Is 335 Whispering Pine Dr in Royse City, TX a good investment?

CashFlowRE grades it C- with a 6.6% cap rate and $65/mo modeled cash flow at a $232,490 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 335 Whispering Pine Dr?

The modeled cap rate is 6.6% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,169/month, from CashFlowRE's rent model.

C- Composite 51.05

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 +14.8/30.0
ARV discount +13.2/15.0
DSCR +4.5/10.0
1% rule +4.3/10.0
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

$232,490

335 Whispering Pine Dr · Royse City, TX 75189

3 bd · 2.0 ba · 1,566 sqft · SingleFamily · 198 Days on market

Built 2026 Good condition 5,750 sqft lot 2-car garage $148/sqft · 13% below area Est $266k · 13% under $42/mo HOA · 2% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

New! Super cute, three bedrooms, two full baths, with covered porch and patio. 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! 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

Covered porch
Led lighting
Island kitchen

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $232k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $65 ($782/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 $217k (6.7% below list).
Recommended offer: $205k (12.0% below list) — sets the bar for market timing.
Cap rate 6.6% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 81d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 198 days — a 12% lower offer ($205k) 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 $204,591 (12.0% below list)

Questions for the listing agent

It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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.
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.
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: 0.93% ✗
Cap rate: 6.63%
Cash-on-cash: 1.20%
DSCR: 1.05
GRM: 8.9

CMA / ARV

ARV (median comp): $265,990
List price: $232,490
Delta: -12.59%
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
336 Whispering Pine Dr	0.03mi	3/2.0	1,566 (0%)	2mo	$264,990	$169	97
320 Whispering Pine Dr	0.05mi	3/2.0	1,566 (0%)	2mo	$264,990	$169	96
555 Bluejack Dr	0.08mi	3/2.0	1,533 (-2%)	4mo	$264,980	$173	90
332 Whispering Pine Dr	0.03mi	4/2.0 (+1)	1,615 (+3%)	1mo	$247,990	$154	87
611 Bluejack Dr	0.08mi	3/2.0	1,566 (0%)	12mo	$295,990	$189	86
220 Whispering Pine Dr	0.16mi	4/2.0 (+1)	1,615 (+3%)	0mo	$245,490	$152	82
311 Desert Willow Way	0.07mi	4/2.0 (+1)	1,615 (+3%)	7mo	$260,990	$162	81
619 Bluejack Dr	0.08mi	4/2.0 (+1)	1,615 (+3%)	11mo	$273,990	$170	77
559 Bluejack Dr	0.08mi	3/2.0	1,448 (-8%)	9mo	$236,990	$164	76
223 Desert Willow Way	0.17mi	4/2.0 (+1)	1,615 (+3%)	7mo	$250,990	$155	76
448 Vitex Dr	0.19mi	3/2.0	1,592 (+2%)	17mo	$270,000	$170	74
244 Vitex Dr	0.19mi	3/2.0	1,390 (-11%)	18mo	$245,990	$177	58

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: -17.9%
Equity multiple: 0.39×
Total profit: $-39,821
Equity at exit: $34,665

10-year hold

IRR: -17.5%
Equity multiple: 0.18×
Total profit: $-53,663
Equity at exit: $20,101

Cash invested: $65,097 (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: 27 active · 13 under contract
Months of supply: 16.2 mo (6%/mo absorbed)
Median asking: $251,900 ($173/sqft)
Median days on market: 193 d
This list price: 7% of active listings are priced below it
ARV vs active asking: -2.0% 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: 8.9×

Monthly cashflow live

Estimated rent: $2,169 high interval (Pro) →
Mortgage (P&I): −$1,219
Tax est. 1.5%: −$291 /mo · $3,487/yr
Insurance: −$97
HOA: −$42
Lot rent: −$0
Vacancy / Maint / Mgmt: −$456
Net cashflow: $65

Break-even live

Break-even rent $2,087

Max offer price $232,490

Occupancy floor 92%

Sensitivity live

Price	-10% $226	-5% $146	+0% $65	+5% $-15	+10% $-95
Rent	-10% $-106	-5% $-21	+0% $65	+5% $151	+10% $237
Rate	-1.0pp $182	-0.5pp $124	base $65	+0.5pp $5	+1.0pp $-56

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: $58,122
Closing costs: $6,975
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 Boxwood Dr Royse City, TX	2.0	2.0	1083	$1,799	$1.66	80d	1	0.14mi
240 Boxwood Dr Royse City, TX	2.0	2.0	1083	$1,799	$1.66	10d	1	0.14mi
347 Boxwood Dr Royse City, TX	4.0	2.0	1632	$1,995	$1.22	96d	1	0.14mi
403 Vitex Dr Royse City, TX	3.0	2.0	1394	$1,926	$1.38	86d	1	0.20mi
444 Vitex Dr Royse City, TX	4.0	2.5	2080	$1,999	$0.96	10d	1	0.21mi
149 Boxwood Dr Royse City, TX	4.0	2.0	1820	$2,099	$1.15	82d	1	0.31mi
149 Boxwood Dr Royse City, TX	4.0	2.0	1820	$2,099	$1.15	55d	1	0.31mi

Property features AI

Finance

Other: Possession at closing/funding or upon completionBuilder special listing condition
Financial info: Acceptable financing: Cash, Conventional, FHA, VA
HOA & community: Mandatory associationSemi-annual HOA fee (fee covers full use of facilities)

Exterior

Parking: Attached 2-car garage (2 covered spaces; 2-car single door)Garage dimensions approximately 19' wide x 20' deep with 10' height
Security: Smoke detector(s)Carbon monoxide detector(s)
Utilities: City waterCity sewerProperty in a Municipal Utility DistrictEnergy-efficient features: enhanced attic insulation, insulated windows, efficient HVAC, efficient lighting, programmable thermostat, construction insulation
Home design: Single family residenceOne storyNew construction (incomplete - 2026)
Construction: Composition roofSlab foundationNew construction
Exterior features: Wood fencingLess than 0.5 acre lot

Interior

Kitchen: DishwasherDisposalElectric rangeMicrowaveBreakfast barBuilt-in cabinetsNatural stone/granite countersWater line to refrigerator
Bedrooms: Primary bedroom (Level 1) with ensuite bath and walk-in closetBedroom (Level 1)Bedroom (Level 1)
Flooring: CarpetCeramic tileLaminate
Bathrooms: 2 full bathrooms
Heating & cooling: Central heating (electric)Central air (electric)
Interior features: Open floorplanEat-in kitchenKitchen islandPantryDecorative lightingCable TV availableHigh speed internet available
Laundry & utility: Pantry (listed under kitchen features)

Listing history 50 events

2026-11-08

days on market $232,490 Active 198 DOM
2026-11-07

days on market $232,490 Active 197 DOM
2026-11-06

days on market $232,490 Active 196 DOM
2026-11-05

days on market $232,490 Active 195 DOM
2026-11-04

days on market $232,490 Active 194 DOM
2026-11-02

days on market $232,490 Active 192 DOM
2026-11-01

days on market $232,490 Active 191 DOM
2026-10-31

days on market $232,490 Active 190 DOM
2026-10-30

days on market $232,490 Active 189 DOM
2026-10-29

pricedays on market $232,490 Active 188 DOM
2026-10-28

days on market $242,490 Active 187 DOM
2026-10-27

days on market $242,490 Active 186 DOM
2026-10-26

days on market $242,490 Active 185 DOM
2026-10-26

days on market $242,490 Active 184 DOM
2026-10-24

days on market $242,490 Active 183 DOM
2026-10-23

days on market $242,490 Active 182 DOM
2026-10-22

days on market $242,490 Active 181 DOM
2026-10-21

days on market $242,490 Active 180 DOM
2026-10-20

days on market $242,490 Active 179 DOM
2026-10-19

days on market $242,490 Active 178 DOM
2026-10-18

days on market $242,490 Active 177 DOM
2026-10-17

days on market $242,490 Active 176 DOM
2026-10-16

days on market $242,490 Active 175 DOM
2026-10-15

days on market $242,490 Active 174 DOM
2026-10-14

days on market $242,490 Active 173 DOM
2026-10-13

days on market $242,490 Active 172 DOM
2026-10-12

days on market $242,490 Active 171 DOM
2026-10-11

days on market $242,490 Active 170 DOM
2026-10-10

days on market $242,490 Active 169 DOM
2026-10-09

days on market $242,490 Active 168 DOM
2026-10-08

days on market $242,490 Active 167 DOM
2026-10-07

days on market $242,490 Active 166 DOM
2026-10-06

days on market $242,490 Active 165 DOM
2026-10-05

days on market $242,490 Active 164 DOM
2026-10-04

days on market $242,490 Active 163 DOM
2026-10-03

days on market $242,490 Active 162 DOM
2026-10-03

price $242,490 Active 161 DOM
2026-10-02

days on market $241,990 Active 161 DOM
2026-10-01

days on market $241,990 Active 160 DOM
2026-09-30

days on market $241,990 Active 159 DOM
2026-09-29

days on market $241,990 Active 158 DOM
2026-09-28

days on market $241,990 Active 157 DOM
2026-09-27

days on market $241,990 Active 156 DOM
2026-09-26

days on market $241,990 Active 155 DOM
2026-09-25

days on market $241,990 Active 154 DOM
2026-09-24

days on market $241,990 Active 153 DOM
2026-09-23

days on market $241,990 Active 152 DOM
2026-09-22

days on market $241,990 Active 151 DOM
2026-09-21

days on market $241,990 Active 150 DOM
2026-09-19

days on market $241,990 Active 148 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $26,033
− Mortgage interest: −$13,023
− Property taxes: −$3,487
− Insurance: −$1,162
− Repairs & maintenance: −$2,083
− Management: −$2,083
− HOA: −$504
− Depreciation: −$6,763
Taxable loss: −$3,072

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$737
After-tax cash flow: $1,519/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 home is in excellent condition with a fresh paint job and well-maintained landscaping, making it move-in ready and ideal for both resale and rental.

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 to the property. ↑

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

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%
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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

+13.8% since first listed

2 events — show timeline

2026-05-11 Price Changed $301,990 NTREIS
2026-04-24 Listed $265,420 NTREIS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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