316 Whispering Pine Dr · Poetry, TX 75189

$242,990

3 bd · 2.0 ba · 1,294 sqft · SingleFamily · 93 Days on market

Built 2026 Good condition 5,750 sqft lot $188/sqft · at area comps Est $251k · at est. $42/mo HOA · 2% of rent ↓ 8% since listing

---

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 +11.6/30.0
• ARV discount +8.9/15.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• 1% rule +3.6/10.0
• DSCR +3.4/10.0
• Livability +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New! Beautiful three bedroom, two bath, single story. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and much more! Are you looking for a new home in Royse City? Wildwood is now selling! This Express Series community offers 2 to 4 bedroom floorplans ranging in size from 1,022 to 2,276 square feet, providing options to best fit your lifestyle! Wildwood is located within the small, but growing town of Royse City, which offers ample amounts of shopping, dining, and entertainment, all while providing locals the benefits of small-town living. Call us today to learn more about Wildwood!

Key facts

• Led lighting
• Island kitchen
• Granite counters

Tags

• ISLAND KITCHEN
• GRANITE COUNTERS
• LED LIGHTING
• FULL SPRINKLER SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $243k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-74 ($-883/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (14.2% below list).
• Recommended offer: $209k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.8% in Poetry — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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); 1288 active listings in the ZIP; 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 $7k 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 93 days — a 9% lower offer ($221k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,566 (14.2% 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 93 days. Have you received any prior offers? Is the seller open to a 14% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.86% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 9.7

CMA / ARV

• ARV (median comp): $250,669
• List price: $242,990
• Delta: -3.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 Cherrybark Dr	0.16mi	3/2.0	1,293 (-0%)	1mo	$224,900	$174	92
158 Vitex Dr	0.33mi	3/2.0	1,305 (+1%)	3mo	$252,000	$193	81
559 Bluejack Dr	0.10mi	3/2.0	1,448 (+12%)	4mo	$236,990	$164	72
335 Vitex Dr	0.20mi	3/2.0	1,390 (+7%)	14mo	$245,990	$177	67
244 Vitex Dr	0.22mi	3/2.0	1,390 (+7%)	13mo	$245,990	$177	67
162 Sol Cir	0.61mi	3/2.0	1,251 (-3%)	1mo	$324,000	$259	65
212 Vitex Dr	0.26mi	3/2.0	1,390 (+7%)	16mo	$253,990	$183	62
344 Vitex Dr	0.17mi	3/2.0	1,448 (+12%)	16mo	$254,990	$176	59
232 Vitex Dr	0.23mi	3/2.0	1,448 (+12%)	14mo	$250,765	$173	58
241 Vitex Dr	0.24mi	3/2.0	1,448 (+12%)	15mo	$255,990	$177	57
307 Vitex Dr	0.22mi	3/2.0	1,448 (+12%)	16mo	$264,990	$183	56
209 Vitex Dr	0.28mi	3/2.0	1,448 (+12%)	16mo	$259,990	$180	54

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: -21.9%
• Equity multiple: 0.26×
• Total profit: $-50,116
• Equity at exit: $36,231

10-year hold

• IRR: -25.8%
• Equity multiple: -0.07×
• Total profit: $-73,063
• Equity at exit: $21,009

Cash invested: $68,037 (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: 1288
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,086 medium
• Mortgage (P&I): −$1,274
• Tax est. 1.5%: −$304 /mo · $3,645/yr
• Insurance: −$101
• HOA: −$42
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-74

Break-even live

Break-even rent $2,179

Max offer price $232,343

Occupancy floor 99%

Sensitivity live

Price	-10% $94	-5% $10	+0% $-74	+5% $-158	+10% $-242
Rent	-10% $-238	-5% $-156	+0% $-74	+5% $9	+10% $91
Rate	-1.0pp $49	-0.5pp $-12	base $-74	+0.5pp $-137	+1.0pp $-201

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: $60,748
• Closing costs: $7,290
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 17 events

1. 2026-06-18
   days on market $242,990 Active 93 DOM
2. 2026-06-17
   days on market $242,990 Active 92 DOM
3. 2026-06-16
   days on market $242,990 Active 91 DOM
4. 2026-06-15
   days on market $242,990 Active 90 DOM
5. 2026-06-13
   days on market $242,990 Active 88 DOM
6. 2026-06-09
   days on market $242,990 Active 84 DOM
7. 2026-06-08
   days on market $242,990 Active 83 DOM
8. 2026-06-07
   days on market $242,990 Active 82 DOM
9. 2026-06-04
   pricedays on market $242,990 Active 79 DOM
10. 2026-06-03
    days on market $247,990 Active 78 DOM
11. 2026-06-02
    days on market $247,990 Active 77 DOM
12. 2026-06-01
    days on market $247,990 Active 76 DOM
13. 2026-05-31
    days on market $247,990 Active 75 DOM
14. 2026-05-11
    price $247,990 689-char remark

    Show marketing remark (689 chars)

    New! Beautiful three bedroom, two bath, single story. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and much more! Are you looking for a new home in Royse City? Wildwood is now selling! This Express Series community offers 2 to 4 bedroom floorplans ranging in size from 1,022 to 2,276 square feet, providing options to best fit your lifestyle! Wildwood is located within the small, but growing town of Royse City, which offers ample amounts of shopping, dining, and entertainment, all while providing locals the benefits of small-town living. Call us today to learn more about Wildwood!

15. 2026-04-24
    price $245,990 689-char remark

    Show marketing remark (689 chars)

    New! Beautiful three bedroom, two bath, single story. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and much more! Are you looking for a new home in Royse City? Wildwood is now selling! This Express Series community offers 2 to 4 bedroom floorplans ranging in size from 1,022 to 2,276 square feet, providing options to best fit your lifestyle! Wildwood is located within the small, but growing town of Royse City, which offers ample amounts of shopping, dining, and entertainment, all while providing locals the benefits of small-town living. Call us today to learn more about Wildwood!

16. 2026-04-06
    price $270,990 689-char remark

    Show marketing remark (689 chars)

    New! Beautiful three bedroom, two bath, single story. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and much more! Are you looking for a new home in Royse City? Wildwood is now selling! This Express Series community offers 2 to 4 bedroom floorplans ranging in size from 1,022 to 2,276 square feet, providing options to best fit your lifestyle! Wildwood is located within the small, but growing town of Royse City, which offers ample amounts of shopping, dining, and entertainment, all while providing locals the benefits of small-town living. Call us today to learn more about Wildwood!

17. 2026-03-17
    listed $268,990 Active 689-char remark

    Show marketing remark (689 chars)

    New! Beautiful three bedroom, two bath, single story. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and much more! Are you looking for a new home in Royse City? Wildwood is now selling! This Express Series community offers 2 to 4 bedroom floorplans ranging in size from 1,022 to 2,276 square feet, providing options to best fit your lifestyle! Wildwood is located within the small, but growing town of Royse City, which offers ample amounts of shopping, dining, and entertainment, all while providing locals the benefits of small-town living. Call us today to learn more about Wildwood!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 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

Taxation est. · year 1

• Rental income: $25,028
• − Mortgage interest: −$13,611
• − Property taxes: −$3,645
• − Insurance: −$1,215
• − Repairs & maintenance: −$2,002
• − Management: −$2,002
• − HOA: −$504
• − Depreciation: −$7,069
• Taxable loss: −$5,020
• Est. tax savings @ 24.0%: +$1,205
• After-tax cash flow: $322/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

Good 80/100 Cosmetic rehab

This single-story home is in excellent condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level and minimal repairs needed. The highest-ROI updates to increase its value include painting, landscaping, and adding smart home features.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Add a smart home system — Improves convenience and adds value
• Both Install smart locks — Enhances security and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add a smart home system — Improves convenience and adds value ↑
• Both Install smart locks — Enhances security and adds value ↑

ⓘ 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 — Poetry

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Rockwall County · 132,930 people
• 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

-7.8% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $247,990 NTREIS
• 2026-04-24 Price Changed $245,990 NTREIS
• 2026-04-06 Price Changed $270,990 NTREIS
• 2026-03-17 Listed $268,990 NTREIS