Is 5652 Huffines Blvd in Royse City, TX a good investment?

CashFlowRE grades it D with a 5.6% cap rate and $-179/mo modeled cash flow at a $289,900 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 5652 Huffines Blvd?

The modeled cap rate is 5.6% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,609/month, from CashFlowRE's rent model.

D Composite 44.3

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 +13.4/15.0
Cash flow +9.9/30.0
Schools +4.2/10.0
1% rule +4.0/10.0
Condition / age +4.0/5.0
Livability +3.8/5.0
DSCR +2.8/10.0
Rent growth +2.2/5.0
Appreciation +0.0/10.0

$289,900

5652 Huffines Blvd · Royse City, TX 75189

4 bd · 2.0 ba · 1,713 sqft · SingleFamily public records · 148 Days on market

Built 2023 Good condition 7,850 sqft lot 2-car garage $169/sqft · 13% below area Est $333k · 13% under $50/mo HOA · 2% of rent ↓ 3% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

This beautifully maintained, right-sized home offers 4 bedrooms with a functional open-concept layout designed for modern living. The spacious Owner’s Suite is thoughtfully separated from the secondary bedrooms for added privacy. Secondary bedrooms are located on the opposite side of the home, creating an ideal split-bedroom arrangement. The well-appointed kitchen is perfect for entertaining and everyday living, complete with granite countertops, a large island, walk-in pantry, abundant cabinetry, and generous counter space. Additional upgrades include wood-look tile flooring and a convenient mud bench at the garage entry.

Key facts

Owner’s suite
Large island
Granite countertops

What this means for you Summary

Snapshot

This is a 4-bed/2.0-bath single-family listed at $290k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
To cash-flow at today's rent, offer at most $258k (10.9% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (10.0% below list).
Recommended offer: $255k (12.0% below list) — sets the bar for market timing.
Cap rate 5.6% 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); 1884 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $2k of loan paydown is wiped out by about $9k 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

It's been on market 148 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
4 sale attempts since 3y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $255,112 (12.0% below list)

Questions for the listing agent

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?
It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.90% ✗
Cap rate: 5.55%
Cash-on-cash: -2.65%
DSCR: 0.88
GRM: 9.3

CMA / ARV

ARV (median comp): $333,322
List price: $289,900
Delta: -13.03%
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
2001 Bayfront Dr	0.25mi	3/2.0 (-1)	1,605 (-6%)	4mo	$309,990	$193	69
5512 Huffines Blvd	0.26mi	4/2.0	1,889 (+10%)	4mo	$305,000	$161	67
3166 Duck Heights Ave	0.38mi	4/2.0	1,845 (+8%)	4mo	$339,990	$184	66
3131 Duck Heights Ave	0.39mi	4/2.0	1,845 (+8%)	4mo	$339,990	$184	66
2143 Mossbrook Dr	0.59mi	3/2.0 (-1)	1,658 (-3%)	1mo	$269,990	$163	61
5054 Huffines Blvd	0.47mi	3/2.0 (-1)	1,608 (-6%)	2mo	$289,000	$180	61
3043 Duck Heights Ave	0.41mi	3/2.0 (-1)	1,840 (+7%)	4mo	$399,500	$217	60
3003 Genevieve Ln	0.38mi	3/2.0 (-1)	1,917 (+12%)	2mo	$336,000	$175	56
3238 Summerland Dr	0.36mi	3/2.0 (-1)	1,480 (-14%)	2mo	$325,000	$220	54
2042 Clearmist Way	0.70mi	4/2.0	1,845 (+8%)	1mo	$292,500	$159	54
2085 Bayfront Dr	0.35mi	3/2.0 (-1)	1,458 (-15%)	3mo	$288,990	$198	52
3034 Estuary Dr	0.62mi	3/2.0 (-1)	1,845 (+8%)	5mo	$299,999	$163	50

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: -24.5%
Equity multiple: 0.19×
Total profit: $-65,836
Equity at exit: $43,225

10-year hold

IRR: -34.4%
Equity multiple: -0.24×
Total profit: $-100,802
Equity at exit: $25,065

Cash invested: $81,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 35 active · 10 under contract
Months of supply: 11.7 mo (9%/mo absorbed)
Median asking: $329,990 ($184/sqft)
Median days on market: 102 d
This list price: 9% of active listings are priced below it
ARV vs active asking: +5.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75189

Home prices YoY: -25.0%
Rents YoY: -1.1%
Active inventory: 1884
Price-to-rent: 9.3×

Monthly cashflow live

Estimated rent: $2,609 high interval (Pro) →
Mortgage (P&I): −$1,520
Tax from tax record: −$549 /mo · $6,584/yr
Insurance: −$121
HOA: −$50
Lot rent: −$0
Vacancy / Maint / Mgmt: −$548
Net cashflow: $-179

Break-even live

Break-even rent $2,835

Max offer price $258,280

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-97	+0% $-179	+5% $-261	+10% $-343
Rent	-10% $-385	-5% $-282	+0% $-179	+5% $-76	+10% $27
Rate	-1.0pp $-33	-0.5pp $-105	base $-179	+0.5pp $-254	+1.0pp $-331

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: $72,475
Closing costs: $8,697
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8134 Grotto Dr Royse City, TX	4.0	3.0	2145	$2,700	$1.26	11d	1	0.28mi
2139 Mossbrook Dr Royse City, TX	3.0	2.0	1490	$1,950	$1.31	19d	1	0.58mi
2251 Brookside Dr Royse City, TX	4.0	2.5	2059	$2,500	$1.21	2d	1	0.59mi
3762 S FM 548 Royse City, TX	3.0	2.0	1568	$1,850	$1.18	50d	1	1.15mi
3762 S FM 548 Royse City, TX	3.0	2.0	1568	$1,850	$1.18	7d	1	1.15mi
107 Dustin Dr Fate, TX	3.0	2.0	1659	$2,600	$1.57	117d	1	1.46mi

Property features AI

Finance

Other: Subdivision: Waterscape Ph 3aLocated in Rockwall County
HOA & community: Mandatory HOA with full use of facilitiesHOA administered by First Service ResidentialAnnual association fee (amount provided separately)

Exterior

Parking: Covered parking for 2 vehiclesAttached 2-car garageDrivewayGarage door opener
Utilities: City waterElectricity availableMaster gas meterMaster water meterAll-weather road accessLocated in a municipal utility district
Home design: Single-family residenceOne storyResidential propertyPreowned (built 2023)Smart home features enabled
Construction: Built in 2023
Exterior features: Covered rear porch

Interior

Kitchen: Granite countertopsKitchen islandWalk-in pantryWater line to refrigeratorDishwasherDisposalGas ovenGas rangeMicrowave
Bedrooms: 4 bedrooms (all on main level)Primary bedroom with dual sinks and walk-in closet
Bathrooms: 2 full bathroomsPrimary bathroom with Corian-style countertops, dual sinks, linen closet, and separate shower
Heating & cooling: Central heatingCentral airCeiling fan(s)
Interior features: Open floorplanCable TV availableWalk-in closet(s)
Laundry & utility: Washer/dryer hook-ups (utility details not specified)

Listing history 50 events

2026-09-23

days on market $289,900 Active 148 DOM
2026-09-22

days on market $289,900 Active 147 DOM
2026-09-21

days on market $289,900 Active 146 DOM
2026-09-19

days on market $289,900 Active 144 DOM
2026-09-18

pricedays on market $289,900 Active 143 DOM
2026-09-17

days on market $294,900 Active 142 DOM
2026-09-16

days on market $294,900 Active 141 DOM
2026-09-15

days on market $294,900 Active 140 DOM
2026-09-14

days on market $294,900 Active 139 DOM
2026-09-13

days on market $294,900 Active 138 DOM
2026-09-12

days on market $294,900 Active 137 DOM
2026-09-11

days on market $294,900 Active 136 DOM
2026-09-05

days on market $294,900 Active 130 DOM
2026-09-04

days on market $294,900 Active 129 DOM
2026-09-02

days on market $294,900 Active 127 DOM
2026-08-31

days on market $294,900 Active 125 DOM
2026-08-29

days on market $294,900 Active 123 DOM
2026-08-28

days on market $294,900 Active 122 DOM
2026-08-27

days on market $294,900 Active 121 DOM
2026-08-25

days on market $294,900 Active 119 DOM
2026-08-24

days on market $294,900 Active 118 DOM
2026-08-23

days on market $294,900 Active 117 DOM
2026-08-22

days on market $294,900 Active 116 DOM
2026-08-21

days on market $294,900 Active 115 DOM
2026-08-20

pricedays on market $294,900 Active 114 DOM
2026-08-19

days on market $299,900 Active 113 DOM
2026-08-18

days on market $299,900 Active 112 DOM
2026-08-17

days on market $299,900 Active 111 DOM
2026-08-16

days on market $299,900 Active 110 DOM
2026-08-15

days on market $299,900 Active 109 DOM
2026-08-14

days on market $299,900 Active 108 DOM
2026-08-13

days on market $299,900 Active 107 DOM
2026-08-12

days on market $299,900 Active 106 DOM
2026-08-11

days on market $299,900 Active 105 DOM
2026-08-10

days on market $299,900 Active 104 DOM
2026-08-09

days on market $299,900 Active 103 DOM
2026-08-08

days on market $299,900 Active 102 DOM
2026-08-06

days on market $299,900 Active 100 DOM
2026-08-05

days on market $299,900 Active 99 DOM
2026-08-04

days on market $299,900 Active 98 DOM
2026-08-03

days on market $299,900 Active 97 DOM
2026-07-31

days on market $299,900 Active 94 DOM
2026-07-30

days on market $299,900 Active 92 DOM
2026-07-28

days on market $299,900 Active 91 DOM
2026-07-26

days on market $299,900 Active 89 DOM
2026-07-24

days on market $299,900 Active 87 DOM
2026-07-23

days on market $299,900 Active 86 DOM
2026-07-22

days on market $299,900 Active 85 DOM
2026-07-21

days on market $299,900 Active 84 DOM
2026-07-20

days on market $299,900 Active 83 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: $6,584 · $549/mo
Projected year-2 tax: $6,584 · $549/mo
Expected delta: $0/yr ($0/mo · 0.0%)

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $31,303
− Mortgage interest: −$16,239
− Property taxes: −$6,584
− Insurance: −$1,450
− Repairs & maintenance: −$2,504
− Management: −$2,504
− HOA: −$600
− Depreciation: −$8,433
Taxable loss: −$7,012

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,683
After-tax cash flow: $-465/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained, split-bedroom home offers a functional open-concept layout and is ready for immediate move-in. It has a good condition score and minimal repairs needed, making it an excellent investment opportunity.

Value-add opportunities

Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
Both Add a smart home system — Improves energy efficiency and adds modern amenities ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Anita Scott El D- TX #1,080/4,322 Nat'l #15,452/41,679 Middle Ouida Baley Middle F TX #911/1,662 Nat'l #7,937/14,009 High Royse City H S D- TX #621/1,632 Nat'l #6,621/17,239

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

B Composite livability gradescore 75/100

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

County: Rockwall County · 118,396 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: 22% of renters

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
#8 Exxon Mobil Spring $349.6B #16 Chevron Houston $202.8B #28 Phillips 66 Houston $145.5B #34 Valero Energy San Antonio $124.0B #53 Energy Transfer Dallas $82.7B #75 ConocoPhillips Houston $57.0B #78 Enterprise Products Partners Houston $56.2B #92 Plains GP Holdings Houston $50.1B #134 HF Sinclair Dallas $29.6B #142 Occidental Petroleum Houston $26.3B #173 Targa Resources Houston $19.4B #188 Cheniere Energy Houston $17.6B #239 Kinder Morgan Houston $15.3B #419 APA Corporation Houston $8.6B #393 Cabot Oil & Gas Houston $7.9B #455 Coterra Energy Houston $5.8B
Technology	5	$198B
#44 Dell Technologies Round Rock $95.6B #87 Oracle Austin $53.0B #132 Hewlett Packard Enterprise Spring $30.1B #193 Texas Instruments Dallas $16.3B #406 Match Group Dallas $3.4B
Engineering / Construction	4	$72B
#228 Quanta Services Houston $23.7B #258 Jacobs Solutions Dallas $16.3B #318 AECOM Dallas $16.1B #279 Fluor Irving $16.1B
Energy Services	3	$60B
#136 Baker Hughes Houston $28.5B #154 Halliburton Houston $23.1B #368 Smith International Houston $8.4B
Utilities	3	$41B
#194 Vistra Irving $16.3B #211 NRG Energy Houston $15.4B #259 CenterPoint Energy Houston $9.4B
Healthcare	2	$330B
#9 McKesson Irving $309.0B #163 Tenet Healthcare Dallas $20.6B

Price history

-2.6% since first listed

11 events — show timeline

2026-05-27 Price Changed $305,000 NTREIS
2026-04-27 Listed $315,000 NTREIS
2026-04-20 Listing Removed — NTREIS
2026-04-17 Listed $315,000 NTREIS
2026-04-11 Listing Removed — NTREIS
2026-03-04 Price Changed $319,000 NTREIS
2026-01-11 Listed $325,000 NTREIS
2023-06-29 Sold (MLS) — NTREIS
2023-04-18 Pending — NTREIS
2023-03-21 Price Changed $318,073 NTREIS
2023-01-19 Listed $313,073 NTREIS

Property tax history

+221.9%/yr

Latest (2025): $6,584 · -1.5% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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