7057 Helena Hl · Royse City, TX 75189

$275,000

4 bd · 3.0 ba · 2,077 sqft · SingleFamily public records · 182 Days on market

Built 2023 4,844 sqft lot Est $347k · 21% under $53/mo HOA · 2% of rent ↓ 21% 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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.1/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Seller!! Welcome to this stunning, move-in ready home in the highly sought-after Creekshaw community of Royse City! This beautiful property offers a perfect blend of modern design and comfortable living. The open-concept floor plan features a bright and airy living area with abundant natural light, a spacious kitchen with quartz countertops, stainless steel appliances, and a large island perfect for entertaining. The primary suite provides a private retreat with a spa-like ensuite bath and walk-in closet. Enjoy outdoor living in the fully fenced backyard—ideal for family gatherings or relaxing evenings. Conveniently located near schools, shopping, dining, and easy access to

Key facts

• Quartz countertops
• Large island
• 4,844 sq ft lot

Tags

• OPEN-CONCEPT FLOOR PLAN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• FULLY FENCED BACKYARD
• SPA-LIKE ENSUITE BATH

Property features AI

Finance

• Other: Restrictions: None
• HOA & community: Mandatory HOA (Waterscape HOA); HOA fee $636 annually; HOA includes full use of facilities and management fees; HOA management company: WATERSCAPE HOA

Exterior

• Parking: Attached garage; 2 covered/garage spaces
• Utilities: All-weather road listed under utilities; Not in a municipal utility district
• Home design: Single family residence; Two stories; Residential property; Preowned (built in 2023)
• Construction: Built in 2023
• Exterior features: Lot less than 0.5 acre; Subdivision: Waterscape Ph 3a; All-weather road access

Interior

• Kitchen: Built-in gas range; Dishwasher; Microwave; Kitchen island; Pantry; Tile countertops; Eat-in kitchen
• Bedrooms: 4 bedrooms; Primary bedroom on level 2 with ensuite bath, dual sinks, and walk-in closet(s)
• Bathrooms: 3 bathrooms (total)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Open floorplan; Eat-in kitchen; Kitchen island; Pantry; Tile countertops; Walk-in closets; 1 living area; 1 dining area; Room count: 3; Gas fireplace
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: Anita Scott El (math 53% / reading 40%, grade D-, #1,080 of 4,322 statewide, top 25%, 712 students, 47% FRL).
• Market conditions: Rents soft (-1.1%/yr); 1301 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,810 units permitted in Rockwall County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($117k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 182 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $85k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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: 1.11% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.60%
• DSCR: 1.34
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $346,859
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3246 Summerland Dr	0.18mi	4/3.0	2,062 (-1%)	2mo	$334,990	$162	89
3230 Summerland Dr	0.18mi	4/3.0	2,061 (-1%)	3mo	$344,990	$167	88
1009 Bearing St	0.17mi	4/3.0	2,211 (+6%)	1mo	$369,990	$167	80
3039 Duck Heights Ave	0.34mi	4/3.0	2,098 (+1%)	2mo	$437,900	$209	80
5648 Huffines Blvd	0.19mi	4/2.0	2,211 (+6%)	3mo	$399,000	$180	74
3166 Duck Heights Ave	0.21mi	4/2.0	1,845 (-11%)	1mo	$339,990	$184	67
3131 Duck Heights Ave	0.24mi	4/2.0	1,845 (-11%)	1mo	$339,990	$184	65
1127 Waterscape Blvd	0.68mi	4/2.0	2,094 (+1%)	1mo	$299,000	$143	62
5512 Huffines Blvd	0.41mi	4/2.0	1,889 (-9%)	1mo	$305,000	$161	61
3043 Duck Heights Ave	0.33mi	3/2.0 (-1)	1,840 (-11%)	1mo	$399,500	$217	56
3034 Concourse Dr	0.70mi	4/2.0	2,312 (+11%)	2mo	$359,900	$156	43
3034 Estuary Dr	0.74mi	3/2.0 (-1)	1,845 (-11%)	2mo	$299,999	$163	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.71×
• Total profit: $-22,400
• Equity at exit: $41,003

10-year hold

• IRR: -3.1%
• Equity multiple: 0.82×
• Total profit: $-13,848
• Equity at exit: $23,777

Cash invested: $77,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $3,052 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$314 /mo · $3,765/yr
• Insurance: −$115
• HOA: −$53
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $487

Break-even live

Break-even rent $2,435

Max offer price $275,000

Occupancy floor 79%

Sensitivity live

Price	-10% $643	-5% $565	+0% $487	+5% $410	+10% $332
Rent	-10% $246	-5% $367	+0% $487	+5% $608	+10% $729
Rate	-1.0pp $626	-0.5pp $557	base $487	+0.5pp $416	+1.0pp $344

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4051 Delta Dr Royse City, TX	5.0	4.0	2835	$3,200	$1.13	44d	1	0.37mi
3762 S FM 548 Royse City, TX	3.0	2.0	1568	$1,899	$1.21	6d	1	1.21mi

HOA detail

• Monthly dues: $53 · $636/yr

Listing history 27 events

1. 2026-06-18
   status $275,000 Pending 182 DOM
2. 2026-06-18
   days on market $275,000 Active Option Contract 182 DOM
3. 2026-06-17
   days on market $275,000 Active Option Contract 181 DOM
4. 2026-06-16
   days on market $275,000 Active Option Contract 180 DOM
5. 2026-06-15
   days on market $275,000 Active Option Contract 179 DOM
6. 2026-06-13
   statusdays on market $275,000 Active Option Contract 177 DOM
7. 2026-06-09
   days on market $275,000 Active 173 DOM
8. 2026-06-08
   days on market $275,000 Active 172 DOM
9. 2026-06-07
   days on market $275,000 Active 171 DOM
10. 2026-06-04
    days on market $275,000 Active 168 DOM
11. 2026-06-03
    days on market $275,000 Active 167 DOM
12. 2026-06-02
    days on market $275,000 Active 166 DOM
13. 2026-06-02
    price $275,000 Active 165 DOM
14. 2026-06-01
    days on market $285,000 Active 165 DOM
15. 2026-05-31
    days on market $285,000 Active 164 DOM
16. 2026-05-21
    status Active
17. 2026-05-20
    status Pending
18. 2026-05-01
    historical Active Option Contract
19. 2026-03-23
    price $285,000
20. 2026-03-10
    price $299,000
21. 2026-02-27
    price $300,000
22. 2026-01-21
    price $325,000
23. 2026-01-13
    price $340,000
24. 2026-01-05
    price $350,000
25. 2025-12-17
    listed $360,000 Active
26. 2025-11-24
    historical
27. 2025-11-21
    listed $360,000 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: $3,765 · $314/mo
• Projected year-2 tax: $5,032 · $419/mo
• Expected delta: +$1,268/yr (+$106/mo · 33.7%)

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

Taxation est. · year 1

• Rental income: $36,621
• − Mortgage interest: −$15,404
• − Property taxes: −$3,765
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,930
• − Management: −$2,930
• − HOA: −$636
• − Depreciation: −$8,000
• Taxable income: $1,582
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $5,470/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: 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

• 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

-20.8% since first listed

12 events — show timeline

• 2026-05-21 Relisted — NTREIS
• 2026-05-20 Pending — NTREIS
• 2026-05-01 Contingent — NTREIS
• 2026-03-23 Price Changed $285,000 NTREIS
• 2026-03-10 Price Changed $299,000 NTREIS
• 2026-02-27 Price Changed $300,000 NTREIS
• 2026-01-21 Price Changed $325,000 NTREIS
• 2026-01-13 Price Changed $340,000 NTREIS
• 2026-01-05 Price Changed $350,000 NTREIS
• 2025-12-17 Listed $360,000 NTREIS
• 2025-11-24 Listing Removed — NTREIS
• 2025-11-21 Listed $360,000 NTREIS

Property tax history

+143.4%/yr

Latest (2025): $3,765 · -1.3% YoY. Source: county tax records.