525 Hidden Oak Ln · Rockwall, TX 75087

$357,000

3 bd · 2.0 ba · 1,904 sqft · SingleFamily public records · 40 Days on market

Built 1998 9,888 sqft lot $188/sqft · 6% below area Est $405k · 12% under $33/mo HOA · 1% of rent

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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 +12.8/15.0
• Cash flow +7.7/30.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Check out 525 Hidden Oak Ln, a residence designed for everyday comfort and practical living. The kitchen contains a functional island, an accent backsplash, and stainless steel appliances. The primary bathroom includes double sinks and a separate tub and shower. A cozy fireplace adds warmth indoors, while a covered patio and a storage shed enhance exterior utility. This property blends comfort and convenience, a must-see for practical living. This home has been virtually staged to illustrate its potential. . Home comes with a 100-Day Home Warranty and a 7-Day Home Test Drive to move in 7 days early for free

Key facts

• Double sinks
• Functional island
• Cozy fireplace

Tags

• FUNCTIONAL ISLAND
• ACCENT BACKSPLASH
• STAINLESS STEEL APPLIANCES
• DOUBLE SINKS
• SEPARATE TUB AND SHOWER
• COZY FIREPLACE

Property features AI

Finance

• Other: Listing possession at closing/funding; Standard listing conditions
• Financial info: Acceptable financing: Cash, Conventional, VA Loan
• HOA & community: Mandatory association; Annual HOA fee of $400; HOA covers grounds maintenance; HOA managed by Gulf Professional Property Management, Inc.

Exterior

• Parking: Two covered parking spaces; Two-car attached garage; Driveway
• Security: Security system excluded from sale; Kwikset lock to be replaced at closing (per exclusions)
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Wood construction; Slab foundation; Built in 1998; Preowned condition
• Exterior features: Back yard fencing (wood); Less than 0.5 acre lot

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Two living areas; Two dining areas; Other interior features
• Laundry & utility: No smart-home features indicated

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $357k.

Deal economics

• At list price, monthly cash flow is $-415 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (25.4% below list).
• Recommended offer: $266k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.9% in Rockwall — 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 77/100 on livability (#86 in TX, #3,043 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F.
• Rockwall ISD (suburban): math 54% / reading 54% proficiency, ranked #83 of 826 in TX (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Nebbie Williams El (math 75% / reading 62%, grade B+, #176 of 4,322 statewide, top 4%, 416 students, 12% FRL).
• Zoned-school proficiency averages 68% at this address vs 54% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Rockwall ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.2%/yr); 1012 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $11k 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 40 days — a 3% lower offer ($346k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $266,222 (25.4% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.98%
• DSCR: 0.78
• GRM: 11.2

CMA / ARV

• ARV (median comp): $404,593
• List price: $357,000
• Delta: -11.76%
• 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
510 Bending Oaks Trl	0.20mi	4/2.0 (+1)	1,905 (+0%)	2mo	$359,900	$189	84
539 Tall Oaks Pl	0.07mi	3/2.0	1,876 (-2%)	16mo	$399,900	$213	81
442 Sonoma Dr	0.41mi	3/2.0	2,031 (+7%)	4mo	$385,000	$190	66
461 Sausalito Dr	0.62mi	3/2.0	1,917 (+1%)	11mo	$359,500	$188	61
1353 Grass Valley Dr	0.53mi	3/2.0	1,697 (-11%)	1mo	$315,000	$186	56
1530 Petaluma Dr	0.38mi	4/2.0 (+1)	2,128 (+12%)	2mo	$462,500	$217	56
1419 Grass Vly	0.38mi	4/2.0 (+1)	2,062 (+8%)	9mo	$349,900	$170	56
1509 Audubon	0.45mi	3/2.0	1,649 (-13%)	7mo	$349,900	$212	51
1438 Audobon Ln	0.54mi	4/2.5 (+1)	2,111 (+11%)	7mo	$385,000	$182	44
136 Ireland Ct	0.48mi	3/2.0	2,124 (+12%)	20mo	$414,180	$195	42
479 Sausalito Dr	0.61mi	4/2.0 (+1)	2,113 (+11%)	12mo	$405,000	$192	38
2610 Eganridge Ln	0.70mi	3/2.0	1,626 (-15%)	8mo	$389,900	$240	36

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.16×
• Total profit: $-83,568
• Equity at exit: $53,230

10-year hold

• IRR: -19.3%
• Equity multiple: -0.04×
• Total profit: $-103,939
• Equity at exit: $30,867

Cash invested: $99,960 (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 75087

• Rents YoY: 3.2%
• Active inventory: 1012
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,662 high
• Mortgage (P&I): −$1,872
• Tax from tax record: −$464 /mo · $5,567/yr
• Insurance: −$149
• HOA: −$33
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $-415

Break-even live

Break-even rent $3,187

Max offer price $283,754

Occupancy floor —

Sensitivity live

Price	-10% $-213	-5% $-314	+0% $-415	+5% $-516	+10% $-617
Rent	-10% $-625	-5% $-520	+0% $-415	+5% $-309	+10% $-204
Rate	-1.0pp $-235	-0.5pp $-324	base $-415	+0.5pp $-507	+1.0pp $-601

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: $89,250
• Closing costs: $10,710
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2750 Fern Valley Ln Rockwall, TX	4.0	2.0	1923	$2,400	$1.25	20d	1	0.82mi
811 Knox Dr Rockwall, TX	4.0	2.0	2180	$2,850	$1.31	5d	1	0.82mi
1875 Crestlake Dr Rockwall, TX	3.0	2.0	1610	$2,250	$1.40	45d	1	0.92mi
1720 Avonlea Dr Rockwall, TX	3.0	2.0	1630	$2,375	$1.46	25d	1	1.03mi
875 Shores Blvd Rockwall, TX	3.0	2.0	2026	$2,750	$1.36	0d	1	1.04mi
212 Darrin Dr Rockwall, TX	3.0	2.0	1366	$2,095	$1.53	8d	1	1.04mi
212 Darrin Dr Rockwall, TX	3.0	2.0	1366	$2,095	$1.53	18d	1	1.04mi
947 Sunset Hill Dr Rockwall, TX	4.0	3.0	2590	$4,095	$1.58	8d	1	1.26mi
947 Sunset Hill Dr Rockwall, TX	4.0	3.0	2590	$4,095	$1.58	4d	1	1.26mi
1143 Bayshore Dr Rockwall, TX	3.0	2.0	1763	$2,950	$1.67	45d	1	1.45mi
550 Williams St Rockwall, TX	1.0–3.0	1.0–2.0	1057	$2,715	$2.57	14d	15	1.50mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 17 events

1. 2026-06-21
   days on market $357,000 Active 40 DOM
2. 2026-06-18
   days on market $357,000 Active 37 DOM
3. 2026-06-17
   days on market $357,000 Active 36 DOM
4. 2026-06-16
   days on market $357,000 Active 35 DOM
5. 2026-06-15
   days on market $357,000 Active 34 DOM
6. 2026-06-13
   days on market $357,000 Active 32 DOM
7. 2026-06-13
   days on market $357,000 Active 31 DOM
8. 2026-06-09
   days on market $357,000 Active 28 DOM
9. 2026-06-08
   days on market $357,000 Active 27 DOM
10. 2026-06-07
    days on market $357,000 Active 26 DOM
11. 2026-06-04
    days on market $357,000 Active 23 DOM
12. 2026-06-03
    days on market $357,000 Active 22 DOM
13. 2026-06-02
    days on market $357,000 Active 21 DOM
14. 2026-06-01
    days on market $357,000 Active 20 DOM
15. 2026-05-31
    days on market $357,000 Active 19 DOM
16. 2026-05-12
    listed $357,000 Active 613-char remark
17. 2026-04-22
    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: $5,567 · $464/mo
• Projected year-2 tax: $6,533 · $544/mo
• Expected delta: +$966/yr (+$81/mo · 17.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,947
• − Mortgage interest: −$19,998
• − Property taxes: −$5,567
• − Insurance: −$1,785
• − Repairs & maintenance: −$2,556
• − Management: −$2,556
• − HOA: −$396
• − Depreciation: −$10,385
• Taxable loss: −$11,295
• Est. tax savings @ 24.0%: +$2,711
• After-tax cash flow: $-2,265/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: Rockwall ISD
• NCES district ID: 4837650
• Math proficiency: 54% ▼ -13.00%
• Reading proficiency: 54% ▼ -8.00%
• Median HH income: $88,800
• Composite: 49.82/100
• National rank: #1952
• State rank: #83 of 826 in TX

Livability — Rockwall

• Score: 77/100
• State rank: #86
• US rank: #3043

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockwall, TX
• County: Rockwall County · 132,930 people
• City population: 84,191
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 44,326
• Household income: $129,484
• Rent vs Own: 18.8% rent · 81.2% own
• Severe rent burden: 646.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 17% Two or more races 12% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 2% Italian 2% Iranian 2%
• Foreign-born: 8% · Canada, Vietnam, South Korea
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 1% Vietnamese 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: ▼ -188.34%
• Current HPI: 208.2221
• Rent YoY: ▲ 3.23%
• 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

2 events — show timeline

• 2026-05-12 Listed $357,000 NTREIS
• 2026-04-22 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $5,567 · +5.1% YoY. Source: county tax records.