5908 Maple Ln · Rowlett, TX 75089

$236,000

3 bd · 2.0 ba · 1,254 sqft · SingleFamily public records · 28 Days on market

Built 1975 6,011 sqft lot $188/sqft · 9% below area Est $260k · 9% 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 +11.6/15.0
• Cash flow +10.7/30.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• DSCR +3.1/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely one-story single-family home featuring updated double-pane windows and new luxury vinyl plank flooring throughout. This well-maintained home offers 3 bedrooms and 2 full baths. Enjoy a modern kitchen with brand new stainless steel appliances, along with fresh interior paint that gives the home a bright and clean feel. Step outside to a covered patio-perfect for relaxing or entertaining with wooden fence. Major updates included a roof that's 6 years old and an AC system replaced in 2023, providing peace of mind for years to come. Conveniently located with easy access to the freeway, and just minutes from shopping centers and variety of restaurants.

Key facts

• Covered patio
• Roof six years old
• Modern kitchen

Tags

• UPDATED DOUBLE-PANE WINDOWS
• MODERN KITCHEN
• FRESH INTERIOR PAINT
• COVERED PATIO
• WOODEN FENCE
• ROOF SIX YEARS OLD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (7.4% below list).
• Recommended offer: $216k (8.3% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 3.1% in Rowlett — 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 (#147 in TX, #4,150 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Garland ISD (suburban): math 27% / reading 37% proficiency, ranked #553 of 826 in TX (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Daugherty El (math 22% / reading 29%, grade F, #2,982 of 4,322 statewide, top 70%, 810 students, 94% FRL); B G Hudson Middle (math 33% / reading 42%, grade F, #736 of 1,662 statewide, top 45%, 1,207 students, 50% FRL); Sachse H S (math 46% / reading 53%, grade D, #509 of 1,632 statewide, top 34%, 2,997 students, 43% FRL).
• Market conditions: Rents rising (+4.0%/yr); 324 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 12,577 units permitted in Dallas County in 2024 (6,829 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 $7k of value loss. Plan a longer hold.
• Dallas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,334 (8.3% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.93% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 9.0

CMA / ARV

• ARV (median comp): $259,849
• List price: $236,000
• Delta: -9.18%
• 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
5908 Maple Ln	0.00mi	3/2.0	1,254 (0%)	1mo	$236,000	$188	99
5816 Maple Ln	0.05mi	3/3.0	1,403 (+12%)	1mo	$205,000	$146	73
6117 Magnolia Ln	0.30mi	3/2.0	1,319 (+5%)	9mo	$279,900	$212	70
3410 Maple Ln	0.37mi	3/2.0	1,340 (+7%)	3mo	$265,000	$198	69
6017 Mimosa Ln	0.16mi	3/2.0	1,427 (+14%)	2mo	$249,900	$175	68
6407 Redwood Ln	0.25mi	3/2.0	1,401 (+12%)	5mo	$280,000	$200	65
5920 Maple Ln	0.03mi	3/2.0	1,436 (+14%)	12mo	$259,000	$180	64
3305 Kenwood Dr	0.24mi	3/2.0	1,400 (+12%)	10mo	$274,900	$196	60
6105 Magnolia Ln	0.30mi	3/2.0	1,401 (+12%)	10mo	$259,000	$185	58
2601 Daisy Ln	0.54mi	3/2.0	1,423 (+14%)	0mo	$324,900	$228	52
1730 Dartbrook Dr	0.70mi	3/2.0	1,387 (+11%)	11mo	$319,000	$230	40
6607 Bluebonnet Dr	0.73mi	3/2.5	1,390 (+11%)	9mo	$241,000	$173	38

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 · 3.97% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.35×
• Total profit: $-43,020
• Equity at exit: $35,188

10-year hold

• IRR: -8.5%
• Equity multiple: 0.44×
• Total profit: $-36,930
• Equity at exit: $20,405

Cash invested: $66,080 (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 75089

• Home prices YoY: -6.4%
• Rents YoY: 4.0%
• Active inventory: 324
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,185 high
• Mortgage (P&I): −$1,238
• Tax from tax record: −$501 /mo · $6,018/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-111

Break-even live

Break-even rent $2,326

Max offer price $216,334

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-45	+0% $-111	+5% $-178	+10% $-245
Rent	-10% $-284	-5% $-198	+0% $-111	+5% $-25	+10% $61
Rate	-1.0pp $8	-0.5pp $-51	base $-111	+0.5pp $-172	+1.0pp $-235

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: $59,000
• Closing costs: $7,080
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6221 Pine St Rowlett, TX	3.0	2.0	1594	$1,950	$1.22	16d	1	0.18mi
6216 Locust St Rowlett, TX	3.0	2.0	1110	$1,950	$1.76	16d	1	0.18mi
6216 Locust St Rowlett, TX	3.0	2.0	1110	$2,095	$1.89	9d	1	0.18mi
5801 Redwood Ln Rowlett, TX	3.0	2.0	1504	$1,999	$1.33	6d	1	0.19mi
6012 Cedar Ln Rowlett, TX	3.0	2.0	1422	$2,250	$1.58	9d	1	0.23mi
6403 Redwood Ln Rowlett, TX	3.0	2.0	1306	$1,751	$1.34	26d	1	0.25mi
6403 Redwood Ln Rowlett, TX	3.0	2.0	1306	$1,685	$1.29	19d	1	0.25mi
5509 Cypress Dr Rowlett, TX	3.0	2.0	1447	$2,450	$1.69	45d	1	0.25mi
6013 Cedar Ln Rowlett, TX	3.0	2.0	1406	$2,300	$1.64	26d	1	0.26mi
5418 Cypress Dr Rowlett, TX	3.0	2.0	1404	$2,300	$1.64	12d	1	0.29mi
6205 Magnolia Ln Rowlett, TX	3.0	2.0	1860	$2,250	$1.21	9d	1	0.31mi
5702 Magnolia Ln Rowlett, TX	3.0	2.0	1416	$1,911	$1.35	26d	1	0.34mi
5702 Magnolia Ln Rowlett, TX	3.0	2.0	1416	$1,760	$1.24	22d	1	0.34mi
3410 Maple Ln Rowlett, TX	3.0	2.0	1340	$2,250	$1.68	45d	1	0.40mi
6018 Madison Ave Rowlett, TX	3.0	2.0	1866	$2,250	$1.21	26d	1	0.42mi
3416 Lilac Ln Rowlett, TX	3.0	2.0	1754	$1,995	$1.14	26d	1	0.44mi
3416 Tulip Ln Rowlett, TX	4.0	2.0	1834	$2,419	$1.32	26d	1	0.57mi
2612 Larkspur Ln Rowlett, TX	4.0	2.0	1851	$2,175	$1.18	26d	1	0.58mi
6310 Azalea Dr Rowlett, TX	3.0	2.0	1733	$2,700	$1.56	26d	1	0.59mi
2700 Larkspur Ln Rowlett, TX	4.0	2.0	1347	$2,150	$1.60	7d	1	0.65mi
6608 Buckeye Dr Rowlett, TX	3.0	2.0	1624	$2,050	$1.26	45d	1	0.71mi
2621 Primrose Ln Rowlett, TX	4.0	2.0	1806	$2,300	$1.27	3d	1	0.72mi
3601 Melcer Dr Rowlett, TX	2.0	1.0–2.0	849	$2,006	$2.36	0d	28	0.72mi
6405 Rosebud Dr Unit NA Rowlett, TX	3.0	2.0	1850	$2,400	$1.30	4d	1	0.75mi
6325 Wildhaven Dr Unit 1019573P Rowlett, TX	3.0	2.0	1345	$7,483	$5.56	0d	1	0.76mi
6325 Wildhaven Dr Rowlett, TX	3.0	2.0	1350	$7,500	$5.56	45d	1	0.76mi
2618 Trumpet Dr Rowlett, TX	3.0	2.0	1655	$2,150	$1.30	26d	1	0.76mi
1409 Post Oak Dr Rowlett, TX	4.0	2.0	1678	$2,350	$1.40	45d	1	0.94mi
1309 Brookfield Dr Rowlett, TX	3.0	2.0	1386	$2,500	$1.80	22d	1	1.01mi
4005 Bond St Rowlett, TX	4.0	2.0	1499	$2,749	$1.83	16d	1	1.02mi
4500 Southridge Dr Rowlett, TX	2.0	1.0–2.0	941	$2,119	$2.25	0d	30	1.05mi
3917 Rowlett Rd Rowlett, TX	2.0	2.0	1137	$1,357	$1.19	8d	2	1.11mi
3814 Drakestone Ave Rowlett, TX	3.0	2.0	1377	$2,065	$1.50	16d	1	1.13mi
4214 Osage Dr Rowlett, TX	4.0	2.0	1757	$2,600	$1.48	45d	1	1.25mi
3613 Dorchester Dr Rowlett, TX	3.0	2.0	1419	$2,110	$1.49	26d	1	1.29mi
4600 Main St Unit 4633 Rowlett, TX	3.0	2.0	1455	$2,347	$1.61	0d	1	1.30mi
4600 Main St Unit 4657 Rowlett, TX	2.0	2.0	1019	$1,523	$1.49	0d	1	1.30mi
3315 Sara Dr Rowlett, TX	3.0	2.0	1690	$1,895	$1.12	26d	1	1.44mi
1018 Collie Ct Garland, TX	2.0	2.0	1007	$2,334	$2.32	26d	1	1.45mi
1600 Firewheel Pkwy Garland, TX	1.0–3.0	1.0–2.0	1052	$3,095	$2.94	0d	33	1.46mi

Listing history 28 events

1. 2026-05-15
   status Pending 667-char remark

   Show marketing remark (667 chars)

   Lovely one-story single-family home featuring updated double-pane windows and new luxury vinyl plank flooring throughout. This well-maintained home offers 3 bedrooms and 2 full baths. Enjoy a modern kitchen with brand new stainless steel appliances, along with fresh interior paint that gives the home a bright and clean feel. Step outside to a covered patio-perfect for relaxing or entertaining with wooden fence. Major updates included a roof that's 6 years old and an AC system replaced in 2023, providing peace of mind for years to come. Conveniently located with easy access to the freeway, and just minutes from shopping centers and variety of restaurants.

2. 2026-05-09
   historical Active Option Contract 667-char remark

   Show marketing remark (667 chars)

   Lovely one-story single-family home featuring updated double-pane windows and new luxury vinyl plank flooring throughout. This well-maintained home offers 3 bedrooms and 2 full baths. Enjoy a modern kitchen with brand new stainless steel appliances, along with fresh interior paint that gives the home a bright and clean feel. Step outside to a covered patio-perfect for relaxing or entertaining with wooden fence. Major updates included a roof that's 6 years old and an AC system replaced in 2023, providing peace of mind for years to come. Conveniently located with easy access to the freeway, and just minutes from shopping centers and variety of restaurants.

3. 2026-04-25
   price $236,000 667-char remark

   Show marketing remark (667 chars)

   Lovely one-story single-family home featuring updated double-pane windows and new luxury vinyl plank flooring throughout. This well-maintained home offers 3 bedrooms and 2 full baths. Enjoy a modern kitchen with brand new stainless steel appliances, along with fresh interior paint that gives the home a bright and clean feel. Step outside to a covered patio-perfect for relaxing or entertaining with wooden fence. Major updates included a roof that's 6 years old and an AC system replaced in 2023, providing peace of mind for years to come. Conveniently located with easy access to the freeway, and just minutes from shopping centers and variety of restaurants.

4. 2026-04-17
   listed $240,000 Active 667-char remark

   Show marketing remark (667 chars)

   Lovely one-story single-family home featuring updated double-pane windows and new luxury vinyl plank flooring throughout. This well-maintained home offers 3 bedrooms and 2 full baths. Enjoy a modern kitchen with brand new stainless steel appliances, along with fresh interior paint that gives the home a bright and clean feel. Step outside to a covered patio-perfect for relaxing or entertaining with wooden fence. Major updates included a roof that's 6 years old and an AC system replaced in 2023, providing peace of mind for years to come. Conveniently located with easy access to the freeway, and just minutes from shopping centers and variety of restaurants.

5. 2018-04-04
   soldstatus
6. 2018-02-16
   historical
7. 2018-02-09
   listed $192,000 Active
8. 2017-11-17
   soldstatus
9. 2017-11-16
   soldstatus Sold
10. 2017-11-03
    status Pending
11. 2017-10-26
    historical Active Option Contract
12. 2017-10-16
    listed $135,000 Active
13. 2013-12-04
    soldstatus Closed
14. 2013-12-04
    soldstatus
15. 2013-10-18
    status Pending
16. 2013-10-08
    historical Active Option Contract
17. 2013-07-31
    status Active
18. 2013-06-21
    historical
19. 2013-06-08
    listed $104,999 Active
20. 2010-12-29
    historical
21. 2010-08-13
    listed $102,900 Active
22. 2007-09-21
    soldstatus
23. 2005-05-05
    soldstatus
24. 2005-04-27
    soldstatus
25. 2005-04-15
    historical
26. 2005-04-06
    listed $89,500
27. 2000-03-31
    soldstatus
28. 1995-07-06
    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: $6,018 · $501/mo
• Projected year-2 tax: $6,018 · $501/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 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: $26,219
• − Mortgage interest: −$13,220
• − Property taxes: −$6,018
• − Insurance: −$1,180
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$6,865
• Taxable loss: −$5,259
• Est. tax savings @ 24.0%: +$1,262
• After-tax cash flow: $-74/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: Garland ISD
• NCES district ID: 4820340
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $58,392
• Composite: 28.63/100
• National rank: #6706
• State rank: #553 of 826 in TX

Livability — Rowlett

• Score: 75/100
• State rank: #147
• US rank: #4150

Category grades

Amenities F Commute F Cost of living B+ Crime A- Employment A+ Housing A+ Health & safety D- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rowlett, TX
• County: Dallas County · 2,612,404 people
• City population: 35,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 35,619
• Household income: $118,318
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 712.0

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 2,979,839 people
• By 2030: 3,191,823 · +7.1%
• By 2040: 3,619,611 · +21.5%
• By 2050: 4,026,915 · +35.1%
• By 2075: 4,957,073 · +66.4%
• By 2100: 5,508,725 · +84.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 39% Black 26% Hispanic / Latino 20% Two or more races 12% Asian 9%
• Hispanic origin (detail): Mexican 17% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 16% · Canada, Vietnam
• Languages at home: 73% English-only · Spanish 16% Vietnamese 3% Other Indo-European 2%

Political lean MEDSL · Dallas

• 2024 margin: Strong D (+22.2) · D 60.2% · R 38.0% · Other 1.8%
• 2008→2024 swing: +6.9pp toward D · 2008: 15.3pp · 2024: 22.2pp
• All cycles: 2024: D+22.2 2020: D+31.6 2016: D+26.2 2012: D+15.4 2008: D+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.16%
• Current HPI: 278.507
• Rent YoY: ▲ 3.97%
• 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

+163.7% since first listed

28 events — show timeline

• 2026-05-15 Pending — NTREIS
• 2026-05-09 Contingent — NTREIS
• 2026-04-25 Price Changed $236,000 NTREIS
• 2026-04-17 Listed $240,000 NTREIS
• 2018-04-04 Sold (Public Records) — Public Records
• 2018-02-16 Listing Removed — NTREIS
• 2018-02-09 Listed $192,000 NTREIS
• 2017-11-17 Sold (Public Records) — Public Records
• 2017-11-16 Sold (MLS) — NTREIS
• 2017-11-03 Pending — NTREIS
• 2017-10-26 Contingent — NTREIS
• 2017-10-16 Listed $135,000 NTREIS
• 2013-12-04 Sold (Public Records) — Public Records
• 2013-12-04 Sold (MLS) — NTREIS
• 2013-10-18 Pending — NTREIS
• 2013-10-08 Contingent — NTREIS
• 2013-07-31 Relisted — NTREIS
• 2013-06-21 Listing Removed — NTREIS
• 2013-06-08 Listed $104,999 NTREIS
• 2010-12-29 Listing Removed — NTREIS
• 2010-08-13 Listed $102,900 NTREIS
• 2007-09-21 Sold (Public Records) — Public Records
• 2005-05-05 Sold (Public Records) — Public Records
• 2005-04-27 Sold (MLS) — NTREIS
• 2005-04-15 Listing Removed — NTREIS
• 2005-04-06 Listed $89,500 NTREIS
• 2000-03-31 Sold (Public Records) — Public Records
• 1995-07-06 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $6,018 · +6.8% YoY. Source: county tax records.