1011 Lavon Ct · Royse City, TX 75189

$60,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 182 Days on market

Manufactured home Built 2001 1,300 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

The owner is willing to OWNER FINANCE. Contact agent for details. Cash offer DISCOUNT. Contact agent for details. The mobile home has been updated and painted. Mailboxes and swimming pool at the entrance of the park. Utilities included in the mobile home space, rented for $845 monthly, except for electricity to be paid by owner. Leased through June 2026.

Key facts

• 1,300 sq ft lot
• Pool
• Built 2001

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $832 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.9% 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); 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); 1310 active listings in the ZIP; 3 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).
• This rent is only 16% of the median local income ($117k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $52,800 (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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.57% ✓
• Cap rate: 22.94%
• Cash-on-cash: 59.45%
• DSCR: 3.65
• GRM: 3.2

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: 54.8%
• Equity multiple: 3.31×
• Total profit: $38,779
• Equity at exit: $8,946

10-year hold

• IRR: 58.7%
• Equity multiple: 6.04×
• Total profit: $84,599
• Equity at exit: $5,188

Cash invested: $16,800 (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 75189

• Home prices YoY: -25.0%
• Rents YoY: -1.1%
• Active inventory: 1310
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$25
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $832

Break-even live

Break-even rent $487

Max offer price $60,000

Occupancy floor 41%

Sensitivity live

Price	-10% $866	-5% $849	+0% $832	+5% $815	+10% $798
Rent	-10% $711	-5% $771	+0% $832	+5% $893	+10% $954
Rate	-1.0pp $863	-0.5pp $848	base $832	+0.5pp $817	+1.0pp $801

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1023 Lakes Dr Royse City, TX	2.0–3.0	2.0	1194	$1,749	$1.46	4d	1	0.09mi
309 S Bell St Royse City, TX	2.0	1.0	1013	$1,500	$1.48	46d	1	0.58mi
913 Live Oak St Unit B Royse City, TX	3.0	2.0	1120	$1,600	$1.43	23d	1	1.06mi

Listing history 24 events

1. 2026-06-22
   days on market $60,000 Active 182 DOM
2. 2026-06-21
   remarks 365-char remark
3. 2026-06-21
   pricedays on market $60,000 Active 181 DOM
4. 2026-06-18
   days on market $65,000 Active 178 DOM
5. 2026-06-17
   days on market $65,000 Active 177 DOM
6. 2026-06-16
   days on market $65,000 Active 176 DOM
7. 2026-06-15
   days on market $65,000 Active 175 DOM
8. 2026-06-13
   days on market $65,000 Active 173 DOM
9. 2026-06-09
   days on market $65,000 Active 169 DOM
10. 2026-06-08
    days on market $65,000 Active 168 DOM
11. 2026-06-07
    days on market $65,000 Active 167 DOM
12. 2026-06-04
    days on market $65,000 Active 164 DOM
13. 2026-06-03
    days on market $65,000 Active 163 DOM
14. 2026-06-02
    days on market $65,000 Active 162 DOM
15. 2026-06-01
    days on market $65,000 Active 161 DOM
16. 2026-05-31
    days on market $65,000 Active 160 DOM
17. 2025-12-21
    listed $65,000 Active 362-char remark

    Show marketing remark (362 chars)

    The owner is willing to OWNER FINANCE. Contact agent for details. Cash offer DISCOUNT. Contact agent for details. The mobile home has been updated and painted. Mailboxes and swimming pool at the entrance of the park. Utilities included in the mobile home space, rented for $845 monthly, except for electricity to be paid by owner. Leased through June 2026.

18. 2025-11-09
    historical $1,500
19. 2025-10-29
    price $1,500
20. 2025-09-17
    listed $1,699
21. 2024-11-08
    soldstatus Closed 206-char remark

    Show marketing remark (206 chars)

    Property is being sold as-is and is priced below market value. Minor cosmetic updates needed. Excellent starter home in Royse City. HVAC and Roof are in good condition. Close to highway, parks, and Walmart.

22. 2024-10-29
    status Pending 206-char remark

    Show marketing remark (206 chars)

    Property is being sold as-is and is priced below market value. Minor cosmetic updates needed. Excellent starter home in Royse City. HVAC and Roof are in good condition. Close to highway, parks, and Walmart.

23. 2024-10-21
    historical Active Option Contract 206-char remark

    Show marketing remark (206 chars)

    Property is being sold as-is and is priced below market value. Minor cosmetic updates needed. Excellent starter home in Royse City. HVAC and Roof are in good condition. Close to highway, parks, and Walmart.

24. 2024-10-14
    listed $42,000 Active 206-char remark

    Show marketing remark (206 chars)

    Property is being sold as-is and is priced below market value. Minor cosmetic updates needed. Excellent starter home in Royse City. HVAC and Roof are in good condition. Close to highway, parks, and Walmart.

ⓘ 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: $542 · $45/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$556/yr (+$46/mo · 102.4%)

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

Taxation est. · year 1

• Rental income: $18,489
• − Mortgage interest: −$3,361
• − Property taxes: −$542
• − Insurance: −$300
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$1,745
• Taxable income: $9,582
• Est. tax owed @ 24.0%: −$2,300
• After-tax cash flow: $7,688/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

• Census place: Royse City, TX
• 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

+54.8% since first listed

8 events — show timeline

• 2025-12-21 Listed $65,000 NTREIS
• 2025-11-09 Rental Removed $1,500 NTREIS
• 2025-10-29 Price Changed $1,500 NTREIS
• 2025-09-17 Listed for Rent $1,699 NTREIS
• 2024-11-08 Sold (MLS) — NTREIS
• 2024-10-29 Pending — NTREIS
• 2024-10-21 Contingent — NTREIS
• 2024-10-14 Listed $42,000 NTREIS

Property tax history

+4.6%/yr

Latest (2025): $542 · -0.2% YoY. Source: county tax records.