2837 Cobblestone Dr · Rockwall, TX 75087

$455,000

4 bd · 2.5 ba · 2,846 sqft · SingleFamily public records · 12 Days on market

Built 2004 0.37 ac lot Est $575k · 21% under $27/mo HOA · 1% of rent

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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 +15.0/15.0
• Cash flow +10.7/30.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home on oversized lot, big enough for the whole family! Spacious open kitchen and living area flow perfectly to the HUGE backyard with covered flagstone patio and built in kitchen - ideal for entertaining! Gorgeous laminate floors throughout first floor, ample storage throughout, new granite and backsplash in kitchen, new gas stove top and vent hood, true 2 car garage with bonus 10x10 storage space, new roof 2017. Extra large master, second living or game room upstairs. Walking distance to Hays elem. school. This move-in ready, immaculately kept home is ready for you!

Key facts

• Formal dining room
• Renovated bathrooms
• Private sitting area

Tags

• UPDATED KITCHEN
• RENOVATED BATHROOMS
• PRIVATE SITTING AREA
• DEDICATED OFFICE
• FORMAL DINING ROOM
• LARGE COVERED PATIO

Property features AI

Finance

• Other: Possession at closing/funding
• Financial info: Listing accepts Cash, Conventional, FHA and VA financing
• HOA & community: Mandatory homeowners association (Stoney Hollow Owners Assoc.); HOA fee $160 semi-annually; HOA covers full use of facilities, grounds maintenance and management fees; Community features include fishing

Exterior

• Parking: Attached 2-car garage with garage door opener and front-facing garage; Covered parking for 2; Additional concrete parking
• Security: Video surveillance present
• Utilities: City water; City sewer; Underground utilities; Utilities easement on property
• Home design: Single family residence; Two stories; Built in 2004; Brick and siding exterior; Composition roof; Slab foundation; No accessory unit; No known restrictions
• Construction: Brick and siding construction; Composition roof; Slab foundation; Year built 2004
• Exterior features: Covered front porch and covered patio; Gutters; Storage shed(s); Fenced yard with wood privacy fencing; Large backyard with grass; Landscaped lot; Sprinkler system; Interior lot; Subdivision setting

Interior

• Kitchen: Dishwasher; Disposal; Gas cooktop; Gas oven; Microwave; Granite countertops; Built-in cabinets; Water line to refrigerator; Kitchen island; Eat-in kitchen / breakfast area; Pantry
• Bedrooms: 4 bedrooms total; Primary bedroom on second floor with dual sinks, ensuite bath, separate shower and walk-in closet(s); Additional bedrooms on second floor
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bath features built-in cabinets, dual sinks, garden tub and separate shower
• Heating & cooling: Central heating (natural gas); Central air (electric); Ceiling fan(s)
• Interior features: Decorative lighting; Double vanity; Eat-in kitchen; High speed internet available; Kitchen island; Pantry; Window coverings
• Laundry & utility: Utility room with full-size washer/dryer area; Washer hookup; Was dryer hookup (electric and gas); Built-in cabinets and granite countertop in laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $455k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $417k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $380k (16.5% below list).
• Recommended offer: $380k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.9% in Rockwall — 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 77/100 on livability (#86 in TX, #3,043 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute 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: Celia Hays El (math 62% / reading 59%, grade B-, #385 of 4,322 statewide, top 9%, 517 students, 11% FRL).
• Market conditions: Rents rising (+3.2%/yr); 1008 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,810 units permitted in Rockwall County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($129k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $379,875 (16.5% 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: 0.83% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $574,892
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1865 Fm-552	0.37mi	5/3.0 (+1)	2,880 (+1%)	0mo	$664,500	$231	74
3066 Stoney Hollow Ln	0.10mi	3/2.5 (-1)	2,510 (-12%)	3mo	$449,000	$179	68
2128 Wickersham Rd	0.66mi	4/3.0	2,837 (-0%)	0mo	$570,000	$201	66
2760 Stoney Hollow Ln	0.13mi	3/2.5 (-1)	2,471 (-13%)	3mo	$399,000	$161	64
2021 Morris St	0.57mi	4/3.0	2,938 (+3%)	2mo	$579,970	$197	64
2438 Miranda Ln	0.62mi	4/3.0	2,929 (+3%)	0mo	$699,000	$239	64
2109 Clairmount Dr	0.62mi	4/3.5	2,910 (+2%)	3mo	$550,000	$189	61
1033 Fawn Trl	0.48mi	3/3.0 (-1)	2,718 (-4%)	3mo	$489,000	$180	60
914 Roys Dr	0.58mi	4/3.5	2,992 (+5%)	1mo	$785,900	$263	60
2316 Miranda Ln	0.57mi	4/4.0	2,963 (+4%)	3mo	$599,300	$202	58
2132 Wickersham Rd	0.67mi	4/3.0	2,534 (-11%)	1mo	$530,000	$209	47
1805 Gem Dr	0.64mi	4/4.0	3,240 (+14%)	0mo	$679,000	$210	41

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.32×
• Total profit: $-86,341
• Equity at exit: $67,842

10-year hold

• IRR: -11.5%
• Equity multiple: 0.30×
• Total profit: $-88,647
• Equity at exit: $39,340

Cash invested: $127,400 (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 75087

• Rents YoY: 3.2%
• Active inventory: 1008
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $3,799 high
• Mortgage (P&I): −$2,386
• Tax from tax record: −$612 /mo · $7,341/yr
• Insurance: −$190
• HOA: −$27
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $-213

Break-even live

Break-even rent $4,069

Max offer price $417,298

Occupancy floor —

Sensitivity live

Price	-10% $44	-5% $-85	+0% $-213	+5% $-342	+10% $-471
Rent	-10% $-514	-5% $-363	+0% $-213	+5% $-63	+10% $87
Rate	-1.0pp $16	-0.5pp $-98	base $-213	+0.5pp $-331	+1.0pp $-451

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: $113,750
• Closing costs: $13,650
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3526 Ridgecross Dr Rockwall, TX	5.0	4.5	3485	$7,200	$2.07	44d	1	0.75mi
3537 Ridgecross Dr Rockwall, TX	4.0	3.5	3542	$3,825	$1.08	44d	1	0.76mi
545 Goose Lake Dr Rockwall, TX	5.0	5.5	4002	$4,500	$1.12	44d	1	0.76mi
2223 Clairmount Dr Rockwall, TX	5.0	4.0	3574	$3,900	$1.09	25d	1	0.78mi
586 Mountcastle Dr Rockwall, TX	4.0	3.5	3087	$3,950	$1.28	44d	1	0.93mi
439 Montrose Dr Rockwall, TX	4.0	4.5	3811	$3,900	$1.02	5d	1	1.06mi
1468 Red Wolf Dr Rockwall, TX	4.0	3.0	2835	$2,999	$1.06	6d	1	1.13mi
1369 Crescent Cove Dr Rockwall, TX	5.0	3.0	2828	$2,895	$1.02	6d	1	1.18mi
1369 Crescent Cove Dr Rockwall, TX	5.0	3.0	2828	$2,895	$1.02	22d	1	1.18mi
811 Knox Dr Rockwall, TX	4.0	2.0	2180	$2,850	$1.31	5d	1	1.18mi
4602 Lorion Dr Rockwall, TX	4.0	3.0	3144	$4,100	$1.30	44d	1	1.31mi
4602 Lorion Dr Rockwall, TX	4.0	3.0	3144	$4,100	$1.30	25d	1	1.31mi

HOA detail

• Monthly dues: $27 · $324/yr
• Likely covers: gas

Listing history 9 events

1. 2026-06-17
   status $455,000 Pending 12 DOM
2. 2026-06-16
   days on market $455,000 Active Option Contract 12 DOM
3. 2026-06-15
   days on market $455,000 Active Option Contract 11 DOM
4. 2026-06-13
   days on market $455,000 Active Option Contract 9 DOM
5. 2026-06-13
   days on market $455,000 Active Option Contract 8 DOM
6. 2026-06-09
   days on market $455,000 Active Option Contract 5 DOM
7. 2026-06-08
   statusdays on market $455,000 Active Option Contract 4 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $455,000 Active 3 DOM

ⓘ 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: $7,341 · $612/mo
• Projected year-2 tax: $8,326 · $694/mo
• Expected delta: +$985/yr (+$82/mo · 13.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 25 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: $45,585
• − Mortgage interest: −$25,487
• − Property taxes: −$7,341
• − Insurance: −$2,275
• − Repairs & maintenance: −$3,647
• − Management: −$3,647
• − HOA: −$324
• − Depreciation: −$13,236
• Taxable loss: −$10,372
• Est. tax savings @ 24.0%: +$2,489
• After-tax cash flow: $-72/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 — Rockwall

• Score: 77/100
• State rank: #86
• US rank: #3043

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockwall, TX
• County: Rockwall County · 132,930 people
• City population: 84,191
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 44,326
• Household income: $129,484
• Rent vs Own: 18.8% rent · 81.2% own
• Severe rent burden: 646.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 17% Two or more races 12% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 2% Italian 2% Iranian 2%
• Foreign-born: 8% · Canada, Vietnam, South Korea
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 1% Vietnamese 1%

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: ▼ -188.34%
• Current HPI: 208.2221
• Rent YoY: ▲ 3.23%
• 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

+139.5% since first listed

18 events — show timeline

• 2026-06-04 Listed $455,000 NTREIS
• 2018-04-17 Sold (Public Records) — Public Records
• 2018-04-16 Sold (MLS) — NTREIS
• 2018-03-18 Pending — NTREIS
• 2018-03-15 Listed $305,000 NTREIS
• 2016-04-18 Sold (Public Records) — Public Records
• 2016-04-15 Sold (MLS) — NTREIS
• 2016-04-09 Pending — NTREIS
• 2016-03-24 Contingent — NTREIS
• 2016-03-21 Pending — NTREIS
• 2016-03-18 Contingent — NTREIS
• 2016-02-11 Price Changed $278,999 NTREIS
• 2016-01-26 Price Changed $285,500 NTREIS
• 2016-01-03 Price Changed $289,900 NTREIS
• 2015-12-17 Listed $293,900 NTREIS
• 2005-07-01 Sold (MLS) — NTREIS
• 2005-06-08 Listing Removed — NTREIS
• 2005-01-23 Listed $189,990 NTREIS

Property tax history

+3.3%/yr

Latest (2025): $7,341 · +1.1% YoY. Source: county tax records.