2030 Glencoe Dr · Rockwall, TX 75087

$360,000

4 bd · 2.0 ba · 2,268 sqft · SingleFamily public records · 83 Days on market

Built 2004 7,131 sqft lot $159/sqft · 20% below area Est $450k · 20% under $63/mo HOA · 2% of rent ↓ 8% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +8.2/30.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3-bedroom, 2-bath home in the heart of Rockwall! This inviting property features a bright and open floor plan with a spacious living area filled with natural light—perfect for relaxing or entertaining. The kitchen offers ample cabinet space, modern finishes, and a cozy dining area ideal for everyday meals and gatherings. The primary suite provides a private retreat with an ensuite bath and generous closet space, while the additional bedrooms are perfect for family, guests, or a home office. Step outside to enjoy the private backyard, offering plenty of room for outdoor activities, gardening, or peaceful evenings. Conveniently located near shopping, dining, parks, and major highways, this home combines comfort, functionality, and a desirable location—ready for you to make it your own!

Key facts

• Open floor plan
• Cozy dining area
• Spacious living area

Tags

• OPEN FLOOR PLAN
• SPACIOUS LIVING AREA
• AMPLE CABINET SPACE
• PRIVATE BACKYARD
• GENEROUS CLOSET SPACE
• COZY DINING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-341 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (18.6% below list).
• Recommended offer: $293k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.9% in Rockwall — 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 77/100 on livability (#86 in TX, #3,043 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F.
• Rockwall ISD (suburban): math 54% / reading 54% proficiency, ranked #83 of 826 in TX (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Nebbie Williams El (math 75% / reading 62%, grade B+, #176 of 4,322 statewide, top 4%, 416 students, 12% FRL); J W Williams Middle (math 51% / reading 55%, grade C+, #281 of 1,662 statewide, top 18%, 828 students, 21% FRL); Rockwall-Heath H S (math 50% / reading 61%, grade C, #364 of 1,632 statewide, top 23%, 2,912 students, 28% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 1011 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $11k 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 83 days — a 6% lower offer ($338k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (9%) 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; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $293,158 (18.6% 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 83 days. Have you received any prior offers? Is the seller open to a 19% 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• GRM: 10.2

CMA / ARV

• ARV (median comp): $450,145
• List price: $360,000
• Delta: -20.03%
• 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
1385 Shores Cir	0.21mi	4/3.0	2,192 (-3%)	2mo	$450,000	$205	79
2107 Lacebark Ln	0.31mi	4/2.0	2,194 (-3%)	4mo	$440,000	$201	77
1365 Clear Meadow Ct	0.45mi	4/2.5	2,265 (-0%)	3mo	$395,000	$174	74
2780 Fern Valley Ln	0.48mi	3/2.5 (-1)	2,265 (-0%)	0mo	$395,000	$174	70
1020 Mont Cascades Dr	0.12mi	4/2.5	2,557 (+13%)	3mo	$499,000	$195	69
536 Hidden Oak Ln	0.60mi	4/2.0	2,279 (+0%)	3mo	$389,000	$171	69
2790 Beacon Hill Dr	0.41mi	4/2.0	2,099 (-8%)	1mo	$389,900	$186	68
1869 Oak Bend Dr	0.60mi	3/2.0 (-1)	2,285 (+1%)	2mo	$385,000	$168	64
1645 Ashbourne Dr	0.27mi	4/2.5	2,560 (+13%)	3mo	$390,000	$152	61
1530 Petaluma Dr	0.70mi	4/2.0	2,128 (-6%)	2mo	$462,500	$217	55
1840 Wind Hill Rd	0.37mi	4/3.0	2,589 (+14%)	2mo	$399,900	$154	53
501 Bending Oaks Trl	0.60mi	3/2.0 (-1)	2,446 (+8%)	4mo	$330,000	$135	51

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.21×
• Total profit: $-79,212
• Equity at exit: $53,677

10-year hold

• IRR: -16.4%
• Equity multiple: 0.07×
• Total profit: $-93,521
• Equity at exit: $31,126

Cash invested: $100,800 (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 75087

• Rents YoY: 3.2%
• Active inventory: 1011
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,932 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$556 /mo · $6,670/yr
• Insurance: −$150
• HOA: −$63
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $-341

Break-even live

Break-even rent $3,363

Max offer price $299,798

Occupancy floor —

Sensitivity live

Price	-10% $-137	-5% $-239	+0% $-341	+5% $-443	+10% $-545
Rent	-10% $-572	-5% $-457	+0% $-341	+5% $-225	+10% $-109
Rate	-1.0pp $-159	-0.5pp $-249	base $-341	+0.5pp $-434	+1.0pp $-529

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 Potter Ave Rockwall, TX	4.0	2.5	2739	$2,850	$1.04	22d	1	0.07mi
1391 Riverside Oaks Dr Rockwall, TX	4.0	4.0	3224	$3,250	$1.01	45d	1	0.26mi
1720 Avonlea Dr Rockwall, TX	3.0	2.0	1630	$2,375	$1.46	26d	1	0.42mi
2750 Fern Valley Ln Rockwall, TX	4.0	2.0	1923	$2,400	$1.25	20d	1	0.44mi
1360 Shores Blvd Rockwall, TX	4.0	3.5	3145	$3,450	$1.10	45d	1	0.68mi
7132 Hunt Ln Unit 1019551P Rockwall, TX	5.0	2.5	2906	$15,524	$5.34	23d	1	0.73mi
7132 Hunt Ln Rockwall, TX	5.0	2.5	2910	$8,750	$3.01	45d	1	0.73mi
811 Knox Dr Rockwall, TX	4.0	2.0	2180	$2,850	$1.31	6d	1	0.83mi
586 Mountcastle Dr Rockwall, TX	4.0	3.5	3087	$3,950	$1.28	45d	1	1.00mi
1875 Crestlake Dr Rockwall, TX	3.0	2.0	1610	$2,250	$1.40	45d	1	1.01mi
875 Shores Blvd Rockwall, TX	3.0	2.0	2026	$2,750	$1.36	1d	1	1.01mi
2060 Garden Crest Dr Rockwall, TX	4.0	2.5	2761	$2,700	$0.98	45d	1	1.07mi
449 Sausalito Dr Rockwall, TX	5.0	3.0	3036	$2,795	$0.92	20d	1	1.15mi
947 Sunset Hill Dr Rockwall, TX	4.0	3.0	2590	$4,095	$1.58	4d	1	1.32mi
947 Sunset Hill Dr Rockwall, TX	4.0	3.0	2590	$4,095	$1.58	9d	1	1.32mi
1468 Red Wolf Dr Rockwall, TX	4.0	3.0	2835	$2,999	$1.06	7d	1	1.33mi

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 23 events

1. 2026-06-21
   days on market $360,000 Active 83 DOM
2. 2026-06-18
   days on market $360,000 Active 80 DOM
3. 2026-06-17
   days on market $360,000 Active 79 DOM
4. 2026-06-16
   days on market $360,000 Active 78 DOM
5. 2026-06-15
   days on market $360,000 Active 77 DOM
6. 2026-06-13
   days on market $360,000 Active 75 DOM
7. 2026-06-13
   days on market $360,000 Active 74 DOM
8. 2026-06-09
   days on market $360,000 Active 71 DOM
9. 2026-06-08
   days on market $360,000 Active 70 DOM
10. 2026-06-07
    pricedays on market $360,000 Active 69 DOM
11. 2026-06-04
    days on market $370,000 Active 66 DOM
12. 2026-06-03
    days on market $370,000 Active 65 DOM
13. 2026-06-02
    days on market $370,000 Active 64 DOM
14. 2026-06-01
    days on market $370,000 Active 63 DOM
15. 2026-05-31
    days on market $370,000 Active 62 DOM
16. 2026-05-07
    price $370,000 845-char remark

    Show marketing remark (845 chars)

    Welcome to this beautifully maintained 3-bedroom, 2-bath home in the heart of Rockwall! This inviting property features a bright and open floor plan with a spacious living area filled with natural light—perfect for relaxing or entertaining. The kitchen offers ample cabinet space, modern finishes, and a cozy dining area ideal for everyday meals and gatherings. The primary suite provides a private retreat with an ensuite bath and generous closet space, while the additional bedrooms are perfect for family, guests, or a home office. Step outside to enjoy the private backyard, offering plenty of room for outdoor activities, gardening, or peaceful evenings. Conveniently located near shopping, dining, parks, and major highways, this home combines comfort, functionality, and a desirable location—ready for you to make it your own!

17. 2026-04-24
    price $385,000 845-char remark

    Show marketing remark (845 chars)

    Welcome to this beautifully maintained 3-bedroom, 2-bath home in the heart of Rockwall! This inviting property features a bright and open floor plan with a spacious living area filled with natural light—perfect for relaxing or entertaining. The kitchen offers ample cabinet space, modern finishes, and a cozy dining area ideal for everyday meals and gatherings. The primary suite provides a private retreat with an ensuite bath and generous closet space, while the additional bedrooms are perfect for family, guests, or a home office. Step outside to enjoy the private backyard, offering plenty of room for outdoor activities, gardening, or peaceful evenings. Conveniently located near shopping, dining, parks, and major highways, this home combines comfort, functionality, and a desirable location—ready for you to make it your own!

18. 2026-03-30
    listed $395,000 Active 845-char remark

    Show marketing remark (845 chars)

    Welcome to this beautifully maintained 3-bedroom, 2-bath home in the heart of Rockwall! This inviting property features a bright and open floor plan with a spacious living area filled with natural light—perfect for relaxing or entertaining. The kitchen offers ample cabinet space, modern finishes, and a cozy dining area ideal for everyday meals and gatherings. The primary suite provides a private retreat with an ensuite bath and generous closet space, while the additional bedrooms are perfect for family, guests, or a home office. Step outside to enjoy the private backyard, offering plenty of room for outdoor activities, gardening, or peaceful evenings. Conveniently located near shopping, dining, parks, and major highways, this home combines comfort, functionality, and a desirable location—ready for you to make it your own!

19. 2026-02-09
    soldstatus
20. 2026-02-06
    soldstatus Closed 327-char remark

    Show marketing remark (327 chars)

    Beautiful one-story custom home in The Shores North ready to make your own! This home features an open floor plan designed for comfortable living and entertaining, along with a versatile flex space perfect for an office, playroom, or media room. Located in a desirable lakeside community with access to parks, trails, and golf.

21. 2025-12-17
    status Pending 327-char remark

    Show marketing remark (327 chars)

    Beautiful one-story custom home in The Shores North ready to make your own! This home features an open floor plan designed for comfortable living and entertaining, along with a versatile flex space perfect for an office, playroom, or media room. Located in a desirable lakeside community with access to parks, trails, and golf.

22. 2025-11-20
    price $375,000 327-char remark

    Show marketing remark (327 chars)

    Beautiful one-story custom home in The Shores North ready to make your own! This home features an open floor plan designed for comfortable living and entertaining, along with a versatile flex space perfect for an office, playroom, or media room. Located in a desirable lakeside community with access to parks, trails, and golf.

23. 2025-10-31
    listed $400,000 Active 327-char remark

    Show marketing remark (327 chars)

    Beautiful one-story custom home in The Shores North ready to make your own! This home features an open floor plan designed for comfortable living and entertaining, along with a versatile flex space perfect for an office, playroom, or media room. Located in a desirable lakeside community with access to parks, trails, and golf.

ⓘ 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: $6,670 · $556/mo
• Projected year-2 tax: $6,670 · $556/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,179
• − Mortgage interest: −$20,166
• − Property taxes: −$6,670
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,814
• − Management: −$2,814
• − HOA: −$756
• − Depreciation: −$10,473
• Taxable loss: −$10,314
• Est. tax savings @ 24.0%: +$2,475
• After-tax cash flow: $-1,614/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: Rockwall ISD
• NCES district ID: 4837650
• Math proficiency: 54% ▼ -13.00%
• Reading proficiency: 54% ▼ -8.00%
• Median HH income: $88,800
• Composite: 49.82/100
• National rank: #1952
• State rank: #83 of 826 in TX

Livability — Rockwall

• Score: 77/100
• State rank: #86
• US rank: #3043

Category grades

Amenities F Commute F Cost of living B Crime A- Employment A+ Housing A+ Health & safety C+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockwall, TX
• County: Rockwall County · 132,930 people
• City population: 84,191
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 44,326
• Household income: $129,484
• Rent vs Own: 18.8% rent · 81.2% own
• Severe rent burden: 646.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 17% Two or more races 12% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 2% Italian 2% Iranian 2%
• Foreign-born: 8% · Canada, Vietnam, South Korea
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 1% Vietnamese 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: ▼ -188.34%
• Current HPI: 208.2221
• Rent YoY: ▲ 3.23%
• 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

-7.5% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $370,000 NTREIS
• 2026-04-24 Price Changed $385,000 NTREIS
• 2026-03-30 Listed $395,000 NTREIS
• 2026-02-09 Sold (Public Records) — Public Records
• 2026-02-06 Sold (MLS) — NTREIS
• 2025-12-17 Pending — NTREIS
• 2025-11-20 Price Changed $375,000 NTREIS
• 2025-10-31 Listed $400,000 NTREIS

Property tax history

+2.5%/yr

Latest (2025): $6,670 · +2.3% YoY. Source: county tax records.