2522 Larkspur Ln · Rowlett, TX 75089

$249,000

3 bd · 2.0 ba · 1,656 sqft · SingleFamily public records · 19 Days on market

Built 1987 7,623 sqft lot $150/sqft · 23% below area Est $325k · 23% under

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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 +8.1/30.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Financing fell through back on market! What a deal! Great starter home with excellent floorplan, feels large with open kitchen to living area, roof only 3 years old, nice wood like floors in living and tile in master bathroom. HUge master bedroom and dual vanity with sitting area, seperate shower and garden tub.

Key facts

• 7,623 sq ft lot
• 2 garage spots
• Built 1987

Property features AI

Finance

• Financial info: No second mortgage; Loan treated as clear
• HOA & community: No HOA / association

Exterior

• Parking: Attached 2-car garage with approximately 19' x 19' dimensions; Concrete parking features
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Attached property; One-story; Built in 1987
• Construction: Year built: 1987
• Exterior features: Lot under 0.5 acre (approximately 0.175 acre); Subdivision: Flower Hill Add 03

Interior

• Kitchen: Gas range; Garbage disposal; Pantry
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom includes a garden tub and separate vanities
• Bathrooms: 2 full bathrooms
• Interior features: Pantry; One living area; One dining area; Total of 5 rooms
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-245 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (7.2% below list).
• Recommended offer: $206k (17.4% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 3.1% in Rowlett — 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 (#147 in TX, #4,150 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Garland ISD (suburban): math 27% / reading 37% proficiency, ranked #553 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Daugherty El (math 22% / reading 29%, grade F, #2,982 of 4,322 statewide, top 70%, 810 students, 94% FRL); B G Hudson Middle (math 33% / reading 42%, grade F, #736 of 1,662 statewide, top 45%, 1,207 students, 50% FRL); Sachse H S (math 46% / reading 53%, grade D, #509 of 1,632 statewide, top 34%, 2,997 students, 43% FRL).
• Market conditions: Rents rising (+4.0%/yr); 324 active listings in the ZIP; 40 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; 12,577 units permitted in Dallas County in 2024 (6,829 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.
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $39k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,636 (17.4% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 9.0

CMA / ARV

• ARV (median comp): $325,260
• List price: $249,000
• Delta: -23.45%
• 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
2520 Dandelion Ln	0.34mi	3/2.0	1,674 (+1%)	2mo	$324,900	$194	81
6602 Gardenia Dr	0.30mi	3/2.0	1,754 (+6%)	1mo	$299,000	$170	75
2601 Daisy Ln	0.09mi	3/2.0	1,423 (-14%)	0mo	$324,900	$228	72
2519 Larkspur Ln	0.03mi	4/2.0 (+1)	1,864 (+13%)	1mo	$339,000	$182	72
6114 Madison Ave	0.42mi	3/2.0	1,755 (+6%)	0mo	$325,000	$185	70
3506 Lily Ln	0.36mi	3/2.0	1,796 (+8%)	2mo	$369,000	$205	68
3604 Lily Ln	0.37mi	3/2.0	1,474 (-11%)	1mo	$298,400	$202	63
3214 Cedar Ln	0.47mi	3/2.0	1,512 (-9%)	1mo	$299,900	$198	63
6017 Mimosa Ln	0.34mi	3/2.0	1,427 (-14%)	2mo	$249,900	$175	60
3511 Jasmine Ln	0.39mi	3/2.5	1,841 (+11%)	2mo	$335,000	$182	60
5414 Cypress Dr	0.70mi	3/2.5	1,776 (+7%)	2mo	$385,000	$217	52
1714 Northampton Dr	0.75mi	3/2.0	1,447 (-13%)	1mo	$310,000	$214	44

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 · 3.97% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.23×
• Total profit: $-53,456
• Equity at exit: $37,127

10-year hold

• IRR: -13.0%
• Equity multiple: 0.19×
• Total profit: $-56,135
• Equity at exit: $21,529

Cash invested: $69,720 (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 75089

• Home prices YoY: -6.4%
• Rents YoY: 4.0%
• Active inventory: 324
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,311 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$661 /mo · $7,936/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-245

Break-even live

Break-even rent $2,621

Max offer price $205,636

Occupancy floor —

Sensitivity live

Price	-10% $-105	-5% $-175	+0% $-245	+5% $-316	+10% $-386
Rent	-10% $-428	-5% $-337	+0% $-245	+5% $-154	+10% $-63
Rate	-1.0pp $-120	-0.5pp $-182	base $-245	+0.5pp $-310	+1.0pp $-376

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2612 Larkspur Ln Rowlett, TX	4.0	2.0	1851	$2,175	$1.18	26d	1	0.05mi
2700 Larkspur Ln Rowlett, TX	4.0	2.0	1347	$2,150	$1.60	7d	1	0.12mi
6310 Azalea Dr Rowlett, TX	3.0	2.0	1733	$2,700	$1.56	26d	1	0.15mi
2522 Primrose Ln Rowlett, TX	4.0	2.5	2128	$2,800	$1.32	45d	1	0.15mi
3416 Lilac Ln Rowlett, TX	3.0	2.0	1754	$1,995	$1.14	26d	1	0.20mi
6608 Buckeye Dr Rowlett, TX	3.0	2.0	1624	$2,050	$1.26	45d	1	0.21mi
2621 Primrose Ln Rowlett, TX	4.0	2.0	1806	$2,300	$1.27	3d	1	0.23mi
6405 Rosebud Dr Unit NA Rowlett, TX	3.0	2.0	1850	$2,400	$1.30	4d	1	0.26mi
6205 Magnolia Ln Rowlett, TX	3.0	2.0	1860	$2,250	$1.21	9d	1	0.29mi
6403 Redwood Ln Rowlett, TX	3.0	2.0	1306	$1,685	$1.29	19d	1	0.29mi
6403 Redwood Ln Rowlett, TX	3.0	2.0	1306	$1,751	$1.34	26d	1	0.29mi
2618 Trumpet Dr Rowlett, TX	3.0	2.0	1655	$2,150	$1.30	26d	1	0.30mi
6221 Pine St Rowlett, TX	3.0	2.0	1594	$1,950	$1.22	16d	1	0.37mi
6216 Locust St Rowlett, TX	3.0	2.0	1110	$1,950	$1.76	16d	1	0.38mi
6216 Locust St Rowlett, TX	3.0	2.0	1110	$2,095	$1.89	9d	1	0.38mi
6013 Cedar Ln Rowlett, TX	3.0	2.0	1406	$2,300	$1.64	26d	1	0.39mi
6012 Cedar Ln Rowlett, TX	3.0	2.0	1422	$2,250	$1.58	9d	1	0.40mi
5801 Redwood Ln Rowlett, TX	3.0	2.0	1504	$1,999	$1.33	6d	1	0.47mi
6018 Madison Ave Rowlett, TX	3.0	2.0	1866	$2,250	$1.21	26d	1	0.51mi
3416 Tulip Ln Rowlett, TX	4.0	2.0	1834	$2,419	$1.32	26d	1	0.54mi
5702 Magnolia Ln Rowlett, TX	3.0	2.0	1416	$1,760	$1.24	22d	1	0.59mi
5702 Magnolia Ln Rowlett, TX	3.0	2.0	1416	$1,911	$1.35	26d	1	0.59mi
5602 Magnolia Ln Rowlett, TX	4.0	2.0	2058	$2,400	$1.17	45d	1	0.65mi
5509 Cypress Dr Rowlett, TX	3.0	2.0	1447	$2,450	$1.69	45d	1	0.67mi
5906 Independence Ct Rowlett, TX	3.0	2.0	2234	$2,600	$1.16	22d	1	0.70mi
3410 Maple Ln Rowlett, TX	3.0	2.0	1340	$2,250	$1.68	45d	1	0.70mi
2306 Lucerne Dr Rowlett, TX	3.0	2.0	2081	$2,600	$1.25	45d	1	0.71mi
5418 Cypress Dr Rowlett, TX	3.0	2.0	1404	$2,300	$1.64	12d	1	0.72mi
5809 Petunia Ln Rowlett, TX	3.0	2.0	1910	$3,000	$1.57	45d	1	0.82mi
6325 Wildhaven Dr Unit 1019573P Rowlett, TX	3.0	2.0	1345	$7,483	$5.56	0d	1	0.93mi
6325 Wildhaven Dr Rowlett, TX	3.0	2.0	1350	$7,500	$5.56	45d	1	0.93mi
1409 Post Oak Dr Rowlett, TX	4.0	2.0	1678	$2,350	$1.40	45d	1	1.00mi
1309 Brookfield Dr Rowlett, TX	3.0	2.0	1386	$2,500	$1.80	22d	1	1.00mi
3601 Melcer Dr Rowlett, TX	2.0	1.0–2.0	849	$2,006	$2.36	0d	28	1.04mi
3913 Hickox Rd Rowlett, TX	3.0	2.0	1647	$3,000	$1.82	5d	1	1.14mi
1600 Firewheel Pkwy Garland, TX	1.0–3.0	1.0–2.0	1052	$3,095	$2.94	0d	33	1.22mi
4500 Southridge Dr Rowlett, TX	2.0	1.0–2.0	941	$2,119	$2.25	0d	30	1.35mi
8903 Cave Springs Mews Rowlett, TX	3.0	2.5	1605	$2,500	$1.56	45d	1	1.35mi
9032 Prairie Path Unit 3318 Rowlett, TX	4.0	2.5	1917	$2,995	$1.56	16d	1	1.36mi
9032 Prairie Path Unit 3311 Rowlett, TX	4.0	2.5	1917	$3,020	$1.58	16d	1	1.36mi

Listing history 18 events

1. 2026-05-15
   price $249,000
2. 2026-04-29
   listed $288,000 Active
3. 2026-04-24
   listed $269,000 Active
4. 2026-04-24
   historical
5. 2013-06-25
   soldstatus
6. 2012-08-13
   soldstatus
7. 2012-08-08
   soldstatus Closed

   Show marketing remark (313 chars)

   Financing fell through back on market! What a deal! Great starter home with excellent floorplan, feels large with open kitchen to living area, roof only 3 years old, nice wood like floors in living and tile in master bathroom. HUge master bedroom and dual vanity with sitting area, seperate shower and garden tub.

8. 2012-08-01
   status Pending

   Show marketing remark (313 chars)

   Financing fell through back on market! What a deal! Great starter home with excellent floorplan, feels large with open kitchen to living area, roof only 3 years old, nice wood like floors in living and tile in master bathroom. HUge master bedroom and dual vanity with sitting area, seperate shower and garden tub.

9. 2012-07-26
   historical Active Option Contract

   Show marketing remark (313 chars)

   Financing fell through back on market! What a deal! Great starter home with excellent floorplan, feels large with open kitchen to living area, roof only 3 years old, nice wood like floors in living and tile in master bathroom. HUge master bedroom and dual vanity with sitting area, seperate shower and garden tub.

10. 2012-06-22
    status Active

    Show marketing remark (313 chars)

    Financing fell through back on market! What a deal! Great starter home with excellent floorplan, feels large with open kitchen to living area, roof only 3 years old, nice wood like floors in living and tile in master bathroom. HUge master bedroom and dual vanity with sitting area, seperate shower and garden tub.

11. 2012-05-26
    status Pending

    Show marketing remark (313 chars)

    Financing fell through back on market! What a deal! Great starter home with excellent floorplan, feels large with open kitchen to living area, roof only 3 years old, nice wood like floors in living and tile in master bathroom. HUge master bedroom and dual vanity with sitting area, seperate shower and garden tub.

12. 2012-05-10
    historical Active Option Contract

    Show marketing remark (313 chars)

    Financing fell through back on market! What a deal! Great starter home with excellent floorplan, feels large with open kitchen to living area, roof only 3 years old, nice wood like floors in living and tile in master bathroom. HUge master bedroom and dual vanity with sitting area, seperate shower and garden tub.

13. 2012-04-01
    listed $116,900 Active

    Show marketing remark (313 chars)

    Financing fell through back on market! What a deal! Great starter home with excellent floorplan, feels large with open kitchen to living area, roof only 3 years old, nice wood like floors in living and tile in master bathroom. HUge master bedroom and dual vanity with sitting area, seperate shower and garden tub.

14. 2009-04-20
    soldstatus
15. 2009-04-05
    soldstatus
16. 2009-03-24
    historical
17. 2009-03-10
    listed $90,000
18. 1995-10-24
    soldstatus

ⓘ 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: $7,936 · $661/mo
• Projected year-2 tax: $7,936 · $661/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,728
• − Mortgage interest: −$13,948
• − Property taxes: −$7,936
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,218
• − Management: −$2,218
• − Depreciation: −$7,244
• Taxable loss: −$7,081
• Est. tax savings @ 24.0%: +$1,700
• After-tax cash flow: $-1,246/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: Garland ISD
• NCES district ID: 4820340
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $58,392
• Composite: 28.63/100
• National rank: #6706
• State rank: #553 of 826 in TX

Livability — Rowlett

• Score: 75/100
• State rank: #147
• US rank: #4150

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rowlett, TX
• County: Dallas County · 2,612,404 people
• City population: 35,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 35,619
• Household income: $118,318
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 712.0

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 2,979,839 people
• By 2030: 3,191,823 · +7.1%
• By 2040: 3,619,611 · +21.5%
• By 2050: 4,026,915 · +35.1%
• By 2075: 4,957,073 · +66.4%
• By 2100: 5,508,725 · +84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 39% Black 26% Hispanic / Latino 20% Two or more races 12% Asian 9%
• Hispanic origin (detail): Mexican 17% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 16% Vietnamese 3% Other Indo-European 2%

Political lean MEDSL · Dallas

• 2024 margin: Strong D (+22.2) · D 60.2% · R 38.0% · Other 1.8%
• 2008→2024 swing: +6.9pp toward D · 2008: 15.3pp · 2024: 22.2pp
• All cycles: 2024: D+22.2 2020: D+31.6 2016: D+26.2 2012: D+15.4 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.16%
• Current HPI: 278.507
• Rent YoY: ▲ 3.97%
• 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

+176.7% since first listed

20 events — show timeline

• 2026-05-22 Pending — NTREIS
• 2026-05-22 Relisted — NTREIS
• 2026-05-15 Price Changed $249,000 NTREIS
• 2026-04-29 Listed $288,000 NTREIS
• 2026-04-24 Listing Removed — NTREIS
• 2026-04-24 Listed $269,000 NTREIS
• 2013-06-25 Sold (Public Records) — Public Records
• 2012-08-13 Sold (Public Records) — Public Records
• 2012-08-08 Sold (MLS) — NTREIS
• 2012-08-01 Pending — NTREIS
• 2012-07-26 Contingent — NTREIS
• 2012-06-22 Relisted — NTREIS
• 2012-05-26 Pending — NTREIS
• 2012-05-10 Contingent — NTREIS
• 2012-04-01 Listed $116,900 NTREIS
• 2009-04-20 Sold (Public Records) — Public Records
• 2009-04-05 Sold (MLS) — NTREIS
• 2009-03-24 Listing Removed — NTREIS
• 2009-03-10 Listed $90,000 NTREIS
• 1995-10-24 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $7,936 · +6.8% YoY. Source: county tax records.