2420 Leighton Top Rd · Royse City, TX 75189

$283,805

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 566 Days on market

Built 2025 Excellent condition 4,356 sqft lot $189/sqft · 8% below area Est $309k · 8% 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).

• Cash flow +11.7/30.0
• ARV discount +11.1/15.0
• Condition / age +5.0/5.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• DSCR +3.4/10.0
• 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 $-83 ($-998/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (14.2% below list).
• Recommended offer: $244k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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); 2102 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 566 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 $243,566 (14.2% 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 566 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 9.7

CMA / ARV

• ARV (median comp): $308,755
• List price: $283,805
• Delta: -8.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2821 Robertson Way	0.17mi	3/2.0	1,532 (+2%)	24mo	$299,900	$196	69
3105 Leatherwood Ln	0.20mi	3/2.0	1,711 (+14%)	1mo	$321,275	$188	67
2240 Aspen Chase Dr	0.17mi	4/2.0 (+1)	1,709 (+14%)	8mo	$307,000	$180	57
3000 Beau Daniel Dr	0.35mi	3/2.0	1,711 (+14%)	6mo	$330,135	$193	55
2248 Aspen Chase Dr	0.32mi	4/2.0 (+1)	1,668 (+11%)	12mo	$299,990	$180	51
2231 River Bend Rd	0.48mi	3/2.0	1,658 (+10%)	12mo	$299,000	$180	50
2716 Green River Rd	0.13mi	4/2.0 (+1)	1,709 (+14%)	21mo	$297,000	$174	48
2821 King William St	0.32mi	3/2.0	1,711 (+14%)	20mo	$339,490	$198	45
2237 Spring Side Dr	0.36mi	3/2.0	1,711 (+14%)	18mo	$299,999	$175	45

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: -21.8%
• Equity multiple: 0.27×
• Total profit: $-58,357
• Equity at exit: $42,316

10-year hold

• IRR: -25.6%
• Equity multiple: -0.07×
• Total profit: $-84,956
• 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: 31 active · 6 under contract
• Months of supply: 46.5 mo (2%/mo absorbed)
• Median asking: $304,900 ($182/sqft)
• Median days on market: 100 d
• This list price: 26% of active listings are priced below it
• ARV vs active asking: +13.2% 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: 2102
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,436 high
• Mortgage (P&I): −$1,488
• Tax est. 1.5%: −$355 /mo · $4,257/yr
• Insurance: −$118
• HOA: −$46
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-83

Break-even live

Break-even rent $2,541

Max offer price $271,774

Occupancy floor 98%

Sensitivity live

Price	-10% $113	-5% $15	+0% $-83	+5% $-181	+10% $-279
Rent	-10% $-276	-5% $-179	+0% $-83	+5% $13	+10% $109
Rate	-1.0pp $60	-0.5pp $-11	base $-83	+0.5pp $-157	+1.0pp $-231

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2717 Green River Rd Royse City, TX	3.0	2.5	1935	$2,199	$1.14	148d	1	0.10mi
2717 Green River Rd Royse City, TX	3.0	3.0	1935	$2,099	$1.08	65d	1	0.10mi
2717 Green River Rd Royse City, TX	3.0	2.5	1990	$2,095	$1.05	3d	1	0.10mi
2629 Green River Rd Royse City, TX	4.0	3.0	2182	$2,500	$1.15	165d	1	0.11mi
2629 Green River Rd Royse City, TX	4.0	3.0	2182	$2,300	$1.05	0d	1	0.11mi
2821 Robertson Way Royse City, TX	3.0	2.0	1524	$2,200	$1.44	0d	1	0.18mi
3109 Leatherwood Ln Royse City, TX	4.0	2.0	1800	$2,295	$1.27	153d	1	0.19mi
3109 Leatherwood Ln Royse City, TX	4.0	2.0	1800	$2,050	$1.14	134d	1	0.19mi
2616 Gaulding St Royse City, TX	3.0	2.5	1941	$2,300	$1.18	10d	1	0.21mi
2533 Gaulding St Royse City, TX	3.0	2.5	1939	$2,000	$1.03	5d	1	0.22mi
3032 Leatherwood Ln Royse City, TX	3.0	2.0	1586	$2,000	$1.26	92d	1	0.23mi
2826 Caroline St Royse City, TX	4.0	2.0	1803	$2,500	$1.39	12d	1	0.23mi
2826 Caroline St Royse City, TX	4.0	2.0	1803	$2,500	$1.39	0d	1	0.23mi
2529 Moser Ln Royse City, TX	4.0	3.0	2174	$2,600	$1.20	135d	1	0.25mi
2401 Green River Rd Royse City, TX	4.0	3.0	2184	$2,300	$1.05	10d	1	0.27mi
2401 Green River Rd Royse City, TX	4.0	3.0	2184	$2,700	$1.24	123d	1	0.27mi
2808 Spring Side Dr Royse City, TX	4.0	3.0	2184	$4,500	$2.06	14d	1	0.29mi
2808 Spring Side Dr Royse City, TX	4.0	3.0	2184	$3,700	$1.69	22d	1	0.29mi
2808 Spring Side Dr Royse City, TX	4.0	3.0	2184	$4,500	$2.06	0d	1	0.29mi
2413 Spring Side Dr Royse City, TX	4.0	3.0	2164	$2,190	$1.01	184d	1	0.31mi
2828 Spring Side Dr Royse City, TX	4.0	3.0	2173	$2,300	$1.06	0d	1	0.32mi
2912 Wooten Trl Royse City, TX	4.0	3.0	2092	$1,895	$0.91	143d	1	0.72mi
2900 Lawson Dr Royse City, TX	4.0	2.0	2107	$2,400	$1.14	10d	1	0.81mi
305 Banner Ave Royse City, TX	4.0	2.0	1830	$2,350	$1.28	143d	1	0.81mi
2920 Roper St Royse City, TX	4.0	2.0	1892	$2,200	$1.16	56d	1	0.85mi
2957 Shoemaker Dr Josephine, TX	4.0	2.0	1917	$2,500	$1.30	10d	1	0.88mi
3032 Zinnia St Royse City, TX	4.0	2.0	1917	$2,000	$1.04	165d	1	0.92mi
2900 Buttonbush Dr Royse City, TX	4.0	2.0	1924	$1,995	$1.04	10d	1	0.93mi
2952 Goodrich St Royse City, TX	4.0	2.0	2087	$2,150	$1.03	10d	1	0.96mi
3000 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$1,895	$1.00	156d	1	0.97mi
3312 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$2,060	$1.09	126d	1	1.00mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	161d	1	1.01mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	184d	1	1.01mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,795	$0.94	130d	1	1.01mi
3745 Prairie Chapel Rd Royse City, TX	4.0	2.0	1962	$2,200	$1.12	0d	1	1.13mi
1708 Calanques St Royse City, TX	4.0	2.0	1898	$2,500	$1.32	96d	1	1.28mi
Agalinis Ave Royse City, TX	4.0	2.0	1760	$1,650	$0.94	10d	1	1.37mi
1825 Lotus St Royse City, TX	4.0	2.0	1996	$1,995	$1.00	85d	1	1.39mi
5400 Agalinis Ave Royse City, TX	3.0	2.0	1586	$1,795	$1.13	41d	1	1.41mi
1828 Lotus St Royse City, TX	4.0	2.0	1710	$2,069	$1.21	43d	1	1.41mi

Listing history 50 events

1. 2026-11-08
   days on market $283,805 Active 566 DOM
2. 2026-11-07
   days on market $283,805 Active 565 DOM
3. 2026-11-06
   days on market $283,805 Active 564 DOM
4. 2026-11-05
   days on market $283,805 Active 563 DOM
5. 2026-11-04
   days on market $283,805 Active 562 DOM
6. 2026-11-02
   days on market $283,805 Active 560 DOM
7. 2026-11-01
   days on market $283,805 Active 559 DOM
8. 2026-10-31
   days on market $283,805 Active 558 DOM
9. 2026-10-30
   days on market $283,805 Active 557 DOM
10. 2026-10-29
    days on market $283,805 Active 556 DOM
11. 2026-10-28
    days on market $283,805 Active 555 DOM
12. 2026-10-27
    days on market $283,805 Active 554 DOM
13. 2026-10-26
    days on market $283,805 Active 553 DOM
14. 2026-10-26
    days on market $283,805 Active 552 DOM
15. 2026-10-24
    days on market $283,805 Active 551 DOM
16. 2026-10-23
    days on market $283,805 Active 550 DOM
17. 2026-10-22
    days on market $283,805 Active 549 DOM
18. 2026-10-21
    days on market $283,805 Active 548 DOM
19. 2026-10-20
    days on market $283,805 Active 547 DOM
20. 2026-10-19
    days on market $283,805 Active 546 DOM
21. 2026-10-18
    days on market $283,805 Active 545 DOM
22. 2026-10-17
    days on market $283,805 Active 544 DOM
23. 2026-10-16
    days on market $283,805 Active 543 DOM
24. 2026-10-15
    days on market $283,805 Active 542 DOM
25. 2026-10-14
    days on market $283,805 Active 541 DOM
26. 2026-10-13
    days on market $283,805 Active 540 DOM
27. 2026-10-12
    days on market $283,805 Active 539 DOM
28. 2026-10-11
    days on market $283,805 Active 538 DOM
29. 2026-10-10
    days on market $283,805 Active 537 DOM
30. 2026-10-09
    days on market $283,805 Active 536 DOM
31. 2026-10-08
    days on market $283,805 Active 535 DOM
32. 2026-10-07
    days on market $283,805 Active 534 DOM
33. 2026-10-06
    days on market $283,805 Active 533 DOM
34. 2026-10-05
    days on market $283,805 Active 532 DOM
35. 2026-10-04
    days on market $283,805 Active 531 DOM
36. 2026-10-03
    days on market $283,805 Active 530 DOM
37. 2026-10-02
    days on market $283,805 Active 529 DOM
38. 2026-10-01
    days on market $283,805 Active 528 DOM
39. 2026-09-30
    days on market $283,805 Active 527 DOM
40. 2026-09-29
    days on market $283,805 Active 526 DOM
41. 2026-09-28
    days on market $283,805 Active 525 DOM
42. 2026-09-27
    days on market $283,805 Active 524 DOM
43. 2026-09-26
    days on market $283,805 Active 523 DOM
44. 2026-09-25
    days on market $283,805 Active 522 DOM
45. 2026-09-24
    days on market $283,805 Active 521 DOM
46. 2026-09-23
    days on market $283,805 Active 520 DOM
47. 2026-09-22
    days on market $283,805 Active 519 DOM
48. 2026-09-21
    days on market $283,805 Active 518 DOM
49. 2026-09-19
    days on market $283,805 Active 516 DOM
50. 2026-09-18
    days on market $283,805 Active 515 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: $29,228
• − Mortgage interest: −$15,897
• − Property taxes: −$4,257
• − Insurance: −$1,419
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − HOA: −$552
• − Depreciation: −$8,256
• Taxable loss: −$5,830
• Est. tax savings @ 24.0%: +$1,399
• After-tax cash flow: $402/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%
• 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