1322 Community Way · Royse City, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 6/10 · Moderate
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 8/10 · Major
- Hot days now (above 110°F)
- 7 days/yr
- Hot days in 30 yrs
- 25 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 27.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +7.9/30.0
- Condition / age +4.0/5.0
- Livability +3.8/5.0
- 1% rule +3.5/10.0
- Schools +3.3/10.0
- Rent growth +2.2/5.0
- DSCR +1.9/10.0
- Appreciation +0.0/10.0
$245,000
1322 Community Way · Royse City, TX 75189
3 bd · 2.0 ba · 1,297 sqft · SingleFamily
public records
· 50 Days on market
Built 2021
7,187 sqft lot
2-car garage
$189/sqft
· 10% below area
Est $273k · 10% under
$40/mo HOA · 2% of rent
↓ 11% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
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 $-264 ($-3k/yr) — negative.
- To cash-flow at today's rent, offer at most $198k (19.1% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (15.3% below list).
- Recommended offer: $198k (19.1% 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: 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); 1884 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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
- It's been on market 50 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
- 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
$198,288
(19.1% below list)
Questions for the listing agent
- 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?
- It's been on market 50 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 0.85% ✗
- Cap rate
- 5.00%
- Cash-on-cash
- -4.63%
- DSCR
- 0.79
- GRM
- 9.8
CMA / ARV
- ARV (median comp)
- $273,459
- List price
- $245,000
- Delta
- -10.41%
- Verdict
- UNDERPRICED
- 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%) | 4mo | $245,000 | $189 | 89 |
| 220 Weatherboard Dr | 0.45mi | 3/2.0 | 1,255 (-3%) | 2mo | $217,500 | $173 | 72 |
| 1217 Bristlecone Dr | 0.55mi | 3/2.0 | 1,253 (-3%) | 1mo | $230,990 | $184 | 68 |
| 1419 Ella Rose | 0.47mi | 3/2.0 | 1,235 (-5%) | 3mo | $239,000 | $194 | 67 |
| 302 Wagon Wheel Dr | 0.17mi | 3/2.0 | 1,450 (+12%) | 7mo | $254,000 | $175 | 66 |
| 403 Saddle Blanket Dr | 0.63mi | 3/2.0 | 1,253 (-3%) | 2mo | $227,990 | $182 | 63 |
| 412 Wrangler Dr | 0.30mi | 3/2.0 | 1,450 (+12%) | 5mo | $237,000 | $163 | 62 |
| 501 Saddle Blanket Dr | 0.69mi | 3/2.0 | 1,253 (-3%) | 2mo | $231,940 | $185 | 60 |
| 410 Saddle Blanket Dr | 0.68mi | 3/2.0 | 1,253 (-3%) | 3mo | $247,990 | $198 | 60 |
| 1007 Stockyard St | 0.50mi | 3/2.0 | 1,448 (+12%) | 5mo | $240,000 | $166 | 53 |
| 406 Saddle Blanket Dr | 0.66mi | 3/2.0 | 1,404 (+8%) | 3mo | $251,010 | $179 | 53 |
| 409 Saddle Blanket Dr | 0.67mi | 3/2.0 | 1,404 (+8%) | 6mo | $270,990 | $193 | 50 |
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
- -28.0%
- Equity multiple
- 0.09×
- Total profit
- $-62,462
- Equity at exit
- $36,530
10-year hold
- IRR
- -46.6%
- Equity multiple
- -0.44×
- Total profit
- $-98,921
- 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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 36 active · 18 under contract
- Months of supply
- 10.3 mo (10%/mo absorbed)
- Median asking
- $245,990 ($174/sqft)
- Median days on market
- 97 d
- This list price
- 39% of active listings are priced below it
- ARV vs active asking
- +21.5% 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
- 1884
- Price-to-rent
- 9.8×
Monthly cashflow live
↻
- Estimated rent
- $2,075 high interval (Pro) →
- Mortgage (P&I)
- −$1,285
- Tax from tax record
- −$477 /mo · $5,718/yr
- Insurance
- −$102
- HOA
- −$40
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$436
- Net cashflow
- $-264
Break-even live
Break-even rent
$2,409
Max offer price
$198,288
Occupancy floor
—
Sensitivity live
| Price | -10% $-126 | -5% $-195 | +0% $-264 | +5% $-334 | +10% $-403 |
|---|---|---|---|---|---|
| Rent | -10% $-428 | -5% $-346 | +0% $-264 | +5% $-182 | +10% $-101 |
| Rate | -1.0pp $-141 | -0.5pp $-202 | base $-264 | +0.5pp $-328 | +1.0pp $-393 |
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
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 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 | 7d | 1 | 0.14mi |
| 1304 Lowhill Dr Royse City, TX | 4.0 | 2.0 | 1843 | $1,895 | $1.03 | 71d | 1 | 0.14mi |
| 406 Knapsack Ln Royse City, TX | 4.0 | 2.0 | 1870 | $1,856 | $0.99 | 59d | 1 | 0.19mi |
| 503 Cistern Way Royse City, TX | 3.0 | 2.0 | 1294 | $1,795 | $1.39 | 97d | 1 | 0.29mi |
| 503 Cistern Way Royse City, TX | 3.0 | 2.0 | 1294 | $1,795 | $1.39 | 62d | 1 | 0.29mi |
| 508 Windrow Dr Royse City, TX | 3.0 | 2.0 | 1533 | $1,875 | $1.22 | 120d | 1 | 0.30mi |
| 508 Windrow Dr Royse City, TX | 3.0 | 2.0 | 1533 | $1,900 | $1.24 | 139d | 1 | 0.30mi |
| 1503 Cotton Gin Ct Royse City, TX | 3.0 | 2.0 | 1566 | $2,200 | $1.40 | 139d | 1 | 0.33mi |
| 211 Wrought Iron Dr Nevada, TX | 3.0 | 2.0 | 1398 | $1,900 | $1.36 | 20d | 1 | 0.35mi |
| 401 Silo Cir Royse City, TX | 4.0 | 2.0 | 1568 | $1,900 | $1.21 | 85d | 1 | 0.39mi |
| 606 Wrangler Dr Josephine, TX | 3.0 | 2.0 | 1310 | $1,800 | $1.37 | 29d | 1 | 0.43mi |
| 603 Chuck Wagon Dr Josephine, TX | 3.0 | 2.0 | 1310 | $1,845 | $1.41 | 6d | 1 | 0.44mi |
| 214 Crooked Field Dr Royse City, TX | 3.0 | 2.0 | 1398 | $1,900 | $1.36 | 120d | 1 | 0.47mi |
| 1007 Cotton Gin Ct Royse City, TX | 3.0 | 2.0 | 1611 | $2,050 | $1.27 | 139d | 1 | 0.48mi |
| 1004 Cotton Gin Ct Royse City, TX | 4.0 | 2.0 | 1875 | $1,850 | $0.99 | 108d | 1 | 0.50mi |
| 1404 Old Trail Rd Royse City, TX | 3.0 | 2.0 | 1625 | $1,995 | $1.23 | 48d | 1 | 0.54mi |
| 1208 Fieldstone Ct Royse City, TX | 4.0 | 2.0 | 1835 | $2,000 | $1.09 | 139d | 1 | 0.54mi |
| 604 Heirloom Ln Josephine, TX | 3.0 | 2.0 | 1625 | $1,316 | $0.81 | 45d | 1 | 0.59mi |
| 819 Rustic Way Royse City, TX | 4.0 | 2.0 | 1796 | $2,000 | $1.11 | 79d | 1 | 0.60mi |
| 802 Turnbuckle Ct Royse City, TX | 4.0 | 2.0 | 1577 | $1,849 | $1.17 | 139d | 1 | 0.62mi |
| 801 Meadow Creek Ln Josephine, TX | 4.0 | 2.0 | 1757 | $2,500 | $1.42 | 100d | 1 | 0.65mi |
| 801 Meadow Creek Ln Josephine, TX | 4.0 | 2.0 | 1708 | $2,300 | $1.35 | 72d | 1 | 0.65mi |
| 904 Saddle Horn Way Royse City, TX | 4.0 | 2.0 | 1870 | $1,995 | $1.07 | 59d | 1 | 0.66mi |
| 904 Saddle Horn Way Royse City, TX | 4.0 | 2.0 | 1870 | $1,995 | $1.07 | 54d | 1 | 0.66mi |
| 904 Saddle Horn Way Royse City, TX | 4.0 | 2.0 | 1870 | $1,995 | $1.07 | 3d | 1 | 0.66mi |
| 800 Windmill St Josephine, TX | 4.0 | 2.0 | 1843 | $2,100 | $1.14 | 103d | 1 | 0.67mi |
| 800 Windmill St Josephine, TX | 4.0 | 2.0 | 1843 | $2,100 | $1.14 | 95d | 1 | 0.67mi |
| 800 Windmill St Josephine, TX | 4.0 | 2.0 | 1843 | $2,000 | $1.09 | 64d | 1 | 0.67mi |
| 722 Windmill St Josephine, TX | 4.0 | 2.0 | 1568 | $1,750 | $1.12 | 31d | 1 | 0.68mi |
| 504 Saddle Blanket Dr Nevada, TX | 4.0 | 2.0 | 1649 | $1,799 | $1.09 | 56d | 1 | 0.71mi |
| 504 Saddle Blanket Dr Nevada, TX | 4.0 | 2.0 | 1649 | $1,949 | $1.18 | 111d | 1 | 0.71mi |
| 808 Saddle Horn Way Royse City, TX | 4.0 | 2.0 | 1870 | $2,199 | $1.18 | 17d | 1 | 0.72mi |
| 1910 Bailer Way Royse City, TX | 3.0 | 2.0 | 1592 | $1,995 | $1.25 | 120d | 1 | 0.80mi |
| 2008 Bailer Way Royse City, TX | 3.0 | 2.0 | 1509 | $1,975 | $1.31 | 114d | 1 | 0.83mi |
| 319 Plum Dr Nevada, TX | 4.0 | 2.0 | 1587 | $1,800 | $1.13 | 39d | 1 | 0.83mi |
| 511 Pine Hollow Way Josephine, TX | 3.0 | 2.0 | 1448 | $2,100 | $1.45 | 6d | 1 | 0.84mi |
| 602 East St Josephine, TX | 3.0 | 2.0 | 1841 | $1,950 | $1.06 | 20d | 1 | 0.91mi |
| 808 Hay Loft Ln Royse City, TX | 3.0 | 2.0 | 1327 | $1,775 | $1.34 | 51d | 1 | 0.92mi |
| 819 Sunrise Ln Royse City, TX | 3.0 | 2.0 | 1333 | $1,860 | $1.40 | 24d | 1 | 0.96mi |
| 1903 Feeder Way Royse City, TX | 3.0 | 2.0 | 1327 | $1,775 | $1.34 | 11d | 1 | 0.98mi |
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 48 events
-
2026-09-23days on market $245,000 Active 50 DOM
-
2026-09-22days on market $245,000 Active 49 DOM
-
2026-09-21days on market $245,000 Active 48 DOM
-
2026-09-20days on market $245,000 Active 47 DOM
-
2026-09-19days on market $245,000 Active 46 DOM
-
2026-09-18days on market $245,000 Active 45 DOM
-
2026-09-17days on market $245,000 Active 44 DOM
-
2026-09-16days on market $245,000 Active 43 DOM
-
2026-09-15days on market $245,000 Active 42 DOM
-
2026-09-14days on market $245,000 Active 41 DOM
-
2026-09-13days on market $245,000 Active 40 DOM
-
2026-09-12days on market $245,000 Active 39 DOM
-
2026-09-11days on market $245,000 Active 38 DOM
-
2026-09-05days on market $245,000 Active 32 DOM
-
2026-09-04days on market $245,000 Active 31 DOM
-
2026-08-31days on market $245,000 Active 27 DOM
-
2026-08-29days on market $245,000 Active 25 DOM
-
2026-08-28days on market $245,000 Active 24 DOM
-
2026-08-27days on market $245,000 Active 23 DOM
-
2026-08-26days on market $245,000 Active 22 DOM
-
2026-08-25days on market $245,000 Active 21 DOM
-
2026-08-24days on market $245,000 Active 20 DOM
-
2026-08-23days on market $245,000 Active 19 DOM
-
2026-08-22days on market $245,000 Active 18 DOM
-
2026-08-21days on market $245,000 Active 17 DOM
-
2026-08-20days on market $245,000 Active 16 DOM
-
2026-08-19days on market $245,000 Active 15 DOM
-
2026-08-18days on market $245,000 Active 14 DOM
-
2026-08-17days on market $245,000 Active 13 DOM
-
2026-08-16days on market $245,000 Active 12 DOM
-
2026-08-15days on market $245,000 Active 11 DOM
-
2026-08-14days on market $245,000 Active 10 DOM
-
2026-08-13days on market $245,000 Active 9 DOM
-
2026-08-12days on market $245,000 Active 8 DOM
-
2026-08-11days on market $245,000 Active 7 DOM
-
2026-08-10days on market $245,000 Active 6 DOM
-
2026-08-09days on market $245,000 Active 5 DOM
-
2026-08-08days on market $245,000 Active 4 DOM
-
2026-08-06days on market $245,000 Active 2 DOM
-
2026-08-05pricedays on market $245,000 Active 1 DOM
-
2026-06-01days on market $248,000 Active 54 DOM
-
2026-05-31days on market $248,000 Active 53 DOM
-
2026-04-08$248,000 Active 879-char remark
-
2025-10-01$255,000 Active
-
2024-03-04soldstatus
-
2024-02-29soldstatus Closed
-
2024-02-12historical Active Contingent
-
2024-02-02$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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $24,896
- − Mortgage interest
- −$13,724
- − Property taxes
- −$5,718
- − Insurance
- −$1,225
- − Repairs & maintenance
- −$1,992
- − Management
- −$1,992
- − HOA
- −$480
- − Depreciation
- −$7,127
- Taxable loss
- −$7,362
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,767
- After-tax cash flow
- $-1,406/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
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
- 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 |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
-10.9% since first listed8 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%/yrLatest (2025): $5,718 · -10.4% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…