709 Darlington Oak Ave · Royse City, TX 75189

$294,000

4 bd · 3.0 ba · 2,088 sqft · Other · 13 Days on market

Built 2020 6,499 sqft lot $43/mo HOA · 2% 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).

• Cash flow +13.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 709 Darlington Oak in the sought-after Verandah community of Royse City! This beautifully designed 2,088-square-foot home offers the perfect blend of comfort, functionality, and modern style. Featuring 4 spacious bedrooms, 3 full bathrooms, and a dedicated home office, this versatile floor plan is ideal for today's lifestyle—whether you're working from home, hosting guests, or simply enjoying everyday living. The open-concept layout creates a seamless flow between the living, dining, and kitchen areas, providing an inviting space for entertaining and gathering with family and friends. The private primary suite offers a relaxing retreat with an en-suite bath and generous clo

Key facts

• Open-concept layout
• Walking trails
• 6,499 sq ft lot

Tags

• DEDICATED HOME OFFICE
• OPEN-CONCEPT LAYOUT
• PRIVATE PRIMARY SUITE
• RESORT-STYLE AMENITIES
• WALKING TRAILS

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: Mandatory HOA; HOA fees $518 annually; HOA managed by Essex; Association offers full use of facilities; Community pool, lake, and park

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Driveway
• Utilities: City water; City sewer; Located in a municipal utility district
• Home design: Single-family residence; One-story; Residential property; Preowned (built in 2020)
• Construction: Brick construction; Built in 2020
• Exterior features: Covered porch(es); Covered patio/porch; Wood fencing; Irregular lot

Interior

• Kitchen: Dishwasher; Electric oven
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Kitchen island; One living area; One dining area; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $294k.

Deal economics

• At list price, monthly cash flow is $12 ($143/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 $230k (21.9% below list).
• Recommended offer: $230k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Ruth Cherry El (math 42% / reading 37%, grade F, #1,545 of 4,322 statewide, top 38%, 654 students, 45% 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); 1301 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,289 units permitted in Hunt County in 2024 (527 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 $9k of value loss. Plan a longer hold.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $229,507 (21.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.35×
• Total profit: $-53,715
• Equity at exit: $43,836

10-year hold

• IRR: -18.5%
• Equity multiple: 0.12×
• Total profit: $-72,225
• Equity at exit: $25,420

Cash invested: $82,320 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,295 high
• Mortgage (P&I): −$1,542
• Tax from tax record: −$94 /mo · $1,127/yr
• Insurance: −$122
• HOA: −$43
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $12

Break-even live

Break-even rent $2,280

Max offer price $294,000

Occupancy floor 94%

Sensitivity live

Price	-10% $178	-5% $95	+0% $12	+5% $-71	+10% $-155
Rent	-10% $-169	-5% $-79	+0% $12	+5% $103	+10% $193
Rate	-1.0pp $160	-0.5pp $87	base $12	+0.5pp $-64	+1.0pp $-142

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: $73,500
• Closing costs: $8,820
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1328 River Oak Ln Royse City, TX	4.0	2.0	2196	$2,400	$1.09	4d	1	0.11mi
1125 Silver Maple Ln Royse City, TX	3.0	2.0	1444	$1,895	$1.31	45d	1	0.23mi
1125 Silver Maple Ln Royse City, TX	3.0	2.0	1590	$1,895	$1.19	26d	1	0.23mi
1204 Cedar Cove Pl Royse City, TX	3.0	2.0	1450	$1,925	$1.33	26d	1	0.24mi
1309 Honeywood Ln Royse City, TX	3.0	2.0	1514	$1,746	$1.15	1d	1	0.25mi
1225 Alder Tree Ln Royse City, TX	3.0	2.5	2181	$2,000	$0.92	4d	1	0.25mi
1216 Alder Tree Ln Royse City, TX	4.0	2.5	2260	$2,029	$0.90	4d	1	0.26mi
1004 Basswood Ln Royse City, TX	4.0	2.0	2097	$1,995	$0.95	17d	1	0.26mi
2113 Tulipwood Dr Royse City, TX	4.0	2.0	1857	$2,075	$1.12	4d	1	0.31mi
1312 Silver Maple Ln Royse City, TX	3.0	2.5	1406	$1,695	$1.21	45d	1	0.32mi
2124 Tulipwood Dr Royse City, TX	4.0	2.0	1703	$2,200	$1.29	20d	1	0.33mi
2128 Whispering Sage Blvd Royse City, TX	4.0	2.5	2306	$2,400	$1.04	26d	1	0.36mi
2133 Tulipwood Dr Royse City, TX	4.0	2.0	1770	$2,295	$1.30	45d	1	0.36mi
3105 Oak Crest Dr Royse City, TX	3.0	2.0	1864	$1,929	$1.03	24d	1	0.39mi
3008 Lakewood Ln Royse City, TX	4.0	3.0	2364	$2,099	$0.89	4d	1	0.41mi
3008 Lakewood Ln Royse City, TX	4.0	3.0	2364	$2,099	$0.89	1d	1	0.41mi
2134 Donker Dr Royse City, TX	4.0	2.0	1838	$1,950	$1.06	3d	1	0.49mi
1817 Acacia Dr Royse City, TX	4.0	3.0	2118	$2,000	$0.94	16d	1	0.51mi
2141 Donker Dr Royse City, TX	4.0	2.0	1838	$1,850	$1.01	5d	1	0.52mi
2141 Donker Dr Royse City, TX	4.0	2.0	1838	$1,850	$1.01	17d	1	0.52mi
1226 Banyan Dr Royse City, TX	4.0	2.0	1996	$1,895	$0.95	20d	1	0.54mi
2117 Berrywood Dr Royse City, TX	4.0	2.0	1706	$2,095	$1.23	3d	1	0.57mi
2117 Berrywood Dr Royse City, TX	4.0	2.0	1703	$2,095	$1.23	4d	1	0.57mi
1825 Damianita Dr Royse City, TX	4.0	2.0	1999	$2,100	$1.05	17d	1	0.61mi
1828 Elderberry St Royse City, TX	3.0	2.0	1907	$1,995	$1.05	17d	1	0.64mi
1916 Elderberry St Royse City, TX	3.0	2.0	1654	$2,059	$1.24	0d	1	0.65mi
1944 Fox Glove St Royse City, TX	4.0	2.0	1478	$1,795	$1.21	45d	1	0.73mi
1817 Grassland Dr Royse City, TX	3.0	2.0	1763	$2,000	$1.13	1d	1	0.78mi
1813 Huisache St Royse City, TX	3.0	2.0	1600	$1,895	$1.18	20d	1	0.83mi
3213 Shady River Trl Royse City, TX	3.0	2.0	1858	$1,849	$1.00	24d	1	0.85mi
1937 Huisache St Royse City, TX	4.0	2.0	1999	$2,200	$1.10	0d	1	0.85mi
523 Francis Ln Royse City, TX	4.0	3.0	2029	$2,299	$1.13	45d	1	0.90mi
208 Sunny Corner Rd Royse City, TX	3.0	2.0	1780	$1,695	$0.95	21d	1	0.90mi
1852 Javelina St Royse City, TX	4.0	2.0	1900	$2,200	$1.16	0d	1	0.92mi
1844 Javelina St Royse City, TX	4.0	2.0	1720	$2,295	$1.33	6d	1	0.92mi
1944 Javelina St Royse City, TX	3.0	2.0	1934	$2,195	$1.13	0d	1	0.94mi
1825 Lotus St Royse City, TX	4.0	2.0	1996	$2,195	$1.10	4d	1	1.05mi
1833 Lotus St Royse City, TX	4.0	2.5	2348	$2,495	$1.06	19d	1	1.06mi
1833 Lotus St Royse City, TX	4.0	2.5	2348	$2,495	$1.06	26d	1	1.06mi
3140 Overlook Dr Royse City, TX	4.0	2.0	1866	$2,200	$1.18	45d	1	1.07mi

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 9 events

1. 2026-06-21
   days on market $294,000 Active 13 DOM
2. 2026-06-18
   days on market $294,000 Active 10 DOM
3. 2026-06-18
   price $294,000 Active 9 DOM
4. 2026-06-17
   days on market $299,000 Active 9 DOM
5. 2026-06-16
   days on market $299,000 Active 8 DOM
6. 2026-06-15
   days on market $299,000 Active 7 DOM
7. 2026-06-13
   days on market $299,000 Active 5 DOM
8. 2026-06-08
   remarks 693-char remark
9. 2026-06-08
   listed $299,000 Active 1 DOM

ⓘ 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: $1,127 · $94/mo
• Projected year-2 tax: $5,380 · $448/mo
• Expected delta: +$4,253/yr (+$354/mo · 377.4%)

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

Taxation est. · year 1

• Rental income: $27,541
• − Mortgage interest: −$16,469
• − Property taxes: −$1,127
• − Insurance: −$1,470
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − HOA: −$516
• − Depreciation: −$8,553
• Taxable loss: −$5,000
• Est. tax savings @ 24.0%: +$1,200
• After-tax cash flow: $1,343/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 (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

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 · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

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

1 event — show timeline

• 2026-06-08 Listed $299,000 NTREIS