2420 Leighton Top Rd · Royse City, TX 75189

$283,805

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 474 Days on market

Built 2025 Excellent condition 4,356 sqft lot $189/sqft · 11% below area Est $319k · 11% under $46/mo HOA · 2% of rent ↓ 5% since listing

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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 +12.4/15.0
• Cash flow +9.6/30.0
• Condition / age +5.0/5.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• DSCR +2.7/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Amarillo is an exclusive floor plan to our Creekside community, offering 3-bedroom, 2-bath, 2-car garage. . Designed with energy efficiency in mind, this beautiful single-story home provides comfort and practicality, making it an ideal choice for first-time homebuyers or those looking for a smaller, low-maintenance home with plenty of space. Open-Concept Layout The open-concept layout creates a spacious feel, with a great room that flows seamlessly into the kitchen and dining areas. The kitchen features ample counter space, making it easy to cook and entertain. The dining area is conveniently located next to the kitchen, ideal for family meals and gatherings. Owner's Suite: Privacy & Convenience The owner's suite is located at the back of the home for added privacy, offering a peaceful retreat with a walk-in closet and an ensuite bathroom. The two additional bedrooms, are situated toward the front of the home, making this split layout design perfect for families, guests, or a home office. Energy-Efficient Features With energy-efficient features throughout, The Amarillo is designed to keep utility costs low while maintaining a comfortable living environment. The two-car garage offers plenty of storage space and convenient access to the laundry room. The Amarillo floor plan provides the perfect combination of style, energy savings, and practicality, making it an excellent choice for anyone looking to start their homeownership journey!

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $284k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (19.1% below list).
• Recommended offer: $230k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Davis El (math 52% / reading 41%, grade D-, #1,080 of 4,322 statewide, top 25%, 500 students, 52% 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); 1569 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $9k 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 474 days — a 12% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $16k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $229,701 (19.1% 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 474 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 10.3

CMA / ARV

• ARV (median comp): $318,639
• List price: $283,805
• Delta: -10.93%
• 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
2821 Robertson Way	0.22mi	3/2.0	1,532 (+2%)	21mo	$299,900	$196	69
3000 Beau Daniel Dr	0.12mi	3/2.0	1,711 (+14%)	3mo	$330,135	$193	69
2248 Aspen Chase Dr	0.02mi	4/2.0 (+1)	1,668 (+11%)	9mo	$299,990	$180	68
2231 River Bend Rd	0.18mi	3/2.0	1,658 (+10%)	9mo	$299,000	$180	66
2740 Green River Rd	0.20mi	3/2.0	1,586 (+6%)	23mo	$289,900	$183	62
2825 Robertson Way	0.21mi	3/2.0	1,586 (+6%)	24mo	$299,900	$189	61
2821 King William St	0.08mi	3/2.0	1,711 (+14%)	16mo	$339,490	$198	59
2705 Green River Rd	0.20mi	3/3.0	1,598 (+6%)	21mo	$299,000	$187	58
2237 Spring Side Dr	0.33mi	3/2.0	1,711 (+14%)	15mo	$299,999	$175	48
2716 Green River Rd	0.18mi	4/2.0 (+1)	1,709 (+14%)	18mo	$297,000	$174	48
2240 Aspen Chase Dr	0.43mi	4/2.0 (+1)	1,709 (+14%)	5mo	$307,000	$180	47
2721 Caroline St	0.16mi	4/2.0 (+1)	1,709 (+14%)	21mo	$329,000	$193	46

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: -24.6%
• Equity multiple: 0.18×
• Total profit: $-64,929
• Equity at exit: $42,316

10-year hold

• IRR: -32.9%
• Equity multiple: -0.23×
• Total profit: $-98,100
• Equity at exit: $24,538

Cash invested: $79,465 (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: 26 active · 2 under contract
• Months of supply: 52.0 mo (2%/mo absorbed)
• Median asking: $313,745 ($189/sqft)
• Median days on market: 97 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: +12.6% above 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: 1569
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,297 high
• Mortgage (P&I): −$1,488
• Tax est. 1.5%: −$355 /mo · $4,257/yr
• Insurance: −$118
• HOA: −$46
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-193

Break-even live

Break-even rent $2,541

Max offer price $255,925

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-95	+0% $-193	+5% $-291	+10% $-389
Rent	-10% $-374	-5% $-283	+0% $-193	+5% $-102	+10% $-11
Rate	-1.0pp $-50	-0.5pp $-120	base $-193	+0.5pp $-266	+1.0pp $-341

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: $70,951
• Closing costs: $8,514
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3032 Leatherwood Ln Royse City, TX	3.0	2.0	1586	$2,000	$1.26	0d	1	0.11mi
3109 Leatherwood Ln Royse City, TX	4.0	2.0	1800	$2,050	$1.14	42d	1	0.13mi
3109 Leatherwood Ln Royse City, TX	4.0	2.0	1800	$2,295	$1.27	61d	1	0.13mi
2529 Moser Ln Royse City, TX	4.0	3.0	2174	$2,600	$1.20	43d	1	0.16mi
2629 Green River Rd Royse City, TX	4.0	3.0	2182	$2,500	$1.15	0d	1	0.22mi
2629 Green River Rd Royse City, TX	4.0	3.0	2182	$2,500	$1.15	73d	1	0.22mi
2717 Green River Rd Royse City, TX	3.0	3.0	1935	$2,099	$1.08	2d	1	0.23mi
2717 Green River Rd Royse City, TX	3.0	2.5	1935	$2,199	$1.14	56d	1	0.23mi
2413 Spring Side Dr Royse City, TX	4.0	3.0	2164	$2,190	$1.01	93d	1	0.23mi
2401 Green River Rd Royse City, TX	4.0	3.0	2184	$2,500	$1.14	0d	1	0.30mi
2401 Green River Rd Royse City, TX	4.0	3.0	2184	$2,700	$1.24	31d	1	0.30mi
305 Banner Ave Royse City, TX	4.0	2.0	1830	$2,350	$1.28	52d	1	0.51mi
2912 Wooten Trl Royse City, TX	4.0	3.0	2092	$1,895	$0.91	52d	1	0.51mi
3000 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$1,895	$1.00	64d	1	0.65mi
3032 Zinnia St Royse City, TX	4.0	2.0	1917	$2,000	$1.04	73d	1	0.70mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,795	$0.94	38d	1	0.71mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	70d	1	0.71mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	93d	1	0.71mi
3312 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$2,060	$1.09	34d	1	0.72mi
1708 Calanques St Royse City, TX	4.0	2.0	1898	$2,500	$1.32	4d	1	1.01mi
1825 Lotus St Royse City, TX	4.0	2.0	1996	$2,045	$1.02	4d	1	1.10mi
5308 Agalinis Ave Royse City, TX	4.0	2.0	1760	$1,890	$1.07	30d	1	1.13mi
1813 Huisache St Royse City, TX	3.0	2.0	1600	$1,895	$1.18	68d	1	1.19mi
1844 Javelina St Royse City, TX	4.0	2.0	1720	$2,195	$1.28	12d	1	1.21mi
1913 Lotus St Royse City, TX	4.0	2.0	1667	$1,949	$1.17	0d	1	1.21mi
1817 Grassland Dr Royse City, TX	3.0	2.0	1763	$2,000	$1.13	48d	1	1.22mi
1852 Javelina St Royse City, TX	4.0	2.0	1900	$2,200	$1.16	40d	1	1.22mi
1945 Javelina St Royse City, TX	4.0	3.0	1907	$2,300	$1.21	0d	1	1.33mi
1828 Elderberry St Royse City, TX	3.0	2.0	1907	$1,995	$1.05	64d	1	1.34mi
1944 Javelina St Royse City, TX	3.0	2.0	1934	$2,099	$1.09	0d	1	1.34mi
1825 Damianita Dr Royse City, TX	4.0	2.0	1999	$2,100	$1.05	64d	1	1.35mi
1937 Huisache St Royse City, TX	4.0	2.0	1999	$2,200	$1.10	0d	1	1.36mi
3745 Prairie Chapel Rd Royse City, TX	4.0	2.0	1962	$2,300	$1.17	0d	1	1.40mi
1817 Acacia Dr Royse City, TX	4.0	3.0	2118	$2,000	$0.94	63d	1	1.40mi
1908 Elderberry St Royse City, TX	3.0	2.0	1926	$2,450	$1.27	4d	1	1.41mi
1916 Elderberry St Royse City, TX	3.0	2.0	1654	$1,849	$1.12	7d	1	1.43mi
1944 Fox Glove St Royse City, TX	4.0	2.0	1478	$1,795	$1.21	93d	1	1.45mi
3105 Oak Crest Dr Royse City, TX	3.0	2.0	1864	$1,929	$1.03	71d	1	1.46mi

Listing history 50 events

1. 2026-08-08
   days on market $283,805 Active 474 DOM
2. 2026-08-06
   days on market $283,805 Active 472 DOM
3. 2026-08-05
   days on market $283,805 Active 471 DOM
4. 2026-08-04
   days on market $283,805 Active 470 DOM
5. 2026-08-03
   days on market $283,805 Active 469 DOM
6. 2026-07-31
   days on market $283,805 Active 466 DOM
7. 2026-07-30
   days on market $283,805 Active 464 DOM
8. 2026-07-28
   days on market $283,805 Active 463 DOM
9. 2026-07-26
   days on market $283,805 Active 461 DOM
10. 2026-07-24
    days on market $283,805 Active 459 DOM
11. 2026-07-23
    days on market $283,805 Active 458 DOM
12. 2026-07-22
    days on market $283,805 Active 457 DOM
13. 2026-07-21
    days on market $283,805 Active 456 DOM
14. 2026-07-20
    days on market $283,805 Active 455 DOM
15. 2026-07-18
    days on market $283,805 Active 453 DOM
16. 2026-07-18
    days on market $283,805 Active 452 DOM
17. 2026-07-16
    days on market $283,805 Active 451 DOM
18. 2026-07-15
    days on market $283,805 Active 450 DOM
19. 2026-07-14
    days on market $283,805 Active 449 DOM
20. 2026-07-13
    days on market $283,805 Active 448 DOM
21. 2026-07-13
    days on market $283,805 Active 447 DOM
22. 2026-07-11
    days on market $283,805 Active 446 DOM
23. 2026-07-10
    days on market $283,805 Active 445 DOM
24. 2026-07-09
    days on market $283,805 Active 444 DOM
25. 2026-07-07
    days on market $283,805 Active 442 DOM
26. 2026-07-06
    days on market $283,805 Active 441 DOM
27. 2026-07-06
    days on market $283,805 Active 440 DOM
28. 2026-07-05
    days on market $283,805 Active 439 DOM
29. 2026-07-03
    days on market $283,805 Active 438 DOM
30. 2026-07-02
    days on market $283,805 Active 437 DOM
31. 2026-07-01
    days on market $283,805 Active 436 DOM
32. 2026-06-30
    days on market $283,805 Active 435 DOM
33. 2026-06-29
    days on market $283,805 Active 434 DOM
34. 2026-06-28
    days on market $283,805 Active 433 DOM
35. 2026-06-27
    days on market $283,805 Active 432 DOM
36. 2026-06-26
    days on market $283,805 Active 431 DOM
37. 2026-06-24
    days on market $283,805 Active 429 DOM
38. 2026-06-22
    days on market $283,805 Active 427 DOM
39. 2026-06-21
    days on market $283,805 Active 426 DOM
40. 2026-06-18
    days on market $283,805 Active 423 DOM
41. 2026-06-17
    days on market $283,805 Active 422 DOM
42. 2026-06-16
    days on market $283,805 Active 421 DOM
43. 2026-06-15
    days on market $283,805 Active 420 DOM
44. 2026-06-13
    days on market $283,805 Active 418 DOM
45. 2026-06-09
    days on market $283,805 Active 414 DOM
46. 2026-06-08
    days on market $283,805 Active 413 DOM
47. 2026-06-07
    days on market $283,805 Active 412 DOM
48. 2026-06-04
    days on market $283,805 Active 409 DOM
49. 2026-06-03
    days on market $283,805 Active 408 DOM
50. 2026-06-02
    days on market $283,805 Active 407 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,564
• − Mortgage interest: −$15,897
• − Property taxes: −$4,257
• − Insurance: −$1,419
• − Repairs & maintenance: −$2,205
• − Management: −$2,205
• − HOA: −$552
• − Depreciation: −$8,256
• Taxable loss: −$7,228
• Est. tax savings @ 24.0%: +$1,735
• After-tax cash flow: $-577/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 · 2 photos

Excellent 100/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and ideal for first-time homebuyers or those seeking a low-maintenance property.

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Davis 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

• Census place: Royse City, TX
• County: Rockwall County · 1,210,074 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: 22% of renters

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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%

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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%

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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

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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

-5.4% since first listed

8 events — show timeline

• 2025-09-16 Price Changed $283,805 Zillow
• 2025-09-15 Price Changed $283,805 NTREIS
• 2025-04-27 Relisted — Zillow
• 2025-04-27 Price Changed $269,990 Zillow
• 2025-04-27 Delisted — Zillow
• 2025-04-26 Price Changed $269,990 NTREIS
• 2025-04-21 Listed $299,990 NTREIS
• 2025-04-20 Listed $299,990 Zillow