10 Park Central Cir · Rockwall, TX 75087

$385,000

4 bd · 2.0 ba · 1,899 sqft · SingleFamily public records · 7 Days on market

Built 1983 1.07 ac lot $203/sqft · 12% below area Est $436k · 12% under $4/mo HOA

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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 +12.7/15.0
• Cash flow +9.4/30.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your opportunity to own an acre in one of Rockwall’s most charming, tucked-away neighborhoods! Nestled in a niche community of fewer than 30 homes—each on spacious 1-acre lots—this property offers the perfect blend of privacy, space, and pride of ownership, all with a voluntary HOA. This 4-bedroom, 2-bath home features 1,899 square feet of bright, open living space designed for comfortable everyday living. You’ll love the clean, well-maintained feel throughout, with thoughtful touches like lighting in every closet and a layout that feels airy and inviting. Step outside and enjoy the peace and quiet that comes with large-lot living in a pristinely cared-for

Key facts

• Large-lot living
• Acre in rockwall
• A rated rockwall isd

Tags

• ACRE IN ROCKWALL
• SPACIOUS LOTS
• BRIGHT OPEN LIVING SPACE
• LARGE-LOT LIVING
• A RATED ROCKWALL ISD

Property features AI

Finance

• Other: Accessible bedroom; Property type: Residential; Property subtype: Single Family Residence; Probate listing; Possession at closing/funding
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: Voluntary association (Park Ridge Estates); Annual association fee: $50; HOA management: Park Ridge Estates

Exterior

• Parking: Attached carport; Covered parking; Driveway; Garage faces side; Paved parking; 2 covered spaces; 2 car garage spaces
• Utilities: City water with individual water meter; Septic; Electricity connected; Cable available; Phone available
• Home design: Single-family residence; One level; Attached property
• Construction: Built in 1983
• Exterior features: Approximately 1.07-acre lot; Will not subdivide; Subdivision: Park Ridge Estates; Directions: 9 minutes from Lake Ray Hubbard; I30E → Hwy 205 North → Dalton Rd East → Park Central South

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Electric range; Double oven; Refrigerator; Water filter; Eat-in kitchen
• Bedrooms: Primary bedroom (1st level); Three additional bedrooms (all on 1st level)
• Bathrooms: Two full bathrooms; Accessible full bath
• Interior features: Cable TV available; High-speed internet available; Paneling; Pantry; Wired for data; Double vanity; Eat-in kitchen
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-274 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $337k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (27.6% below list).
• Recommended offer: $279k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Celia Hays El (math 62% / reading 59%, grade B-, #385 of 4,322 statewide, top 9%, 517 students, 11% 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 20% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 1011 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $12k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

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 $278,788 (27.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 5.44%
• Cash-on-cash: -3.06%
• DSCR: 0.86
• GRM: 11.5

CMA / ARV

• ARV (median comp): $435,848
• List price: $385,000
• Delta: -11.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Park Central Cir	0.00mi	4/2.0	1,899 (0%)	1mo	$385,000	$203	100
251 Windy Ln	0.22mi	3/2.0 (-1)	1,915 (+1%)	2mo	$450,000	$235	82
16 S Ridge Cir	0.11mi	4/2.0	1,814 (-4%)	19mo	$399,000	$220	71
3068 Cobblestone Dr	0.45mi	4/2.0	2,162 (+14%)	3mo	$355,000	$164	54

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: -21.2%
• Equity multiple: 0.26×
• Total profit: $-79,291
• Equity at exit: $57,405

10-year hold

• IRR: -14.3%
• Equity multiple: 0.17×
• Total profit: $-89,176
• Equity at exit: $33,288

Cash invested: $107,800 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,788 medium
• Mortgage (P&I): −$2,019
• Tax from tax record: −$293 /mo · $3,522/yr
• Insurance: −$160
• HOA: −$4
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $-274

Break-even live

Break-even rent $3,135

Max offer price $336,515

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-165	+0% $-274	+5% $-383	+10% $-492
Rent	-10% $-495	-5% $-385	+0% $-274	+5% $-164	+10% $-54
Rate	-1.0pp $-81	-0.5pp $-177	base $-274	+0.5pp $-374	+1.0pp $-476

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 Knox Dr Rockwall, TX	4.0	2.0	2180	$2,850	$1.31	6d	1	0.88mi
2750 Fern Valley Ln Rockwall, TX	4.0	2.0	1923	$2,400	$1.25	20d	1	1.36mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 2 events

1. 2026-05-15
   listed $385,000 Active 1084-char remark
2. 1991-06-14
   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: $3,522 · $293/mo
• Projected year-2 tax: $7,046 · $587/mo
• Expected delta: +$3,524/yr (+$294/mo · 100.1%)

ⓘ 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 7/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,455
• − Mortgage interest: −$21,566
• − Property taxes: −$3,522
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,676
• − Management: −$2,676
• − HOA: −$48
• − Depreciation: −$11,200
• Taxable loss: −$10,159
• Est. tax savings @ 24.0%: +$2,438
• After-tax cash flow: $-855/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

• 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

5 events — show timeline

• 2026-06-05 Sold (MLS) — NTREIS
• 2026-05-23 Pending — NTREIS
• 2026-05-22 Contingent — NTREIS
• 2026-05-15 Listed $385,000 NTREIS
• 1991-06-14 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $3,522 · +3.4% YoY. Source: county tax records.