4340 Grayson Ln · Fate, TX 75189

$210,800

4 bd · 3.0 ba · 2,258 sqft · Other public records · 10 Days on market

Built 2024 7,710 sqft lot ↓ 36% since listing

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Why this score? — see what drove the C- 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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +6.1/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New! Amazing two story floor plan! Four bedrooms, three full baths with upstairs loft. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and much more! Nestled in the vibrant cities of Fate and Royse City, Texas, Woodcreek offers a captivating lifestyle that blends modern convenience with small-town charm. This sprawling community boasts a wide array of amenities designed to enhance your daily life. From lush parks and walking trails to sparkling community pools and playgrounds, Woodcreek provides endless opportunities for recreation and relaxation. Don't miss out on the opportunity to make Woodcreek your new place to call home. Schedule a tour today!

Key facts

• 7,710 sq ft lot
• 2 garage spots
• Built 2024

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water
• Home design: Residential property; Built in 2024; Slab foundation; Composition roof
• Construction: Brick and wood siding construction
• Exterior features: Subdivision lot

Interior

• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One fireplace; Four total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $211k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $211k).
• Cap rate 8.2% vs local median 3.2% in Fate — 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 72/100 on livability (#246 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• 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: Miss May Vernon El (math 60% / reading 50%, grade C, #602 of 4,322 statewide, top 14%, 735 students, 36% FRL); Bobby Summers Middle (math 36% / reading 40%, grade F, #717 of 1,662 statewide, top 44%, 1,020 students, 42% FRL); Royse City H S (math 38% / reading 55%, grade D-, #621 of 1,632 statewide, top 38%, 2,526 students, 37% FRL) — zoned schools at 38% FRL track the district average.
• 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 19d 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 $1k of loan paydown is wiped out by about $6k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $210,800

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 7.5

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: -9.3%
• Equity multiple: 0.67×
• Total profit: $-19,499
• Equity at exit: $31,431

10-year hold

• IRR: -4.7%
• Equity multiple: 0.74×
• Total profit: $-15,563
• Equity at exit: $18,226

Cash invested: $59,024 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,337 high
• Mortgage (P&I): −$1,105
• Tax from tax record: −$316 /mo · $3,795/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $337

Break-even live

Break-even rent $1,911

Max offer price $210,800

Occupancy floor 81%

Sensitivity live

Price	-10% $456	-5% $396	+0% $337	+5% $277	+10% $217
Rent	-10% $152	-5% $244	+0% $337	+5% $429	+10% $521
Rate	-1.0pp $443	-0.5pp $390	base $337	+0.5pp $282	+1.0pp $226

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: $52,700
• Closing costs: $6,324
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3251 Everly Dr Fate, TX	4.0	2.0	1929	$2,195	$1.14	44d	1	0.12mi
2310 Hankinson Ln Fate, TX	4.0	3.0	2069	$2,345	$1.13	44d	1	0.28mi
2432 French St Fate, TX	4.0	2.0	1850	$2,100	$1.14	13d	1	0.29mi
2544 Saldana Dr Fate, TX	4.0	2.0	1923	$1,995	$1.04	16d	1	0.36mi
1120 Decker Dr Fate, TX	4.0	2.0	2092	$2,400	$1.15	44d	1	0.36mi
2484 French St Fate, TX	4.0	2.0	1721	$1,860	$1.08	44d	1	0.36mi
961 Corbitt Ln Fate, TX	4.0	2.0	1923	$2,041	$1.06	0d	1	0.55mi
949 Corbitt Ln Fate, TX	4.0	2.0	2092	$1,989	$0.95	44d	1	0.57mi
954 Corbitt Ln Fate, TX	4.0	3.0	2171	$1,290	$0.59	0d	1	0.58mi
2118 Brisbon St Fate, TX	4.0	2.0	1860	$2,100	$1.13	18d	1	0.64mi
820 Horton St Royse City, TX	5.0	2.5	2574	$2,550	$0.99	5d	1	0.81mi
635 Beltrand Ln Rockwall, TX	4.0	2.0	1835	$1,895	$1.03	23d	1	0.88mi
140 Waxberry Dr Fate, TX	3.0	2.0	1732	$1,995	$1.15	44d	1	0.92mi
235 Hadley Ln Rockwall, TX	4.0	2.5	2778	$2,800	$1.01	0d	1	0.99mi
231 Hadley Ln Rockwall, TX	5.0	3.0	3113	$2,800	$0.90	44d	1	0.99mi
106 Abelia Dr Fate, TX	3.0	2.0	1743	$2,000	$1.15	44d	1	1.02mi
120 Abelia Dr Fate, TX	4.0	2.0	2184	$2,150	$0.98	17d	1	1.04mi
227 Citrus Dr Fate, TX	3.0	2.0	1634	$1,940	$1.19	44d	1	1.06mi
707 Windflower Dr Fate, TX	3.0	2.0	1654	$2,120	$1.28	25d	1	1.12mi
211 Citrus Dr Fate, TX	3.0	2.0	1576	$1,950	$1.24	44d	1	1.13mi
207 Citrus Dr Fate, TX	3.0	2.0	1621	$1,945	$1.20	25d	1	1.15mi
314 Coneflower Dr Fate, TX	3.0	2.0	1849	$1,810	$0.98	17d	1	1.24mi
529 Blue Sage Dr Fate, TX	3.0	2.0	1869	$1,729	$0.93	4d	1	1.26mi
313 Coneflower Dr Fate, TX	3.0	2.0	1654	$1,950	$1.18	25d	1	1.28mi
529 Indian Paintbrush Fate, TX	3.0	2.0	1680	$1,750	$1.04	18d	1	1.29mi
408 Ronda Rd Rockwall, TX	3.0	2.0	1622	$2,200	$1.36	5d	1	1.32mi
523 Indian Paintbrush Fate, TX	3.0	2.0	1849	$1,845	$1.00	16d	1	1.32mi
211 Mulberry Dr Fate, TX	4.0	3.0	2523	$2,750	$1.09	5d	1	1.33mi
215 Mulberry Dr Fate, TX	3.0	2.0	1963	$2,296	$1.17	44d	1	1.34mi
215 Mulberry Dr Fate, TX	3.0	2.0	1963	$1,865	$0.95	6d	1	1.34mi
3427 Flatiron Dr Royse City, TX	4.0	2.5	2395	$2,250	$0.94	11d	1	1.39mi
4432 Cascade Falls Ct Royse City, TX	4.0	2.5	2397	$2,265	$0.94	21d	1	1.39mi
583 Bradley Dr Rockwall, TX	3.0	2.0	1765	$5,400	$3.06	0d	1	1.39mi
510 Indian Paintbrush Fate, TX	3.0	2.0	1849	$1,950	$1.05	13d	1	1.40mi
2404 Rocky Mountain Dr Royse City, TX	4.0	2.5	2256	$2,264	$1.00	21d	1	1.41mi
512 Laurel Ln Fate, TX	4.0	3.0	2609	$2,320	$0.89	44d	1	1.42mi
423 Hackberry Dr Fate, TX	3.0	2.0	2206	$2,236	$1.01	0d	1	1.43mi
804 Rowdy Dr Royse City, TX	3.0	2.0	1671	$1,700	$1.02	4d	1	1.44mi
709 Fireberry Dr Fate, TX	3.0	2.0	1958	$2,185	$1.12	3d	1	1.47mi
6127 Tawakoni Ln Royse City, TX	4.0	2.0	1739	$2,200	$1.27	44d	1	1.48mi

Listing history 7 events

1. 2026-06-21
   days on market $210,800 Active 10 DOM
2. 2026-06-18
   days on market $210,800 Active 7 DOM
3. 2026-06-17
   days on market $210,800 Active 6 DOM
4. 2026-06-16
   days on market $210,800 Active 5 DOM
5. 2026-06-15
   days on market $210,800 Active 4 DOM
6. 2026-06-13
   remarks 35-char remark
7. 2026-06-13
   listed $210,800 Active 2 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: $3,795 · $316/mo
• Projected year-2 tax: $3,858 · $321/mo
• Expected delta: +$63/yr (+$5/mo · 1.7%)

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

Taxation est. · year 1

• Rental income: $28,043
• − Mortgage interest: −$11,808
• − Property taxes: −$3,795
• − Insurance: −$1,054
• − Repairs & maintenance: −$2,243
• − Management: −$2,243
• − Depreciation: −$6,132
• Taxable income: $767
• Est. tax owed @ 24.0%: −$184
• After-tax cash flow: $3,856/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 — Fate

• Score: 72/100
• State rank: #246
• US rank: #5864

Category grades

Amenities F Commute F Cost of living C 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: Fate, TX
• County: Rockwall County · 132,930 people
• 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

-35.8% since first listed

4 events — show timeline

• 2026-06-11 Listed $210,800 HARMLS
• 2025-02-27 Sold (MLS) — NTREIS
• 2024-12-28 Pending — NTREIS
• 2024-12-15 Listed $328,490 NTREIS