1916 Hellams Ln · Royse City, TX 75189

$262,990

4 bd · 3.0 ba · 1,607 sqft · SingleFamily public records · 98 Days on market

Built 2025 Good condition 1,472 sqft lot $164/sqft · at area comps Est $264k · at est. $230/mo HOA · 10% of rent

---

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 +15.1/30.0
• ARV discount +7.7/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• 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 single-family listed at $263k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $239k (9.3% below list).
• Recommended offer: $239k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: schools C-, 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.
• Market conditions: Rents soft (-1.1%/yr); 1301 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 98 days — a 9% lower offer ($239k) 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 $238,655 (9.3% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 9.2

CMA / ARV

• ARV (median comp): $264,081
• List price: $262,990
• Delta: -0.41%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Howard St	0.44mi	3/2.0 (-1)	1,646 (+2%)	4mo	$279,000	$170	63
307 College St	0.27mi	3/2.0 (-1)	1,506 (-6%)	14mo	$285,000	$189	56
501 May St	0.38mi	3/2.0 (-1)	1,523 (-5%)	16mo	$245,000	$161	52
1101 Brazos Ct	0.61mi	3/2.0 (-1)	1,512 (-6%)	14mo	$149,900	$99	41
509 E Lamar St	0.24mi	3/2.0 (-1)	1,408 (-12%)	22mo	$249,900	$177	40
208 N Elm St	0.65mi	3/2.0 (-1)	1,728 (+8%)	10mo	$265,000	$153	40
2344 Wesley Ave	0.60mi	4/2.0	1,835 (+14%)	10mo	$338,990	$185	36
807 Stedham	0.70mi	3/1.0 (-1)	1,374 (-14%)	22mo	$255,000	$186	12

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: -17.5%
• Equity multiple: 0.40×
• Total profit: $-44,129
• Equity at exit: $39,213

10-year hold

• IRR: -16.4%
• Equity multiple: 0.21×
• Total profit: $-58,328
• Equity at exit: $22,739

Cash invested: $73,637 (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: 1301
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,387 high
• Mortgage (P&I): −$1,379
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$110
• HOA: −$230
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $86

Break-even live

Break-even rent $2,278

Max offer price $262,990

Occupancy floor 91%

Sensitivity live

Price	-10% $235	-5% $160	+0% $86	+5% $11	+10% $-63
Rent	-10% $-103	-5% $-9	+0% $86	+5% $180	+10% $274
Rate	-1.0pp $218	-0.5pp $153	base $86	+0.5pp $18	+1.0pp $-52

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: $65,748
• Closing costs: $7,890
• 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	20d	1	0.01mi
1931 Hellams Ln Unit 1 Royse City, TX	3.0	2.5	1711	$1,995	$1.17	20d	1	0.01mi
1947 Hellams Ln Unit 1 Royse City, TX	3.0	2.5	1850	$2,250	$1.22	6d	1	0.02mi
1323 Taggart St Royse City, TX	5.0	3.0	2060	$3,100	$1.50	45d	1	0.06mi
315 College St Royse City, TX	3.0	2.0	1254	$1,850	$1.48	5d	1	0.26mi
1332 Pierce St Royse City, TX	4.0	2.0	2118	$2,350	$1.11	45d	1	0.30mi
2044 Hearn Dr Royse City, TX	4.0	3.0	2060	$2,200	$1.07	5d	1	0.39mi
1023 Lakes Dr Royse City, TX	2.0–3.0	2.0	1194	$1,749	$1.46	3d	1	0.58mi
552 Firethorn Dr Royse City, TX	3.0	2.0	1830	$2,350	$1.28	0d	1	0.72mi
209 E Gail Ln Royse City, TX	3.0	1.5	1224	$1,850	$1.51	0d	1	0.77mi
525 Redbud Dr Royse City, TX	3.0	2.0	2147	$2,395	$1.12	45d	1	0.80mi
513 Redbud Dr Royse City, TX	3.0	2.0	1830	$2,050	$1.12	45d	1	0.84mi
4023 Anglers Way Royse City, TX	4.0	3.5	2122	$2,900	$1.37	6d	1	0.87mi
207 Gardenia Dr Royse City, TX	3.0	2.0	1830	$2,195	$1.20	25d	1	0.90mi
430 Oleander Dr Fate, TX	3.0	2.0	2039	$2,350	$1.15	45d	1	0.91mi
426 Oleander Dr Fate, TX	3.0	2.0	2126	$2,495	$1.17	25d	1	0.92mi
7015 Hopper Ct Royse City, TX	4.0	2.5	2198	$2,300	$1.05	45d	1	0.93mi
913 Live Oak St Unit B Royse City, TX	3.0	2.0	1120	$1,600	$1.43	22d	1	0.98mi
525 Janette Ct Royse City, TX	4.0	3.0	2059	$2,095	$1.02	15d	1	1.01mi
524 Timberhaven Trl Royse City, TX	3.0	2.0	1693	$1,900	$1.12	25d	1	1.03mi
3178 Wind Knot Way Royse City, TX	3.0	2.0	1798	$2,150	$1.20	16d	1	1.05mi
317 Fire Rock Dr Royse City, TX	3.0	2.0	1618	$1,995	$1.23	0d	1	1.09mi
1017 N Houston St Royse City, TX	3.0	1.0	1448	$1,725	$1.19	45d	1	1.09mi
721 Oak Grove Ln Royse City, TX	3.0	2.0	1188	$1,805	$1.52	0d	1	1.11mi
609 Rosemary Dr Royse City, TX	3.0	2.0	1759	$1,901	$1.08	14d	1	1.12mi
609 Rosemary Dr Royse City, TX	3.0	2.0	1759	$1,835	$1.04	6d	1	1.12mi
2031 Roaring Fork Dr Royse City, TX	3.0	2.0	1861	$2,495	$1.34	6d	1	1.13mi
220 Fire Rock Dr Royse City, TX	3.0	2.0	1618	$2,000	$1.24	45d	1	1.16mi
821 Loganwood Dr Royse City, TX	3.0	2.0	1291	$1,725	$1.34	25d	1	1.20mi
225 Cookston Ln Royse City, TX	4.0	2.0	1651	$1,825	$1.11	15d	1	1.22mi
225 Cookston Ln Royse City, TX	4.0	2.0	1651	$1,825	$1.11	25d	1	1.22mi
712 Preston Dr Royse City, TX	4.0	2.0	1965	$1,895	$0.96	4d	1	1.22mi
320 Cookston Ln Royse City, TX	3.0	2.0	2213	$2,045	$0.92	0d	1	1.24mi
713 Cooper Ln Royse City, TX	4.0	2.0	1859	$1,895	$1.02	0d	1	1.26mi
708 Mackenzie Dr Royse City, TX	4.0	2.0	1779	$1,780	$1.00	45d	1	1.27mi
1012 Brookhaven Dr Royse City, TX	3.0	2.0	1642	$2,149	$1.31	4d	1	1.27mi
2701 Redwood St Royse City, TX	3.0	2.0	1816	$2,100	$1.16	6d	1	1.29mi
2704 Redwood St Royse City, TX	4.0	2.0	1760	$1,850	$1.05	23d	1	1.29mi
412 Pin Oak Ln Royse City, TX	3.0	2.0	1254	$1,800	$1.44	45d	1	1.33mi
412 Pin Oak Ln Royse City, TX	3.0	2.0	1254	$1,800	$1.44	0d	1	1.33mi

HOA detail

• Monthly dues: $230 · $2,760/yr

Listing history 19 events

1. 2026-06-21
   days on market $262,990 Active 98 DOM
2. 2026-06-18
   days on market $262,990 Active 95 DOM
3. 2026-06-17
   days on market $262,990 Active 94 DOM
4. 2026-06-16
   days on market $262,990 Active 93 DOM
5. 2026-06-15
   days on market $262,990 Active 92 DOM
6. 2026-06-13
   days on market $262,990 Active 90 DOM
7. 2026-06-09
   days on market $262,990 Active 86 DOM
8. 2026-06-08
   days on market $262,990 Active 85 DOM
9. 2026-06-07
   statusdays on market $262,990 Active 84 DOM
10. 2026-05-04
    status Pending 483-char remark

    Show marketing remark (483 chars)

    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.

11. 2026-04-06
    price $262,990 483-char remark

    Show marketing remark (483 chars)

    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.

12. 2026-02-11
    listed $261,490 Active 483-char remark

    Show marketing remark (483 chars)

    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.

13. 2025-11-30
    historical
14. 2025-09-24
    price $265,990
15. 2025-08-07
    price $272,490
16. 2025-06-04
    price $255,990
17. 2025-03-06
    price $253,990
18. 2025-02-13
    price $258,990
19. 2025-01-28
    listed $263,990 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: $972 · $81/mo
• Projected year-2 tax: $4,813 · $401/mo
• Expected delta: +$3,841/yr (+$320/mo · 395.2%)

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

Taxation est. · year 1

• Rental income: $28,639
• − Mortgage interest: −$14,732
• − Property taxes: −$972
• − Insurance: −$1,315
• − Repairs & maintenance: −$2,291
• − Management: −$2,291
• − HOA: −$2,760
• − Depreciation: −$7,651
• Taxable loss: −$3,372
• Est. tax savings @ 24.0%: +$809
• After-tax cash flow: $1,837/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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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 — 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 · 132,930 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: 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

-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.