1711 Zachary Ave · Wylie, TX 75098

$347,990

3 bd · 2.5 ba · 1,974 sqft · Land · 13 Days on market

Built 2025 3,000 sqft lot $255/mo HOA · 11% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.7/30.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +1.6/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to The Wake C at Lake Park Villas, a stunning 3-bedroom, 2.5-bath home offering 1,974 sq. ft. of thoughtfully designed living space. Set for completion in August 2025, this home impresses with its wide-open layout, where a sunlit living room seamlessly flows into the dining area and a chef's gourmet kitchen. Here, quartz countertops and sleek grey cabinets complement a central island, ideal for both entertaining and everyday living. Upstairs, the owner's suite is a serene retreat with a spacious closet and a luxurious primary bath featuring a double vanity. Two additional bedrooms and a convenient laundry room complete the upper level. Your outdoor oasis awaits on the covered patio,

Key facts

• Quartz countertops
• Covered patio
• Wide-open layout

Tags

• WIDE-OPEN LAYOUT
• CHEF'S GOURMET KITCHEN
• QUARTZ COUNTERTOPS
• COVERED PATIO
• ABSENCE OF MUD OR PID TAXES
• ROCKWALL ISD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $348k.

Deal economics

• At list price, monthly cash flow is $-558 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (28.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (33.7% below list).
• Recommended offer: $231k (33.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#419 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Rockwall ISD (suburban): math 54% / reading 54% proficiency, ranked #83 of 826 in TX (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Grace Hartman El (math 60% / reading 62%, grade B, #368 of 4,322 statewide, top 9%, 520 students, 19% FRL).
• Market conditions: Rents soft (-1.4%/yr); 700 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $10k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $230,663 (33.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.66% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.87%
• DSCR: 0.69
• GRM: 12.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -31.5%
• Equity multiple: -0.01×
• Total profit: $-98,654
• Equity at exit: $51,886

10-year hold

• IRR: -55.9%
• Equity multiple: -0.62×
• Total profit: $-157,695
• Equity at exit: $30,088

Cash invested: $97,437 (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 75098

• Home prices YoY: -24.5%
• Rents YoY: -1.4%
• Active inventory: 700
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,307 high
• Mortgage (P&I): −$1,825
• Tax from tax record: −$155 /mo · $1,861/yr
• Insurance: −$145
• HOA: −$255
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-558

Break-even live

Break-even rent $3,013

Max offer price $249,458

Occupancy floor —

Sensitivity live

Price	-10% $-361	-5% $-459	+0% $-558	+5% $-656	+10% $-755
Rent	-10% $-740	-5% $-649	+0% $-558	+5% $-467	+10% $-376
Rate	-1.0pp $-383	-0.5pp $-469	base $-558	+0.5pp $-648	+1.0pp $-740

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: $86,998
• Closing costs: $10,440
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3013 Meadow Bluff Dr Wylie, TX	3.0	2.0	1686	$1,925	$1.14	7d	1	0.07mi
3008 Meadow Bluff Dr Wylie, TX	3.0	2.0	1686	$2,300	$1.36	25d	1	0.08mi
3029 Mayeda Cir Wylie, TX	4.0	3.5	2231	$2,700	$1.21	25d	1	0.15mi
3014 Lake Terrace Dr Unit NA Wylie, TX	3.0	2.0	1783	$2,395	$1.34	44d	1	0.22mi
3236 Patrick St Wylie, TX	3.0	2.5	1670	$2,300	$1.38	5d	1	0.25mi
303 Jeanne Ln Wylie, TX	4.0	2.5	2044	$6,100	$2.98	44d	1	0.28mi
2814 Lake Vista Dr Wylie, TX	3.0	2.0	1588	$1,995	$1.26	25d	1	0.32mi
1201 Alicia Ann Dr Wylie, TX	3.0	1.0–2.0	1288	$1,659	$1.29	2d	1	0.42mi

HOA detail

• Monthly dues: $255 · $3,060/yr

Listing history 2 events

1. 2025-04-01
   status Pending
2. 2025-03-19
   listed $347,990 Active

ⓘ 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: $1,861 · $155/mo
• Projected year-2 tax: $6,368 · $531/mo
• Expected delta: +$4,507/yr (+$376/mo · 242.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,680
• − Mortgage interest: −$19,493
• − Property taxes: −$1,861
• − Insurance: −$1,740
• − Repairs & maintenance: −$2,214
• − Management: −$2,214
• − HOA: −$3,060
• − Depreciation: −$10,123
• Taxable loss: −$13,027
• Est. tax savings @ 24.0%: +$3,126
• After-tax cash flow: $-3,567/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: Rockwall ISD
• NCES district ID: 4837650
• Math proficiency: 54% ▼ -13.00%
• Reading proficiency: 54% ▼ -8.00%
• Median HH income: $88,800
• Composite: 49.82/100
• National rank: #1952
• State rank: #83 of 826 in TX

Livability — Wylie

• Score: 69/100
• State rank: #419
• US rank: #8623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wylie, TX
• County: Collin County · 1,159,394 people
• City population: 69,325
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 69,325
• Household income: $122,089
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 996.0

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 0.67)
• Race & ethnicity: White 51% Hispanic / Latino 19% Two or more races 15% Black 13% Asian 11%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 21% · Canada, Vietnam, China
• Languages at home: 70% English-only · Spanish 14% Other Indo-European 4% Vietnamese 2%

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: ▼ -84.91%
• Current HPI: 261.9973
• Rent YoY: ▼ -1.39%
• 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

2 events — show timeline

• 2025-04-01 Pending — NTREIS
• 2025-03-19 Listed $347,990 NTREIS

Property tax history

+23.7%/yr

Latest (2025): $1,861 · +50.2% YoY. Source: county tax records.