1916 Hellams Ln · Royse City, TX 75189

$250,525

4 bd · 3.0 ba · 1,607 sqft · Townhouse public records · 238 Days on market

Built 2025 Good condition 1,472 sqft lot $156/sqft · 6% below area Est $264k · at est. $230/mo HOA · 9% of rent

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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 +19.4/30.0
• ARV discount +9.7/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• 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 Townhome! Three bedrooms, two full baths, guest powder bath and large nice loft. Home includes, island kitchen, granite counters throughout, LED lighting, professionally engineered post tension foundation, and so much more! Liberty Crossing is a master-planned community including single-family homes and townhomes. The community benefits from easy access to Downtown Royse City and a plethora of places to eat and shop! Find a home just right for you and your family.

Key facts

• Led lighting
• Island kitchen
• Granite counters

Tags

• ISLAND KITCHEN
• GRANITE COUNTERS
• LED LIGHTING
• MASTER-PLANNED COMMUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $251k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $251k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: W R (Bill) Fort El (math 51% / reading 36%, grade F, #1,269 of 4,322 statewide, top 30%, 614 students, 36% 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) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents soft (-1.1%/yr); 2102 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 85d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $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 238 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $220,462 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 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: 1.01% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $263,551
• List price: $250,525
• Delta: -4.94%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1908 Hellams Ln	0.01mi	3/2.5 (-1)	1,597 (-1%)	7mo	$261,490	$164	86
1912 Hellams Ln	0.01mi	3/2.5 (-1)	1,597 (-1%)	9mo	$260,990	$163	84
1904 Hellams Ln	0.01mi	3/2.5 (-1)	1,597 (-1%)	15mo	$260,585	$163	79
1931 Hellams Ln	0.03mi	3/2.5 (-1)	1,711 (+6%)	5mo	$272,990	$160	77
1939 Hellams Ln	0.03mi	3/2.5 (-1)	1,711 (+6%)	5mo	$272,990	$160	76
1336 Kimzey St	0.05mi	3/2.5 (-1)	1,711 (+6%)	11mo	$275,990	$161	70
1324 Kimzey St	0.06mi	3/2.5 (-1)	1,711 (+6%)	17mo	$274,990	$161	65
1328 Kimzey St	0.06mi	3/2.5 (-1)	1,827 (+14%)	3mo	$293,990	$161	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: -12.3%
• Equity multiple: 0.57×
• Total profit: $-30,241
• Equity at exit: $37,354

10-year hold

• IRR: -8.5%
• Equity multiple: 0.54×
• Total profit: $-32,094
• Equity at exit: $21,661

Cash invested: $70,147 (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: 6 active · 2 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $265,990 ($148/sqft)
• Median days on market: 270 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +10.5% 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: 2102
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,542 high
• Mortgage (P&I): −$1,314
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$104
• HOA: −$230
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $279

Break-even live

Break-even rent $2,189

Max offer price $250,525

Occupancy floor 84%

Sensitivity live

Price	-10% $421	-5% $350	+0% $279	+5% $208	+10% $137
Rent	-10% $78	-5% $179	+0% $279	+5% $379	+10% $480
Rate	-1.0pp $405	-0.5pp $343	base $279	+0.5pp $214	+1.0pp $148

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: $62,631
• Closing costs: $7,516
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1939 Hellams Ln Unit 1 Royse City, TX	3.0	2.5	1711	$1,995	$1.17	159d	1	0.01mi
1931 Hellams Ln Unit 1 Royse City, TX	3.0	2.5	1711	$1,995	$1.17	159d	1	0.01mi
1947 Hellams Ln Unit 1 Royse City, TX	3.0	2.5	1850	$2,250	$1.22	146d	1	0.02mi
1328 Kimzey St Royse City, TX	3.0	2.5	1893	$2,250	$1.19	82d	1	0.03mi
1328 Kimzey St Unit 1 Royse City, TX	3.0	2.5	1893	$2,250	$1.19	91d	1	0.03mi
1903 Hellams Ln Unit 1 Royse City, TX	3.0	2.5	1874	$2,250	$1.20	104d	1	0.04mi
1323 Taggart St Royse City, TX	5.0	3.0	2060	$3,100	$1.50	184d	1	0.06mi
315 College St Royse City, TX	3.0	2.0	1254	$1,850	$1.48	145d	1	0.26mi
1332 Pierce St Royse City, TX	4.0	2.0	2118	$2,350	$1.11	131d	1	0.30mi
2016 Hearn Dr Royse City, TX	4.0	2.0	2100	$3,555	$1.69	10d	1	0.33mi
2016 Hearn Dr Royse City, TX	4.0	2.0	2100	$3,555	$1.69	37d	1	0.33mi
2020 Hearn Dr Royse City, TX	4.0	3.0	2060	$2,500	$1.21	3d	1	0.34mi
2025 Hearn Dr Royse City, TX	4.0	2.0	2100	$2,300	$1.10	52d	1	0.36mi
2044 Hearn Dr Royse City, TX	5.0	3.0	2060	$3,000	$1.46	10d	1	0.39mi
2044 Hearn Dr Royse City, TX	4.0	3.0	2060	$2,200	$1.07	144d	1	0.39mi
2067 Hearn Dr Royse City, TX	4.0	2.0	2100	$3,555	$1.69	10d	1	0.43mi
2067 Hearn Dr Royse City, TX	4.0	2.0	2100	$3,555	$1.69	13d	1	0.43mi
2059 Ketchum Ln Royse City, TX	5.0	3.0	2060	$3,000	$1.46	10d	1	0.48mi
2059 Ketchum Ln Royse City, TX	5.0	3.0	2060	$3,000	$1.46	46d	1	0.48mi
1023 Lakes Dr Royse City, TX	3.0	2.0	1216	$1,514	$1.25	0d	1	0.58mi
411 N Josephine St Royse City, TX	3.0	2.0	1400	$2,095	$1.50	85d	1	0.58mi
552 Firethorn Dr Royse City, TX	3.0	2.0	1830	$2,250	$1.23	86d	1	0.72mi
537 Oleander Dr Fate, TX	3.0	2.0	1883	$2,295	$1.22	71d	1	0.76mi
321 Briar Oaks Dr Royse City, TX	3.0	2.0	1693	$1,750	$1.03	122d	1	0.77mi
321 Briar Oaks Dr Royse City, TX	3.0	2.0	1693	$1,750	$1.03	65d	1	0.77mi
209 E Gail Ln Royse City, TX	3.0	1.5	1224	$1,850	$1.51	140d	1	0.77mi
525 Redbud Dr Royse City, TX	3.0	2.0	2147	$2,395	$1.12	184d	1	0.80mi
512 Love Ln Royse City, TX	3.0	2.0	1498	$1,800	$1.20	3d	1	0.84mi
513 Redbud Dr Royse City, TX	3.0	2.0	1830	$2,050	$1.12	184d	1	0.84mi
4023 Anglers Way Royse City, TX	4.0	3.5	2122	$3,500	$1.65	10d	1	0.87mi
407 Westcreek Dr Royse City, TX	3.0	2.0	1895	$1,849	$0.98	10d	1	0.88mi
525 Skelton St Royse City, TX	3.0	2.0	1661	$1,860	$1.12	6d	1	0.89mi
207 Gardenia Dr Royse City, TX	3.0	2.0	1830	$2,195	$1.20	165d	1	0.90mi
430 Oleander Dr Fate, TX	3.0	2.0	2039	$2,350	$1.15	184d	1	0.91mi
2620 Sabine Cir Royse City, TX	4.0	2.0	2010	$2,550	$1.27	3d	1	0.91mi
2620 Sabine Cir Royse City, TX	4.0	2.0	2010	$2,500	$1.24	10d	1	0.91mi
1217 Evergreen St Royse City, TX	3.0	2.0	1702	$1,850	$1.09	91d	1	0.91mi
426 Oleander Dr Fate, TX	3.0	2.0	2126	$2,495	$1.17	131d	1	0.92mi
7015 Hopper Ct Royse City, TX	4.0	2.5	2198	$2,300	$1.05	184d	1	0.93mi
616 Tripp Trl Royse City, TX	3.0	2.0	2089	$2,195	$1.05	1d	1	0.94mi

Listing history 50 events

1. 2026-11-08
   days on market $250,525 Active 238 DOM
2. 2026-11-07
   days on market $250,525 Active 237 DOM
3. 2026-11-06
   days on market $250,525 Active 236 DOM
4. 2026-11-05
   days on market $250,525 Active 235 DOM
5. 2026-11-04
   days on market $250,525 Active 234 DOM
6. 2026-11-02
   days on market $250,525 Active 232 DOM
7. 2026-11-01
   days on market $250,525 Active 231 DOM
8. 2026-10-31
   days on market $250,525 Active 230 DOM
9. 2026-10-30
   days on market $250,525 Active 229 DOM
10. 2026-10-29
    pricedays on market $250,525 Active 228 DOM
11. 2026-10-28
    days on market $260,525 Active 227 DOM
12. 2026-10-27
    days on market $260,525 Active 226 DOM
13. 2026-10-26
    days on market $260,525 Active 225 DOM
14. 2026-10-26
    days on market $260,525 Active 224 DOM
15. 2026-10-24
    days on market $260,525 Active 223 DOM
16. 2026-10-23
    days on market $260,525 Active 222 DOM
17. 2026-10-22
    days on market $260,525 Active 221 DOM
18. 2026-10-21
    days on market $260,525 Active 220 DOM
19. 2026-10-20
    days on market $260,525 Active 219 DOM
20. 2026-10-19
    days on market $260,525 Active 218 DOM
21. 2026-10-18
    days on market $260,525 Active 217 DOM
22. 2026-10-17
    days on market $260,525 Active 216 DOM
23. 2026-10-16
    days on market $260,525 Active 215 DOM
24. 2026-10-15
    days on market $260,525 Active 214 DOM
25. 2026-10-14
    days on market $260,525 Active 213 DOM
26. 2026-10-13
    days on market $260,525 Active 212 DOM
27. 2026-10-12
    days on market $260,525 Active 211 DOM
28. 2026-10-11
    days on market $260,525 Active 210 DOM
29. 2026-10-10
    days on market $260,525 Active 209 DOM
30. 2026-10-09
    days on market $260,525 Active 208 DOM
31. 2026-10-08
    days on market $260,525 Active 207 DOM
32. 2026-10-07
    days on market $260,525 Active 206 DOM
33. 2026-10-06
    days on market $260,525 Active 205 DOM
34. 2026-10-05
    days on market $260,525 Active 204 DOM
35. 2026-10-04
    days on market $260,525 Active 203 DOM
36. 2026-10-03
    days on market $260,525 Active 202 DOM
37. 2026-10-02
    days on market $260,525 Active 201 DOM
38. 2026-10-01
    days on market $260,525 Active 200 DOM
39. 2026-09-30
    days on market $260,525 Active 199 DOM
40. 2026-09-29
    days on market $260,525 Active 198 DOM
41. 2026-09-28
    days on market $260,525 Active 197 DOM
42. 2026-09-27
    days on market $260,525 Active 196 DOM
43. 2026-09-26
    days on market $260,525 Active 195 DOM
44. 2026-09-25
    days on market $260,525 Active 194 DOM
45. 2026-09-24
    days on market $260,525 Active 193 DOM
46. 2026-09-23
    days on market $260,525 Active 192 DOM
47. 2026-09-22
    days on market $260,525 Active 191 DOM
48. 2026-09-21
    days on market $260,525 Active 190 DOM
49. 2026-09-19
    days on market $260,525 Active 188 DOM
50. 2026-09-18
    pricedays on market $260,525 Active 187 DOM

ⓘ 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: $972 · $81/mo
• Projected year-2 tax: $4,585 · $382/mo
• Expected delta: +$3,613/yr (+$301/mo · 371.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,503
• − Mortgage interest: −$14,033
• − Property taxes: −$972
• − Insurance: −$1,253
• − Repairs & maintenance: −$2,440
• − Management: −$2,440
• − HOA: −$2,760
• − Depreciation: −$7,288
• Taxable loss: −$683
• Est. tax savings @ 24.0%: +$164
• After-tax cash flow: $3,512/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 · 2 photos

Good 80/100 None rehab

This townhome is in good condition with no visible repairs needed. It offers a good investment opportunity with potential for value increase through minor updates.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers ↑
• Both Interior cleaning — A clean interior can make the home more appealing to potential buyers and renters ↑

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary W R (Bill) Fort El F TX #1,269/4,322 Nat'l #17,359/41,679 Middle Ouida Baley Middle F TX #911/1,662 Nat'l #7,937/14,009 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

• Census place: Royse City, TX
• 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

-0.4% since first listed

10 events — show timeline

• 2026-05-04 Pending — NTREIS
• 2026-04-06 Price Changed $262,990 NTREIS
• 2026-02-11 Listed $261,490 NTREIS
• 2025-11-30 Listing Removed — NTREIS
• 2025-09-24 Price Changed $265,990 NTREIS
• 2025-08-07 Price Changed $272,490 NTREIS
• 2025-06-04 Price Changed $255,990 NTREIS
• 2025-03-06 Price Changed $253,990 NTREIS
• 2025-02-13 Price Changed $258,990 NTREIS
• 2025-01-28 Listed $263,990 NTREIS

Property tax history

-0.2%/yr

Latest (2025): $972 · -0.2% YoY. Source: county tax records.