4005 Cavalier Dr · Rowlett, TX 75088

$340,000

4 bd · 2.5 ba · 2,781 sqft · SingleFamily public records · 65 Days on market

Built 1997 10,106 sqft lot $122/sqft · 18% below area Est $414k · 18% under

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Why this score? — see what drove the B 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 +25.8/30.0
• ARV discount +15.0/15.0
• 1% rule +8.7/10.0
• DSCR +8.6/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +1.6/10.0

Listing remarks MLS

This property is being sold as is - Welcome to this spacious 4-bedroom, 2.5-bath two-story brick home in Rowlett featuring impressive curb appeal with mature shade trees and a stately front elevation. Inside, the expansive floor plan offers multiple living and dining spaces designed for comfortable living and entertaining. The oversized family room showcases wood-like flooring, a striking brick fireplace with custom wood mantel, built-in accent wall, plantation shutters, and seamless flow to the kitchen and formal dining room. The kitchen features sleek countertops, extensive wood cabinetry, tile flooring, center island, and pantry. Upstairs, the expansive primary suite offers vaulted ceilings, a bright sitting area with bay-style windows, and abundant space. The ensuite bath includes dual vanities, a soaking tub, separate shower, private water closet, and large walk-in closet. Three additional spacious bedrooms and two full baths provide flexibility for family, guests, or office space. Conveniently located near shopping, dining, parks, I-30, and Hwy 66.

Key facts

• Custom wood mantel
• Brick fireplace
• Built-in accent wall

Tags

• CURB APPEAL
• MATURE SHADE TREES
• BRICK FIREPLACE
• CUSTOM WOOD MANTEL
• BUILT-IN ACCENT WALL
• PLANTATION SHUTTERS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $823 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $340k).
• Recommended offer: $320k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.2% in Rowlett — 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 (#147 in TX, #4,150 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Garland ISD (suburban): math 27% / reading 37% proficiency, ranked #553 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.2%/yr); 295 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 12,577 units permitted in Dallas County in 2024 (6,829 in 5+ unit buildings).
• At $4,642/mo this rent would consume 53% of the median local household income ($105k/yr) (locally 626% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $319,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.37% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.38%
• DSCR: 1.46
• GRM: 6.1

CMA / ARV

• ARV (median comp): $413,822
• List price: $340,000
• Delta: -17.84%
• 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
4010 Bluffpoint Rd	0.16mi	4/2.5	2,816 (+1%)	0mo	$439,900	$156	90
3210 Suzanne Dr	0.33mi	4/3.5	2,800 (+1%)	7mo	$464,900	$166	74
4402 Running Brook Dr	0.36mi	4/3.5	2,681 (-4%)	2mo	$450,000	$168	71
3410 Faulkner Dr	0.36mi	3/2.5 (-1)	2,642 (-5%)	3mo	$419,000	$159	68
5214 Orlando Cir	0.75mi	4/2.5	2,772 (-0%)	7mo	$429,900	$155	59
2510 Shorewood Ct	0.60mi	4/3.5	2,954 (+6%)	1mo	$550,000	$186	57
3410 Oxford Dr	0.27mi	5/3.0 (+1)	2,390 (-14%)	2mo	$395,000	$165	55
3214 Chalkstone Dr	0.38mi	4/4.0	3,105 (+12%)	2mo	$462,000	$149	55
3006 Cottonwood Ct	0.71mi	4/3.5	2,942 (+6%)	5mo	$440,000	$150	49
5202 Orlando Cir	0.73mi	4/3.5	2,984 (+7%)	4mo	$450,000	$151	46
2913 Persimmon Pl	0.60mi	4/3.5	3,082 (+11%)	5mo	$645,000	$209	46
2406 Shorewood Ct	0.67mi	4/3.5	3,020 (+9%)	7mo	$499,500	$165	44

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-15,887
• Equity at exit: $50,695

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,635
• Equity at exit: $29,397

Cash invested: $95,200 (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 75088

• Home prices YoY: -2.0%
• Rents YoY: -1.2%
• Active inventory: 295
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $4,642 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$919 /mo · $11,026/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$975
• Net cashflow: $823

Break-even live

Break-even rent $3,599

Max offer price $340,000

Occupancy floor 77%

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3913 Baywatch Dr Unit 1019523P Rowlett, TX	5.0	3.0	2583	$10,864	$4.21	22d	1	0.25mi
3913 Baywatch Dr Rowlett, TX	5.0	3.0	2855	$8,250	$2.89	44d	1	0.25mi
3104 Cambridge Dr Rowlett, TX	4.0	3.0	3560	$3,495	$0.98	44d	1	0.46mi
5210 Orlando Cir Rowlett, TX	4.0	2.5	2845	$2,676	$0.94	8d	1	0.75mi
1600 President George Bush Hwy Rowlett, TX	1.0–4.0	1.0–3.0	1333	$3,015	$2.26	1d	44	0.84mi
2010 Indian Trl Rowlett, TX	5.0	4.0	3602	$10,950	$3.04	44d	1	0.93mi
2010 Indian Trl Unit 1293860P Rowlett, TX	5.0	4.0	3595	$13,695	$3.81	24d	1	0.93mi
3721 Smartt St Rowlett, TX	4.0	2.5	1977	$2,500	$1.26	21d	1	1.07mi
3921 Whiterock Trl Garland, TX	3.0	2.0	2110	$2,300	$1.09	44d	1	1.27mi
2913 David Dr Rowlett, TX	4.0	3.0	2108	$2,750	$1.30	8d	1	1.27mi
4205 Stone Haven Dr Garland, TX	5.0	3.0	3352	$2,695	$0.80	24d	1	1.34mi
3806 Whiterock Trl Garland, TX	3.0	2.0	1991	$2,400	$1.21	24d	1	1.42mi
1205 Marc Pl Rowlett, TX	4.0	3.5	2261	$3,900	$1.72	21d	1	1.44mi
1221 Marc Pl Rowlett, TX	3.0	3.5	2190	$3,400	$1.55	24d	1	1.44mi

Listing history 35 events

1. 2026-06-18
   days on market $340,000 Active 65 DOM
2. 2026-06-17
   days on market $340,000 Active 64 DOM
3. 2026-06-16
   days on market $340,000 Active 63 DOM
4. 2026-06-15
   days on market $340,000 Active 62 DOM
5. 2026-06-13
   days on market $340,000 Active 60 DOM
6. 2026-06-09
   days on market $340,000 Active 56 DOM
7. 2026-06-08
   days on market $340,000 Active 55 DOM
8. 2026-06-07
   days on market $340,000 Active 54 DOM
9. 2026-06-04
   days on market $340,000 Active 51 DOM
10. 2026-06-03
    days on market $340,000 Active 50 DOM
11. 2026-06-02
    days on market $340,000 Active 49 DOM
12. 2026-06-01
    days on market $340,000 Active 48 DOM
13. 2026-05-31
    days on market $340,000 Active 47 DOM
14. 2026-05-15
    price $340,000 1071-char remark

    Show marketing remark (1071 chars)

    This property is being sold as is - Welcome to this spacious 4-bedroom, 2.5-bath two-story brick home in Rowlett featuring impressive curb appeal with mature shade trees and a stately front elevation. Inside, the expansive floor plan offers multiple living and dining spaces designed for comfortable living and entertaining. The oversized family room showcases wood-like flooring, a striking brick fireplace with custom wood mantel, built-in accent wall, plantation shutters, and seamless flow to the kitchen and formal dining room. The kitchen features sleek countertops, extensive wood cabinetry, tile flooring, center island, and pantry. Upstairs, the expansive primary suite offers vaulted ceilings, a bright sitting area with bay-style windows, and abundant space. The ensuite bath includes dual vanities, a soaking tub, separate shower, private water closet, and large walk-in closet. Three additional spacious bedrooms and two full baths provide flexibility for family, guests, or office space. Conveniently located near shopping, dining, parks, I-30, and Hwy 66.

15. 2026-04-14
    listed $350,000 Active 1071-char remark

    Show marketing remark (1071 chars)

    This property is being sold as is - Welcome to this spacious 4-bedroom, 2.5-bath two-story brick home in Rowlett featuring impressive curb appeal with mature shade trees and a stately front elevation. Inside, the expansive floor plan offers multiple living and dining spaces designed for comfortable living and entertaining. The oversized family room showcases wood-like flooring, a striking brick fireplace with custom wood mantel, built-in accent wall, plantation shutters, and seamless flow to the kitchen and formal dining room. The kitchen features sleek countertops, extensive wood cabinetry, tile flooring, center island, and pantry. Upstairs, the expansive primary suite offers vaulted ceilings, a bright sitting area with bay-style windows, and abundant space. The ensuite bath includes dual vanities, a soaking tub, separate shower, private water closet, and large walk-in closet. Three additional spacious bedrooms and two full baths provide flexibility for family, guests, or office space. Conveniently located near shopping, dining, parks, I-30, and Hwy 66.

16. 2026-04-08
    historical
17. 2026-03-12
    price $350,000
18. 2026-02-07
    status Active
19. 2026-01-27
    historical Active Option Contract
20. 2026-01-22
    listed $371,200 Active
21. 2025-12-18
    historical
22. 2025-10-24
    price $371,200
23. 2025-10-02
    price $379,900
24. 2025-09-04
    price $395,000
25. 2025-08-12
    status Active
26. 2025-08-04
    historical
27. 2025-07-18
    price $399,900
28. 2025-06-26
    price $405,000
29. 2025-05-22
    listed $415,000 Active
30. 2023-10-31
    soldstatus
31. 2023-09-23
    historical $3,120
32. 2023-09-21
    historical $3,120
33. 2023-09-09
    listed $3,120
34. 2023-09-08
    listed $3,120
35. 2004-11-05
    soldstatus

ⓘ 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: $11,026 · $919/mo
• Projected year-2 tax: $11,026 · $919/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,698
• − Mortgage interest: −$19,045
• − Property taxes: −$11,026
• − Insurance: −$1,700
• − Repairs & maintenance: −$4,456
• − Management: −$4,456
• − Depreciation: −$9,891
• Taxable income: $5,124
• Est. tax owed @ 24.0%: −$1,230
• After-tax cash flow: $8,650/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.

Schools (NCES district)

• District: Garland ISD
• NCES district ID: 4820340
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $58,392
• Composite: 28.63/100
• National rank: #6706
• State rank: #553 of 826 in TX

Livability — Rowlett

• Score: 75/100
• State rank: #147
• US rank: #4150

Category grades

Amenities F Commute F Cost of living B+ Crime A- Employment A+ Housing A+ Health & safety D- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rowlett, TX
• County: Dallas County · 2,612,404 people
• City population: 35,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 28,075
• Household income: $105,313
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 626.0

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 2,979,839 people
• By 2030: 3,191,823 · +7.1%
• By 2040: 3,619,611 · +21.5%
• By 2050: 4,026,915 · +35.1%
• By 2075: 4,957,073 · +66.4%
• By 2100: 5,508,725 · +84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 19% Black 18% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Dallas

• 2024 margin: Strong D (+22.2) · D 60.2% · R 38.0% · Other 1.8%
• 2008→2024 swing: +6.9pp toward D · 2008: 15.3pp · 2024: 22.2pp
• All cycles: 2024: D+22.2 2020: D+31.6 2016: D+26.2 2012: D+15.4 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.72%
• Current HPI: 328.27
• Rent YoY: ▼ -1.22%
• 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

+10797.4% since first listed

22 events — show timeline

• 2026-05-15 Price Changed $340,000 NTREIS
• 2026-04-14 Listed $350,000 NTREIS
• 2026-04-08 Listing Removed — NTREIS
• 2026-03-12 Price Changed $350,000 NTREIS
• 2026-02-07 Relisted — NTREIS
• 2026-01-27 Contingent — NTREIS
• 2026-01-22 Listed $371,200 NTREIS
• 2025-12-18 Listing Removed — NTREIS
• 2025-10-24 Price Changed $371,200 NTREIS
• 2025-10-02 Price Changed $379,900 NTREIS
• 2025-09-04 Price Changed $395,000 NTREIS
• 2025-08-12 Relisted — NTREIS
• 2025-08-04 Listing Removed — NTREIS
• 2025-07-18 Price Changed $399,900 NTREIS
• 2025-06-26 Price Changed $405,000 NTREIS
• 2025-05-22 Listed $415,000 NTREIS
• 2023-10-31 Sold (Public Records) — Public Records
• 2023-09-23 Rental Removed $3,120 RENTLY
• 2023-09-21 Rental Removed $3,120 RENT.
• 2023-09-09 Listed for Rent $3,120 RENTLY
• 2023-09-08 Listed for Rent $3,120 RENT.
• 2004-11-05 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $11,026 · +6.8% YoY. Source: county tax records.