its value.

Value-add opportunities

• Resale paint exterior — enhances curb appeal ↑
• Resale trim landscaping — improves curb appeal ↑
• Both replace flooring — modernizes and increases value ↑
• Both update kitchen appliances — modernizes and increases value ↑
• Both update bathroom fixtures — modernizes and increases value ↑

ⓘ 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 33/100

Zoned Schools

Elementary John & Barbara Roderick El Middle Leland E Edge Middle F TX #1,056/1,662 Nat'l #8,861/14,009 High Community H S F TX #941/1,632 Nat'l #9,497/17,239

Schools (NCES district)

• District: Community ISD
• NCES district ID: 4814850
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $71,841
• Composite: 31.58/100
• National rank: #5951
• State rank: #479 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 · 1,210,074 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

---

Population outlook (Collin County) Hauer SSP2

• Today (2025): 1,210,074 people
• By 2030: 1,358,201 · +12.2%
• By 2040: 1,654,061 · +36.7%
• By 2050: 1,937,359 · +60.1%
• By 2075: 2,567,039 · +112.1%
• By 2100: 2,952,048 · +144.0%

---

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 · Collin

• 2024 margin: R (+11.1) · D 43.1% · R 54.3% · Other 2.6%
• 2008→2024 swing: +14.4pp toward D · 2008: -25.6pp · 2024: -11.1pp
• All cycles: 2024: R+11.1 2020: R+4.3 2016: R+17.0 2012: R+31.6 2008: R+25.6

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

---

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

Property features AI

Finance

• Other: Property restrictions: Development
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: Mandatory HOAHOA fees $240 semi-annuallyHOA includes full use of facilities, grounds maintenance and management feesHOA managed by Magnolia Pointe Res

Exterior

• Parking: Attached 2-car garage (garage faces front) with 2 covered spacesDriveway2-car garage doorsGarage dimensions roughly 19' wide x 17' deep with 8' height
• Security: Security systemSmoke detectors
• Utilities: City waterCity sewerElectricity connectedAll-weather road access
• Home design: Single-family residenceResidential propertyBuilt in 2021One story
• Construction: Brick constructionComposition (shingle) roofSlab foundation
• Exterior features: Covered porchCovered patio/porchWood fencingCommunity pool, park and playground nearby

Interior

• Kitchen: Kitchen with breakfast bar, kitchen island, walk-in pantry and natural stone/granite-type countersWater line to refrigeratorElectric rangeMicrowaveDishwasherDisposal
• Bedrooms: 3 bedrooms (all on the main level)Primary bedroom approximately 14 x 12Two secondary bedrooms approximately 10 x 10
• Flooring: CarpetCeramic tileLuxury vinyl plank
• Bathrooms: 2 full bathroomsPrimary bathroom with built-in cabinets, Corian-type countertop and shower body sprays
• Heating & cooling: Electric heatingElectric cooling
• Interior features: Built-in featuresCable TV availableEat-in kitchenOne living areaOne dining areaTotal of 8 roomsOne-level home
• Laundry & utility: Washer hookupUtility room (approx. 6 x 5) with utility closetElectric water heater

Price history

-10.9% since first listed

8 events — show timeline

• 2026-08-03 Listed $245,000 NTREIS
• 2026-06-01 Listing Removed — NTREIS
• 2026-04-08 Listed $248,000 NTREIS
• 2025-10-01 Listed $255,000 NTREIS
• 2024-03-04 Sold (Public Records) — Public Records
• 2024-02-29 Sold (MLS) — NTREIS
• 2024-02-12 Contingent — NTREIS
• 2024-02-02 Listed $274,900 NTREIS

Property tax history

+79.2%/yr

Latest (2025): $5,718 · -10.4% YoY. Source: county tax records.