922 Amber Knoll Dr · Rockwall, TX 75087

$599,900

4 bd · 4.5 ba · 3,654 sqft · SingleFamily public records · 38 Days on market

Built 2016 7,187 sqft lot $164/sqft · 12% below area Est $685k · 12% under $68/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 +13.1/15.0
• Cash flow +7.6/30.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked within the highly sought-after Breezy Hill community, this beautifully refreshed residence offers the perfect blend of luxury, comfort, and everyday livability. From the moment you step inside, you’re welcomed by a light-filled atmosphere, freshly painted interiors, and beautifully refinished hardwood floors that create a warm yet elevated feel throughout the home. Designed with both entertaining and daily life in mind, the open-concept living and kitchen spaces invite connection and conversation, whether hosting guests for the holidays or enjoying a quiet evening at home. A dedicated office provides the flexibility today’s lifestyle demands — ideal for working remo

Key facts

• Refreshed residence
• Covered patio
• Dedicated office

Tags

• BREEZY HILL COMMUNITY
• REFRESHED RESIDENCE
• OPEN-CONCEPT LIVING
• DEDICATED OFFICE
• PRIVATE ENSUITE BATH
• COVERED PATIO

Property features AI

Finance

• Other: Property is in a subdivision (Breezy Hill); Municipal Utility District: No
• Financial info: Listing terms: Cash, Conventional, VA Loan
• HOA & community: Mandatory homeowners association; Annual association fee; HOA fee covers full use of facilities, grounds maintenance and management fees

Exterior

• Parking: 3 covered parking spaces; 3-car attached garage with garage door opener; garage faces front/side; Driveway
• Utilities: City water; City sewer; Natural gas available; All-weather road access; Cable available; High speed internet available
• Home design: Single Family Residence; Two stories; Built in 2016; Brick and rock/stone exterior; Composition roof
• Construction: Brick and rock/stone construction; Composition roof; Foundation information not specified
• Exterior features: Covered porch(es); Gutters; Wood fencing; Sprinkler system; Landscaped yard with few trees; Interior lot in a subdivision; Concrete driveway, curbs and sidewalks

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Gas cooktop; Double oven; Microwave; Water line to refrigerator
• Bedrooms: 4 bedrooms total; Primary bedroom on the first floor with dual sinks, garden tub, separate shower and walk-in closet; Additional bedrooms on the second floor with ensuite baths and split-bedroom layout
• Flooring: Hardwood; Ceramic tile; Carpet
• Bathrooms: 4 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (natural gas) with fireplace(s); Central air conditioning (electric); Ceiling fans; Thermostat (energy efficient)
• Interior features: Open floorplan with vaulted ceilings; Granite counters; Kitchen island; Pantry / walk-in pantry; Eat-in kitchen and breakfast room; Double vanity(s); Decorative lighting and chandelier; Flat screen wiring and cable/internet available; Plumbed for gas in kitchen; Tankless water heater; Two living areas and two dining areas; 11 total rooms
• Laundry & utility: Gas water heater; Tankless water heater; Individual gas meter

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath single-family listed at $600k.

Deal economics

• At list price, monthly cash flow is $-721 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $473k (21.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $456k (23.9% below list).
• Recommended offer: $456k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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); J W Williams Middle (math 51% / reading 55%, grade C+, #281 of 1,662 statewide, top 18%, 828 students, 21% FRL); Rockwall-Heath H S (math 50% / reading 61%, grade C, #364 of 1,632 statewide, top 23%, 2,912 students, 28% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 1011 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 42% 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 $4k of loan paydown is wiped out by about $18k 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

• It's been on market 38 days — a 3% lower offer ($582k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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; major 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 $456,280 (23.9% 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 38 days. Have you received any prior offers? Is the seller open to a 24% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.76% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.15%
• DSCR: 0.77
• GRM: 11.0

CMA / ARV

• ARV (median comp): $684,514
• List price: $599,900
• Delta: -12.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 Amber Knoll Dr	0.12mi	4/3.5	3,711 (+2%)	6mo	$769,900	$207	82
817 Calm Crest Dr	0.09mi	4/3.5	3,890 (+6%)	1mo	$850,000	$219	80
985 Foxhall Dr	0.27mi	4/4.5	3,407 (-7%)	8mo	$679,000	$199	70
623 Windy Ridge Ln	0.67mi	4/3.5	3,579 (-2%)	2mo	$734,000	$205	60
2502 Judith Dr	0.69mi	4/4.0	3,738 (+2%)	3mo	$769,999	$206	60
1012 Roys Dr	0.68mi	4/5.0	3,709 (+2%)	6mo	$879,900	$237	59
4623 Lorion Dr	0.58mi	4/3.5	3,506 (-4%)	5mo	$750,000	$214	58
2413 Judith Dr	0.70mi	4/3.5	3,774 (+3%)	6mo	$722,000	$191	53
606 Limmerhill Dr	0.57mi	5/4.0 (+1)	4,117 (+13%)	2mo	$985,000	$239	43
784 Mountcastle Dr	0.75mi	4/4.0	3,248 (-11%)	6mo	$750,000	$231	40
2400 Randas Way	0.74mi	5/4.5 (+1)	4,147 (+14%)	2mo	$759,999	$183	36
3060 Anna Cade Cir	0.71mi	4/3.0	3,222 (-12%)	7mo	$1,349,900	$419	36

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: -24.8%
• Equity multiple: 0.16×
• Total profit: $-141,875
• Equity at exit: $89,447

10-year hold

• IRR: -19.7%
• Equity multiple: -0.06×
• Total profit: $-177,559
• Equity at exit: $51,868

Cash invested: $167,972 (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: 1011
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $4,563 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$861 /mo · $10,337/yr
• Insurance: −$250
• HOA: −$68
• Vacancy / Maint / Mgmt: −$958
• Net cashflow: $-721

Break-even live

Break-even rent $5,475

Max offer price $472,581

Occupancy floor —

Sensitivity live

Price	-10% $-381	-5% $-551	+0% $-721	+5% $-891	+10% $-1,060
Rent	-10% $-1,081	-5% $-901	+0% $-721	+5% $-540	+10% $-360
Rate	-1.0pp $-419	-0.5pp $-568	base $-721	+0.5pp $-876	+1.0pp $-1,034

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: $149,975
• Closing costs: $17,997
• 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	45d	1	0.17mi
3537 Ridgecross Dr Rockwall, TX	4.0	3.5	3542	$3,825	$1.08	45d	1	0.21mi
4602 Lorion Dr Rockwall, TX	4.0	3.0	3144	$4,100	$1.30	26d	1	0.55mi
4602 Lorion Dr Rockwall, TX	4.0	3.0	3144	$4,100	$1.30	45d	1	0.55mi
586 Mountcastle Dr Rockwall, TX	4.0	3.5	3087	$3,950	$1.28	45d	1	0.76mi
545 Goose Lake Dr Rockwall, TX	5.0	5.5	4002	$4,500	$1.12	45d	1	0.85mi
1927 Pebble Ln Rockwall, TX	5.0	5.5	4242	$4,800	$1.13	7d	1	1.15mi
7132 Hunt Ln Rockwall, TX	5.0	2.5	2910	$8,750	$3.01	45d	1	1.19mi
7132 Hunt Ln Unit 1019551P Rockwall, TX	5.0	2.5	2906	$15,524	$5.34	23d	1	1.19mi
439 Montrose Dr Rockwall, TX	4.0	4.5	3811	$3,900	$1.02	6d	1	1.19mi
1980 Creekside Dr Rockwall, TX	4.0	4.0	4279	$3,849	$0.90	4d	1	1.44mi
1468 Red Wolf Dr Rockwall, TX	4.0	3.0	2835	$2,999	$1.06	7d	1	1.48mi

HOA detail

• Monthly dues: $68 · $816/yr

Listing history 33 events

1. 2026-06-21
   days on market $599,900 Active 38 DOM
2. 2026-06-18
   price $599,900 Active 35 DOM
3. 2026-06-18
   days on market $619,000 Active 35 DOM
4. 2026-06-17
   days on market $619,000 Active 34 DOM
5. 2026-06-16
   days on market $619,000 Active 33 DOM
6. 2026-06-15
   days on market $619,000 Active 32 DOM
7. 2026-06-13
   days on market $619,000 Active 30 DOM
8. 2026-06-13
   days on market $619,000 Active 29 DOM
9. 2026-06-09
   days on market $619,000 Active 26 DOM
10. 2026-06-08
    days on market $619,000 Active 25 DOM
11. 2026-06-07
    days on market $619,000 Active 24 DOM
12. 2026-06-04
    days on market $619,000 Active 21 DOM
13. 2026-06-03
    days on market $619,000 Active 20 DOM
14. 2026-06-02
    days on market $619,000 Active 19 DOM
15. 2026-06-01
    days on market $619,000 Active 18 DOM
16. 2026-05-31
    days on market $619,000 Active 17 DOM
17. 2026-05-14
    listed $619,000 Active 1313-char remark
18. 2026-05-11
    historical
19. 2026-04-24
    price $625,000
20. 2026-03-04
    listed $629,900 Active
21. 2026-01-06
    historical Active Option Contract
22. 2025-12-08
    price $629,000
23. 2025-09-10
    price $639,900
24. 2025-08-06
    listed $650,000 Active
25. 2020-01-13
    soldstatus
26. 2020-01-08
    soldstatus Sold
27. 2019-12-27
    status Pending
28. 2019-12-13
    historical Active Option Contract
29. 2019-12-03
    listed $449,000 Active
30. 2017-02-24
    soldstatus Sold
31. 2017-01-26
    status Pending
32. 2016-10-03
    listed $451,900 Active
33. 2016-05-19
    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: $10,337 · $861/mo
• Projected year-2 tax: $10,978 · $915/mo
• Expected delta: +$641/yr (+$53/mo · 6.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 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: $54,754
• − Mortgage interest: −$33,604
• − Property taxes: −$10,337
• − Insurance: −$3,000
• − Repairs & maintenance: −$4,380
• − Management: −$4,380
• − HOA: −$816
• − Depreciation: −$17,452
• Taxable loss: −$19,215
• Est. tax savings @ 24.0%: +$4,612
• After-tax cash flow: $-4,037/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

+37.0% since first listed

17 events — show timeline

• 2026-05-14 Listed $619,000 NTREIS
• 2026-05-11 Listing Removed — NTREIS
• 2026-04-24 Price Changed $625,000 NTREIS
• 2026-03-04 Listed $629,900 NTREIS
• 2026-01-06 Contingent — NTREIS
• 2025-12-08 Price Changed $629,000 NTREIS
• 2025-09-10 Price Changed $639,900 NTREIS
• 2025-08-06 Listed $650,000 NTREIS
• 2020-01-13 Sold (Public Records) — Public Records
• 2020-01-08 Sold (MLS) — NTREIS
• 2019-12-27 Pending — NTREIS
• 2019-12-13 Contingent — NTREIS
• 2019-12-03 Listed $449,000 NTREIS
• 2017-02-24 Sold (MLS) — NTREIS
• 2017-01-26 Pending — NTREIS
• 2016-10-03 Listed $451,900 NTREIS
• 2016-05-19 Sold (Public Records) — Public Records

Property tax history

+25.4%/yr

Latest (2025): $10,337 · +5.1% YoY. Source: county tax records.