339 Desert Willow Way · Royse City, TX 75189

$239,950

4 bd · 2.0 ba · 1,615 sqft · SingleFamily · 193 Days on market

Built 2026 Good condition 5,750 sqft lot 2-car garage $149/sqft · 10% below area Est $266k · 10% under $42/mo HOA · 2% of rent ↓ 1% since listing

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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 +17.2/30.0
• ARV discount +11.9/15.0
• DSCR +5.4/10.0
• 1% rule +4.9/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

New! Spacious single story! Four bedrooms, two full baths, with open floor plan and covered patio. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and much more! Discover the tranquility of Wildwood, a charming community nestled in the heart of Royse City. Surrounded by lush greenery and serene landscapes, this idyllic neighborhood offers a peaceful escape from the hustle and bustle of city life. Enjoy easy access to top-rated schools, parks, and shopping centers, making Wildwood the perfect place to call home.

Key facts

• Island kitchen
• Covered patio
• Granite counters

Tags

• ISLAND KITCHEN
• GRANITE COUNTERS
• COVERED PATIO
• FULL SPRINKLER SYSTEM
• EASY ACCESS TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $173 ($2k/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 $237k (1.2% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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: Harry Herndon El (math 52% / reading 41%, grade D-, #1,080 of 4,322 statewide, top 25%, 536 students, 49% 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).
• Market conditions: Rents soft (-1.1%/yr); 2102 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 83d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $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 193 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $211,156 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 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: 0.99% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 8.4

CMA / ARV

• ARV (median comp): $265,990
• List price: $239,950
• Delta: -9.79%
• 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
332 Whispering Pine Dr	0.03mi	4/2.0	1,615 (0%)	1mo	$247,990	$154	98
220 Whispering Pine Dr	0.16mi	4/2.0	1,615 (0%)	0mo	$245,490	$152	92
311 Desert Willow Way	0.04mi	4/2.0	1,615 (0%)	7mo	$260,990	$162	92
336 Whispering Pine Dr	0.03mi	3/2.0 (-1)	1,566 (-3%)	2mo	$264,990	$169	87
223 Desert Willow Way	0.17mi	4/2.0	1,615 (0%)	7mo	$250,990	$155	86
320 Whispering Pine Dr	0.05mi	3/2.0 (-1)	1,566 (-3%)	2mo	$264,990	$169	86
619 Bluejack Dr	0.13mi	4/2.0	1,615 (0%)	11mo	$273,990	$170	85
344 Whispering Pine Dr	0.03mi	4/2.0	1,801 (+12%)	0mo	$257,450	$143	79
555 Bluejack Dr	0.13mi	3/2.0 (-1)	1,533 (-5%)	4mo	$264,980	$173	78
211 Desert Willow Dr	0.18mi	4/2.0	1,801 (+12%)	0mo	$257,450	$143	72
543 Bluejack Dr	0.13mi	4/2.0	1,801 (+12%)	9mo	$265,490	$147	67
559 Bluejack Dr	0.13mi	3/2.0 (-1)	1,448 (-10%)	9mo	$236,990	$164	64

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: -14.9%
• Equity multiple: 0.48×
• Total profit: $-34,750
• Equity at exit: $35,777

10-year hold

• IRR: -12.5%
• Equity multiple: 0.36×
• Total profit: $-42,676
• Equity at exit: $20,746

Cash invested: $67,186 (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: 26 active · 13 under contract
• Months of supply: 15.6 mo (6%/mo absorbed)
• Median asking: $250,900 ($172/sqft)
• Median days on market: 193 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: -4.3% vs 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: 8.4×

Monthly cashflow live

• Estimated rent: $2,371 high
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,599/yr
• Insurance: −$100
• HOA: −$42
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $173

Break-even live

Break-even rent $2,152

Max offer price $239,950

Occupancy floor 88%

Sensitivity live

Price	-10% $339	-5% $256	+0% $173	+5% $90	+10% $7
Rent	-10% $-14	-5% $79	+0% $173	+5% $267	+10% $360
Rate	-1.0pp $294	-0.5pp $234	base $173	+0.5pp $111	+1.0pp $48

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: $59,988
• Closing costs: $7,198
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
347 Boxwood Dr Royse City, TX	4.0	2.0	1632	$1,995	$1.22	96d	1	0.18mi
444 Vitex Dr Royse City, TX	4.0	2.5	2080	$1,999	$0.96	10d	1	0.22mi
403 Vitex Dr Royse City, TX	3.0	2.0	1394	$1,926	$1.38	86d	1	0.24mi
149 Boxwood Dr Royse City, TX	4.0	2.0	1820	$2,099	$1.15	55d	1	0.37mi
149 Boxwood Dr Royse City, TX	4.0	2.0	1820	$2,099	$1.15	82d	1	0.37mi

Property features AI

Finance

• Other: Subdivision: WildwoodDirections: From HWY 276, go South on FM 548, follow to Vitex Drive, turn right.
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financingLoan status: Treat as clearNo second mortgage indicated
• HOA & community: Mandatory association with semi-annual fee (Full use of facilities included)

Exterior

• Parking: Attached 2-car garage with two covered spaces (garage dimensions approximately 19' wide x 20' deep, 10' height)2-car single door
• Security: Smoke detectorsCarbon monoxide detectors
• Utilities: City waterCity sewerProperty in a municipal utility districtEnergy-efficient features including enhanced attic insulation, insulated windows, efficient HVAC, efficient lighting, and programmable thermostat
• Home design: Single-family residenceOne storyProperty is not attachedNew construction (2026) — incomplete
• Construction: Composition roofSlab foundationBuilt in 2026 (new construction — incomplete)
• Exterior features: Wood fencing

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowaveKitchen islandBreakfast barBuilt-in cabinetsPantryWater line to refrigeratorNatural stone/granite counters
• Bedrooms: Primary bedroom on level 1 with ensuite bath and walk-in closetThree additional bedrooms on level 1 (split bedroom plan)
• Flooring: CarpetCeramic tileLaminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric)Central air (electric)
• Interior features: Open floorplanDecorative lightingCable TV availableHigh-speed internet availableEat-in kitchenKitchen islandPantryGranite counters
• Laundry & utility: Washer/dryer hookup (washer and dryer not specified)

Listing history 50 events

1. 2026-11-08
   days on market $239,950 Active 193 DOM
2. 2026-11-07
   days on market $239,950 Active 192 DOM
3. 2026-11-06
   days on market $239,950 Active 191 DOM
4. 2026-11-05
   days on market $239,950 Active 190 DOM
5. 2026-11-04
   days on market $239,950 Active 189 DOM
6. 2026-11-02
   days on market $239,950 Active 187 DOM
7. 2026-11-01
   days on market $239,950 Active 186 DOM
8. 2026-10-31
   days on market $239,950 Active 185 DOM
9. 2026-10-30
   days on market $239,950 Active 184 DOM
10. 2026-10-29
    pricedays on market $239,950 Active 183 DOM
11. 2026-10-28
    days on market $249,950 Active 182 DOM
12. 2026-10-27
    days on market $249,950 Active 181 DOM
13. 2026-10-26
    days on market $249,950 Active 180 DOM
14. 2026-10-26
    days on market $249,950 Active 179 DOM
15. 2026-10-24
    days on market $249,950 Active 178 DOM
16. 2026-10-23
    days on market $249,950 Active 177 DOM
17. 2026-10-22
    days on market $249,950 Active 176 DOM
18. 2026-10-21
    days on market $249,950 Active 175 DOM
19. 2026-10-20
    days on market $249,950 Active 174 DOM
20. 2026-10-19
    days on market $249,950 Active 173 DOM
21. 2026-10-18
    days on market $249,950 Active 172 DOM
22. 2026-10-17
    days on market $249,950 Active 171 DOM
23. 2026-10-16
    days on market $249,950 Active 170 DOM
24. 2026-10-15
    days on market $249,950 Active 169 DOM
25. 2026-10-14
    days on market $249,950 Active 168 DOM
26. 2026-10-13
    days on market $249,950 Active 167 DOM
27. 2026-10-12
    days on market $249,950 Active 166 DOM
28. 2026-10-11
    days on market $249,950 Active 165 DOM
29. 2026-10-10
    days on market $249,950 Active 164 DOM
30. 2026-10-09
    days on market $249,950 Active 163 DOM
31. 2026-10-08
    days on market $249,950 Active 162 DOM
32. 2026-10-07
    days on market $249,950 Active 161 DOM
33. 2026-10-06
    days on market $249,950 Active 160 DOM
34. 2026-10-05
    days on market $249,950 Active 159 DOM
35. 2026-10-04
    days on market $249,950 Active 158 DOM
36. 2026-10-03
    days on market $249,950 Active 157 DOM
37. 2026-10-03
    price $249,950 Active 156 DOM
38. 2026-10-02
    days on market $249,450 Active 156 DOM
39. 2026-10-01
    days on market $249,450 Active 155 DOM
40. 2026-09-30
    days on market $249,450 Active 154 DOM
41. 2026-09-29
    days on market $249,450 Active 153 DOM
42. 2026-09-28
    days on market $249,450 Active 152 DOM
43. 2026-09-27
    days on market $249,450 Active 151 DOM
44. 2026-09-26
    days on market $249,450 Active 150 DOM
45. 2026-09-25
    days on market $249,450 Active 149 DOM
46. 2026-09-24
    days on market $249,450 Active 148 DOM
47. 2026-09-23
    days on market $249,450 Active 147 DOM
48. 2026-09-22
    days on market $249,450 Active 146 DOM
49. 2026-09-21
    days on market $249,450 Active 145 DOM
50. 2026-09-19
    days on market $249,450 Active 143 DOM

ⓘ 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: $28,455
• − Mortgage interest: −$13,441
• − Property taxes: −$3,599
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,276
• − Management: −$2,276
• − HOA: −$504
• − Depreciation: −$6,980
• Taxable loss: −$1,822
• Est. tax savings @ 24.0%: +$437
• After-tax cash flow: $2,514/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 None rehab

This single-story home is in excellent condition with a spacious floor plan and modern finishes. It's move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and value ↑
• Both Add smart home features — Enhances convenience and value ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Harry Herndon El D- TX #1,080/4,322 Nat'l #15,452/41,679 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

• 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

Property features AI

Finance

• Other: Subdivision: WildwoodDirections: From HWY 276, go South on FM 548, follow to Vitex Drive, turn right.
• Financial info: Listing accepts Cash, Conventional, FHA, and VA financingLoan status: Treat as clearNo second mortgage indicated
• HOA & community: Mandatory association with semi-annual fee (Full use of facilities included)

Exterior

• Parking: Attached 2-car garage with two covered spaces (garage dimensions approximately 19' wide x 20' deep, 10' height)2-car single door
• Security: Smoke detectorsCarbon monoxide detectors
• Utilities: City waterCity sewerProperty in a municipal utility districtEnergy-efficient features including enhanced attic insulation, insulated windows, efficient HVAC, efficient lighting, and programmable thermostat
• Home design: Single-family residenceOne storyProperty is not attachedNew construction (2026) — incomplete
• Construction: Composition roofSlab foundationBuilt in 2026 (new construction — incomplete)
• Exterior features: Wood fencing

Interior

• Kitchen: DishwasherDisposalElectric rangeMicrowaveKitchen islandBreakfast barBuilt-in cabinetsPantryWater line to refrigeratorNatural stone/granite counters
• Bedrooms: Primary bedroom on level 1 with ensuite bath and walk-in closetThree additional bedrooms on level 1 (split bedroom plan)
• Flooring: CarpetCeramic tileLaminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric)Central air (electric)
• Interior features: Open floorplanDecorative lightingCable TV availableHigh-speed internet availableEat-in kitchenKitchen islandPantryGranite counters
• Laundry & utility: Washer/dryer hookup (washer and dryer not specified)

Price history

-1.3% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $270,480 NTREIS
• 2026-04-29 Listed $268,480 NTREIS
• 2026-01-20 Listing Removed — NTREIS
• 2026-01-02 Price Changed $257,490 NTREIS
• 2025-12-23 Price Changed $256,990 NTREIS
• 2025-12-15 Price Changed $259,990 NTREIS
• 2025-11-14 Listed $273,990 NTREIS