The Waco Plan · Royse City, TX 75189

$294,990

3 bd · 2.0 ba · 1,711 sqft · SingleFamily · 344 Days on market

↓ 2% since listing

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Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Rent growth +2.2/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover The Waco plan, a gorgeous single-story home featuring three bedrooms, two bathrooms and a two-car garage. . With 1,711 square feet, you enter through a large foyer area that ushers you in. As you enter the foyer, there are two bedrooms with a full secondary bathroom in between them. The kitchen overlooks the dining area and spacious great room, which brings abundant natural light. The covered patio is perfect for gathering and entertaining in your backyard. Take time to relax in the bright spacious owner's suite which includes a walk-in closet, double vanities, and a large walk-in shower which makes this room a true spa paradise. Some of the flexible options for this home include a 12' ceilings in the great room, an extended rear patio, gourmet kitchen, fireplace, luxurious Super Shower, and free-standing tub in owner's bathroom, to name a few. The Waco floor plan provides the perfect combination of style, energy-efficiency and practicality, making it an excellent choice for families of all ages!

Key facts

• Large foyer area
• Walk-in closet
• Covered patio

Tags

• LARGE FOYER AREA
• COVERED PATIO
• WALK-IN CLOSET
• DOUBLE VANITIES
• LARGE WALK-IN SHOWER
• 12 CEILINGS IN THE GREAT ROOM

🏗️ New construction. The $294,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $330,630.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-410 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (19.6% below list).
• Recommended offer: $237k (19.6% below list) — sets the bar for 1% rule.

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: schools C-, 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.
• Market conditions: Rents soft (-1.1%/yr); 1288 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 19,194 units permitted in Collin County in 2024 (3,988 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 $10k of value loss. Plan a longer hold.
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.

Recommended offer $237,291 (19.6% 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 344 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.32%
• DSCR: 0.76
• GRM: 11.6

CMA / ARV

• ARV (median comp): $330,630
• List price: $294,990
• Delta: -10.78%
• 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
2240 Aspen Chase Dr	0.06mi	4/2.0 (+1)	1,709 (-0%)	4mo	$307,000	$180	89
3000 Beau Daniel Dr	0.45mi	3/2.0	1,711 (0%)	1mo	$330,135	$193	78
2237 Spring Side Dr	0.30mi	3/2.0	1,711 (0%)	14mo	$299,999	$175	75
2716 Green River Rd	0.22mi	4/2.0 (+1)	1,709 (-0%)	17mo	$297,000	$174	71
2821 King William St	0.41mi	3/2.0	1,711 (0%)	15mo	$339,490	$198	68
2721 Caroline St	0.25mi	4/2.0 (+1)	1,709 (-0%)	20mo	$329,000	$193	67
2248 Aspen Chase Dr	0.39mi	4/2.0 (+1)	1,668 (-2%)	8mo	$299,990	$180	66
2231 River Bend Rd	0.54mi	3/2.0	1,658 (-3%)	8mo	$299,000	$180	63
2705 Green River Rd	0.18mi	3/3.0	1,598 (-7%)	20mo	$299,000	$187	60
2821 Robertson Way	0.29mi	3/2.0	1,532 (-10%)	19mo	$299,900	$196	53
2717 Green River Rd	0.20mi	3/2.5	1,935 (+13%)	18mo	$314,900	$163	52
2830 Robertson Way	0.30mi	3/2.5	1,935 (+13%)	18mo	$314,900	$163	47

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: -28.7%
• Equity multiple: 0.06×
• Total profit: $-86,627
• Equity at exit: $49,298

10-year hold

• IRR: -46.0%
• Equity multiple: -0.47×
• Total profit: $-135,813
• Equity at exit: $28,587

Cash invested: $92,576 (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: 1288
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,373 high
• Mortgage (P&I): −$1,734
• Tax est. 1.5%: −$413 /mo · $4,959/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-410

Break-even live

Break-even rent $2,892

Max offer price $271,257

Occupancy floor —

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: $82,657
• Closing costs: $9,919
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2629 Green River Rd Royse City, TX	4.0	3.0	2182	$2,500	$1.15	1d	1	0.18mi
2629 Green River Rd Royse City, TX	4.0	3.0	2182	$2,500	$1.15	25d	1	0.18mi
2717 Green River Rd Royse City, TX	3.0	2.5	1935	$2,199	$1.14	7d	1	0.20mi
3109 Leatherwood Ln Royse City, TX	4.0	2.0	1800	$2,295	$1.27	12d	1	0.28mi
2529 Moser Ln Royse City, TX	4.0	3.0	2174	$2,600	$1.20	1d	1	0.29mi
2413 Spring Side Dr Royse City, TX	4.0	3.0	2164	$2,190	$1.01	44d	1	0.31mi
3032 Leatherwood Ln Royse City, TX	3.0	2.0	1586	$2,100	$1.32	5d	1	0.32mi
2912 Wooten Trl Royse City, TX	4.0	3.0	2092	$1,895	$0.91	3d	1	0.84mi
305 Banner Ave Royse City, TX	4.0	2.0	1830	$2,350	$1.28	3d	1	0.91mi
3745 Prairie Chapel Rd Royse City, TX	4.0	2.0	1962	$2,400	$1.22	1d	1	1.02mi
3032 Zinnia St Royse City, TX	4.0	2.0	1917	$2,000	$1.04	24d	1	1.03mi
3000 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$1,895	$1.00	15d	1	1.05mi
3312 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$2,160	$1.14	3d	1	1.10mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	44d	1	1.10mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	21d	1	1.10mi
1825 Lotus St Royse City, TX	4.0	2.0	1996	$2,195	$1.10	3d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $294,990 Active 344 DOM
2. 2026-06-17
   days on market $294,990 Active 343 DOM
3. 2026-06-16
   days on market $294,990 Active 342 DOM
4. 2026-06-15
   days on market $294,990 Active 341 DOM
5. 2026-06-13
   days on market $294,990 Active 339 DOM
6. 2026-06-09
   days on market $294,990 Active 335 DOM
7. 2026-06-08
   days on market $294,990 Active 334 DOM
8. 2026-06-07
   days on market $294,990 Active 333 DOM
9. 2026-06-04
   days on market $294,990 Active 330 DOM
10. 2026-06-03
    days on market $294,990 Active 329 DOM
11. 2026-06-02
    days on market $294,990 Active 328 DOM
12. 2026-06-01
    days on market $294,990 Active 327 DOM
13. 2026-05-31
    days on market $294,990 Active 326 DOM
14. 2025-07-10
    price $294,990 1020-char remark

    Show marketing remark (1020 chars)

    Discover The Waco plan, a gorgeous single-story home featuring three bedrooms, two bathrooms and a two-car garage. . With 1,711 square feet, you enter through a large foyer area that ushers you in. As you enter the foyer, there are two bedrooms with a full secondary bathroom in between them. The kitchen overlooks the dining area and spacious great room, which brings abundant natural light. The covered patio is perfect for gathering and entertaining in your backyard. Take time to relax in the bright spacious owner's suite which includes a walk-in closet, double vanities, and a large walk-in shower which makes this room a true spa paradise. Some of the flexible options for this home include a 12' ceilings in the great room, an extended rear patio, gourmet kitchen, fireplace, luxurious Super Shower, and free-standing tub in owner's bathroom, to name a few. The Waco floor plan provides the perfect combination of style, energy-efficiency and practicality, making it an excellent choice for families of all ages!

15. 2025-07-09
    listed $299,490 Active 1020-char remark

    Show marketing remark (1020 chars)

    Discover The Waco plan, a gorgeous single-story home featuring three bedrooms, two bathrooms and a two-car garage. . With 1,711 square feet, you enter through a large foyer area that ushers you in. As you enter the foyer, there are two bedrooms with a full secondary bathroom in between them. The kitchen overlooks the dining area and spacious great room, which brings abundant natural light. The covered patio is perfect for gathering and entertaining in your backyard. Take time to relax in the bright spacious owner's suite which includes a walk-in closet, double vanities, and a large walk-in shower which makes this room a true spa paradise. Some of the flexible options for this home include a 12' ceilings in the great room, an extended rear patio, gourmet kitchen, fireplace, luxurious Super Shower, and free-standing tub in owner's bathroom, to name a few. The Waco floor plan provides the perfect combination of style, energy-efficiency and practicality, making it an excellent choice for families of all ages!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,475
• − Mortgage interest: −$18,520
• − Property taxes: −$4,959
• − Insurance: −$1,653
• − Repairs & maintenance: −$2,278
• − Management: −$2,278
• − Depreciation: −$9,618
• Taxable loss: −$10,832
• Est. tax savings @ 24.0%: +$2,600
• After-tax cash flow: $-2,324/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 (Collin County) Hauer SSP2

• Today (2025): 1,210,074 people
• By 2030: 1,358,201 · +12.2%
• By 2040: 1,654,061 · +36.7%
• By 2050: 1,937,359 · +60.1%
• By 2075: 2,567,039 · +112.1%
• By 2100: 2,952,048 · +144.0%

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 · Collin

• 2024 margin: R (+11.1) · D 43.1% · R 54.3% · Other 2.6%
• 2008→2024 swing: +14.4pp toward D · 2008: -25.6pp · 2024: -11.1pp
• All cycles: 2024: R+11.1 2020: R+4.3 2016: R+17.0 2012: R+31.6 2008: R+25.6

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

-1.5% since first listed

2 events — show timeline

• 2025-07-10 Price Changed $294,990 Zillow
• 2025-07-09 Listed $299,490 Zillow