116 Biscayne Ln · Royse City, TX 75189

$310,000

4 bd · 3.0 ba · 2,106 sqft · SingleFamily · 39 Days on market

Built 2026 Good condition $147/sqft · 7% below area Est $334k · 7% under

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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 +10.7/15.0
• Cash flow +10.3/30.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 116 Biscayne Lane, Royse City, Texas — a beautifully crafted new construction single-story home built by M/I Homes. This 2,106 square feet home offers 4 bedrooms and 3 bathrooms, designed with quality and functionality in mind. Step inside to discover an open-concept living space that creates a seamless flow between the main living areas, ideal for both everyday living and entertaining. The thoughtful floorplan maximizes space throughout, ensuring each room serves a purpose while maintaining a cohesive design. Key features of this home include: 4 spacious bedrooms and 3 full bathrooms Single-story layout with 2,106 square feet of living space Open-concept living space w

Key facts

• Large kitchen island
• Open concept design
• Spacious foyer

Tags

• OPEN CONCEPT DESIGN
• SPACIOUS FOYER
• FLEX ROOM
• GRANITE COUNTERTOPS
• LARGE KITCHEN ISLAND
• UPPER AND LOWER CABINETS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (19.4% below list).
• Recommended offer: $250k (19.4% below list) — sets the bar for 1% rule.
• 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: 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); 1301 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,289 units permitted in Hunt County in 2024 (527 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.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Recommended offer $249,881 (19.4% 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 39 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $333,826
• List price: $310,000
• Delta: -7.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1509 Etosha Dr	0.08mi	4/3.0	2,106 (0%)	2mo	$304,990	$145	94
1705 Gulin St	0.13mi	4/3.0	2,106 (0%)	0mo	$343,839	$163	94
1617 Gulin St	0.12mi	4/2.0	2,106 (0%)	2mo	$309,990	$147	89
1501 Gulin St	0.14mi	4/2.0	2,106 (0%)	1mo	$334,990	$159	89
1609 Rushpea Dr	0.07mi	4/3.0	2,184 (+4%)	2mo	$309,990	$142	88
1712 Gulin St	0.16mi	4/2.0	2,106 (0%)	2mo	$323,990	$154	87
1604 Etosha Dr	0.09mi	4/2.0	2,010 (-5%)	2mo	$303,990	$151	83
1613 Gulin St	0.12mi	4/2.0	2,010 (-5%)	1mo	$304,990	$152	82
1600 Etosha Dr	0.09mi	4/2.0	1,898 (-10%)	1mo	$297,990	$157	75
2908 Goodrich St	0.43mi	4/2.0	2,086 (-1%)	2mo	$300,000	$144	73
1616 Gulin St	0.15mi	4/2.0	1,877 (-11%)	0mo	$323,934	$173	71
2940 Lawson Dr	0.36mi	5/2.0 (+1)	2,012 (-4%)	2mo	$221,000	$110	65

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: -23.6%
• Equity multiple: 0.21×
• Total profit: $-68,237
• Equity at exit: $46,222

10-year hold

• IRR: -29.5%
• Equity multiple: -0.17×
• Total profit: $-101,368
• Equity at exit: $26,803

Cash invested: $86,800 (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 75189

• Home prices YoY: -25.0%
• Rents YoY: -1.1%
• Active inventory: 1301
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,499 high
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$388 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-168

Break-even live

Break-even rent $2,712

Max offer price $285,650

Occupancy floor —

Sensitivity live

Price	-10% $46	-5% $-61	+0% $-168	+5% $-275	+10% $-383
Rent	-10% $-366	-5% $-267	+0% $-168	+5% $-70	+10% $29
Rate	-1.0pp $-12	-0.5pp $-89	base $-168	+0.5pp $-249	+1.0pp $-330

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Corcovado Ave Royse City, TX	4.0	3.0	2323	$3,900	$1.68	46d	1	0.08mi
1825 Lotus St Royse City, TX	4.0	2.0	1996	$2,195	$1.10	5d	1	0.14mi
1833 Lotus St Royse City, TX	4.0	2.5	2348	$2,495	$1.06	26d	1	0.15mi
1833 Lotus St Royse City, TX	4.0	2.5	2348	$2,495	$1.06	19d	1	0.15mi
3312 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$2,135	$1.13	1d	1	0.27mi
1844 Javelina St Royse City, TX	4.0	2.0	1720	$2,295	$1.33	6d	1	0.28mi
1852 Javelina St Royse City, TX	4.0	2.0	1900	$2,200	$1.16	0d	1	0.29mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	46d	1	0.33mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	23d	1	0.33mi
1813 Huisache St Royse City, TX	3.0	2.0	1600	$1,895	$1.18	21d	1	0.34mi
2940 Lawson Dr Royse City, TX	5.0	2.0	2012	$2,295	$1.14	7d	1	0.37mi
1944 Javelina St Royse City, TX	3.0	2.0	1934	$2,195	$1.13	0d	1	0.38mi
1817 Grassland Dr Royse City, TX	3.0	2.0	1763	$2,000	$1.13	1d	1	0.39mi
3032 Zinnia St Royse City, TX	4.0	2.0	1917	$2,000	$1.04	26d	1	0.40mi
1937 Huisache St Royse City, TX	4.0	2.0	1999	$2,200	$1.10	0d	1	0.42mi
3000 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$1,895	$1.00	17d	1	0.43mi
505 Banner Ave Royse City, TX	5.0	2.0	2012	$2,180	$1.08	8d	1	0.48mi
505 Banner Ave Royse City, TX	5.0	2.0	2012	$2,180	$1.08	26d	1	0.48mi
305 Banner Ave Royse City, TX	4.0	2.0	1830	$2,350	$1.28	5d	1	0.49mi
1828 Elderberry St Royse City, TX	3.0	2.0	1907	$1,995	$1.05	17d	1	0.54mi
1944 Fox Glove St Royse City, TX	4.0	2.0	1478	$1,795	$1.21	46d	1	0.54mi
1825 Damianita Dr Royse City, TX	4.0	2.0	1999	$2,100	$1.05	17d	1	0.56mi
1916 Elderberry St Royse City, TX	3.0	2.0	1654	$2,059	$1.24	0d	1	0.57mi
2912 Wooten Trl Royse City, TX	4.0	3.0	2092	$1,895	$0.91	5d	1	0.57mi
1817 Acacia Dr Royse City, TX	4.0	3.0	2118	$2,000	$0.94	16d	1	0.67mi
2117 Berrywood Dr Royse City, TX	4.0	2.0	1706	$2,095	$1.23	3d	1	0.76mi
2117 Berrywood Dr Royse City, TX	4.0	2.0	1703	$2,095	$1.23	5d	1	0.76mi
1312 Silver Maple Ln Royse City, TX	3.0	2.5	1406	$1,695	$1.21	46d	1	0.86mi
2141 Donker Dr Royse City, TX	4.0	2.0	1838	$1,850	$1.01	17d	1	0.89mi
2141 Donker Dr Royse City, TX	4.0	2.0	1838	$1,850	$1.01	5d	1	0.89mi
2134 Donker Dr Royse City, TX	4.0	2.0	1838	$1,950	$1.06	3d	1	0.90mi
1226 Banyan Dr Royse City, TX	4.0	2.0	1996	$1,895	$0.95	21d	1	0.91mi
1216 Alder Tree Ln Royse City, TX	4.0	2.5	2260	$2,029	$0.90	5d	1	0.92mi
1225 Alder Tree Ln Royse City, TX	3.0	2.5	2181	$2,000	$0.92	5d	1	0.92mi
1309 Honeywood Ln Royse City, TX	3.0	2.0	1514	$1,746	$1.15	1d	1	0.93mi
1125 Silver Maple Ln Royse City, TX	3.0	2.0	1590	$1,895	$1.19	26d	1	0.97mi
1125 Silver Maple Ln Royse City, TX	3.0	2.0	1444	$1,895	$1.31	46d	1	0.97mi
3105 Oak Crest Dr Royse City, TX	3.0	2.0	1864	$1,929	$1.03	24d	1	0.98mi
5502 County Road 2646 Unit 2646 Royse City, TX	3.0	2.5	1920	$2,300	$1.20	46d	1	0.99mi
3032 Leatherwood Ln Royse City, TX	3.0	2.0	1586	$2,100	$1.32	7d	1	1.05mi

Listing history 9 events

1. 2026-06-09
   pricedays on market $310,000 Active 39 DOM
2. 2026-06-08
   days on market $349,990 Active 38 DOM
3. 2026-06-07
   days on market $349,990 Active 37 DOM
4. 2026-06-04
   days on market $349,990 Active 34 DOM
5. 2026-06-03
   days on market $349,990 Active 33 DOM
6. 2026-06-02
   days on market $349,990 Active 32 DOM
7. 2026-06-01
   days on market $349,990 Active 31 DOM
8. 2026-05-31
   days on market $349,990 Active 30 DOM
9. 2026-05-01
   listed $357,084 Active 1479-char remark

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

Taxation est. · year 1

• Rental income: $29,986
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,399
• − Management: −$2,399
• − Depreciation: −$9,018
• Taxable loss: −$7,395
• Est. tax savings @ 24.0%: +$1,775
• After-tax cash flow: $-245/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 Cosmetic rehab

This single-story home offers a good condition with modern finishes and a well-maintained exterior. It is ready for a cosmetic upgrade to enhance its resale and rental value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — refreshes interior and exterior
• Both window treatments — improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Both window treatments — improves energy efficiency and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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 · 132,930 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: 569.0

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

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 · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

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

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