7805 Rice Dr · Rowlett, TX 75088

$230,000

3 bd · 2.0 ba · 2,236 sqft · SingleFamily public records · 47 Days on market

Built 1986 7,231 sqft lot $103/sqft · 29% below area Est $336k · 32% under

---

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 +9.7/30.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +1.6/10.0

Listing remarks

INVESTOR SPECIAL. Sold AS-IS. Property needs TLC. No Survey. Total sq footage 2327 with garage conversion

Key facts

• 7,231 sq ft lot
• Garage
• Built 1986

Property features AI

Finance

• Other: Property type: Residential (Single Family Residence); Parking/garage details indicate converted garage and zero listed garage spaces; Fireplace: One wood-burning fireplace
• Financial info: Listing terms: Cash; Loan type: Treat As Clear; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Converted garage; No garage or covered/carport spaces
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single family residence; Attached property; Built in 1986
• Construction: Year built: 1986
• Exterior features: Lot under 0.5 acre (approximately 0.166 acres); Subdivision: College Park 02; Directions: Exit Dalrock, turn left, left on Miller, left on Auburn, left on Rice

Interior

• Kitchen: Disposal
• Bedrooms: Four bedrooms total; Primary bedroom on level 2
• Bathrooms: Two full bathrooms; One half bathroom
• Interior features: Cable TV available; Two living areas; One dining area; Two levels
• Laundry & utility: No washer/dryer specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (11.5% below list).
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $204k (11.5% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 3.2% 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.
• Market conditions: Rents soft (-1.2%/yr); 295 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); solid renter incomes; 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 47 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 3.9% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,564 (11.5% 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. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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: 1.04% ✓
• Cap rate: 5.51%
• Cash-on-cash: -2.79%
• DSCR: 0.88
• GRM: 8.0

CMA / ARV

• ARV (median comp): $335,774
• List price: $230,000
• Delta: -31.50%
• 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
3305 Lake Highlands Dr	0.35mi	3/2.0	2,225 (-0%)	3mo	$399,900	$180	81
3413 Lake Highlands Dr	0.40mi	4/2.0 (+1)	2,284 (+2%)	0mo	$439,000	$192	73
8301 Martha Ln	0.47mi	4/2.0 (+1)	2,240 (+0%)	3mo	$422,900	$189	71
7609 Redondo Dr	0.52mi	3/3.0	2,269 (+2%)	2mo	$450,000	$198	67
7505 Sunset Blvd	0.64mi	3/2.5	2,388 (+7%)	1mo	$509,990	$214	56
1922 Waterwalk Dr	0.66mi	3/2.5	2,364 (+6%)	3mo	$439,490	$186	55
7002 Garner Rd	0.52mi	3/2.5	1,980 (-11%)	0mo	$399,000	$202	54
7801 Cousteau Dr	0.74mi	3/2.5	2,150 (-4%)	4mo	$330,000	$153	53
7601 Tidewater Dr	0.56mi	4/2.5 (+1)	2,060 (-8%)	2mo	$395,000	$192	52
3305 Bridgewater Dr	0.40mi	4/2.0 (+1)	1,910 (-15%)	4mo	$389,500	$204	49
7204 Bayhill Ln	0.53mi	4/3.5 (+1)	2,485 (+11%)	3mo	$439,990	$177	43
7613 Tidewater Dr	0.56mi	4/3.5 (+1)	2,570 (+15%)	2mo	$329,900	$128	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.3%
• Equity multiple: 0.17×
• Total profit: $-53,516
• Equity at exit: $34,294

10-year hold

• IRR: -41.2%
• Equity multiple: -0.32×
• Total profit: $-84,763
• Equity at exit: $19,886

Cash invested: $64,400 (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 75088

• Home prices YoY: -2.0%
• Rents YoY: -1.2%
• Active inventory: 295
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,399 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$743 /mo · $8,917/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-150

Break-even live

Break-even rent $2,589

Max offer price $203,564

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-85	+0% $-150	+5% $-215	+10% $-280
Rent	-10% $-339	-5% $-244	+0% $-150	+5% $-55	+10% $40
Rate	-1.0pp $-34	-0.5pp $-91	base $-150	+0.5pp $-209	+1.0pp $-270

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7916 Rice Dr Rowlett, TX	4.0	2.5	2052	$2,245	$1.09	5d	1	0.11mi
7921 Rice Dr Rowlett, TX	3.0	2.0	1847	$2,131	$1.15	0d	1	0.13mi
7601 Cornell Dr Rowlett, TX	3.0	2.5	1801	$2,400	$1.33	44d	1	0.14mi
3305 Bucknell Dr Rowlett, TX	3.0	2.0	1596	$2,500	$1.57	44d	1	0.15mi
8008 Cornell Dr Rowlett, TX	3.0	2.0	1679	$2,225	$1.33	0d	1	0.20mi
7714 Straits Dr Rowlett, TX	3.0	2.0	2346	$1,200	$0.51	3d	1	0.21mi
3205 Hillcrest Dr Rowlett, TX	4.0	2.0	1776	$2,299	$1.29	3d	1	0.35mi
2509 Stanford St Unit A Rowlett, TX	2.0	2.0	1834	$1,750	$0.95	22d	1	0.36mi
7301 Seascape Dr Rowlett, TX	4.0	2.0	1608	$1,275	$0.79	2d	1	0.40mi
2305 Randi Rd Rowlett, TX	3.0	2.0	1527	$2,145	$1.40	44d	1	0.42mi
7623 Coronado Dr Rowlett, TX	3.0	3.0	2030	$2,795	$1.38	3d	1	0.43mi
3621 Geoffrey Trl Rowlett, TX	4.0	2.5	1926	$2,750	$1.43	44d	1	0.44mi
8014 Meadowlark Ln Rowlett, TX	4.0	2.0	1706	$2,195	$1.29	0d	1	0.45mi
2130 Argolis Dr Rowlett, TX	4.0	3.5	2239	$3,299	$1.47	17d	1	0.46mi
7617 Dockside Dr Rowlett, TX	3.0	2.0	1968	$2,300	$1.17	44d	1	0.48mi
2217 Laguna Dr Rowlett, TX	3.0	4.0	2500	$3,200	$1.28	8d	1	0.50mi
2302 Dana Dr Rowlett, TX	4.0	3.5	2223	$2,900	$1.30	8d	1	0.51mi
7843 Manilla Dr Rowlett, TX	3.0	3.5	2273	$3,100	$1.36	13d	1	0.51mi
7813 Sunset Blvd Rowlett, TX	3.0	3.5	2223	$2,800	$1.26	44d	1	0.53mi
2221 Tangleridge Ln Rowlett, TX	3.0	2.0	1415	$1,995	$1.41	3d	1	0.59mi
2008 Naples Rowlett, TX	3.0	2.5	2217	$2,695	$1.22	3d	1	0.59mi
2000 Naples Rowlett, TX	3.0	2.5	2273	$3,000	$1.32	44d	1	0.60mi
7421 Sunset Blvd Rowlett, TX	3.0	2.5	2460	$2,995	$1.22	44d	1	0.61mi
2218 Fuqua Rd Rowlett, TX	4.0	2.0	1705	$2,300	$1.35	8d	1	0.62mi
1926 Chiesa Rd Rowlett, TX	3.0	2.0	1550	$2,400	$1.55	44d	1	0.63mi
1926 Chiesa Rd Rowlett, TX	3.0	2.0	1550	$2,400	$1.55	25d	1	0.63mi
7207 Daytona Mews Rowlett, TX	3.0	2.5	2449	$3,100	$1.27	25d	1	0.64mi
7005 Sunset Blvd Rowlett, TX	3.0	2.5	2208	$3,200	$1.45	44d	1	0.67mi
7009 Sunset Blvd Rowlett, TX	3.0	2.5	2522	$3,400	$1.35	8d	1	0.67mi
4113 Starboard Trl Rowlett, TX	3.0	2.5	1974	$2,290	$1.16	44d	1	0.71mi
1801 Bayside Dr Rowlett, TX	1.0–4.0	1.0–4.0	1226	$2,144	$1.75	0d	36	0.80mi
8400 Sunset Blvd Rowlett, TX	1.0–4.0	1.0–4.0	1303	$2,019	$1.55	0d	33	0.89mi
4522 Horizon Dr Rowlett, TX	4.0	2.0	1572	$2,205	$1.40	44d	1	0.91mi
4702 Mariner Dr Rowlett, TX	4.0	2.0	2094	$2,500	$1.19	44d	1	0.98mi
8405 Greenspoint Dr Rowlett, TX	3.0	2.0	2283	$2,995	$1.31	5d	1	0.99mi
4617 Carmel Ln Rowlett, TX	3.0	2.0	1402	$1,999	$1.43	25d	1	0.99mi
7621 Pebble Beach Dr Rowlett, TX	3.0	2.0	1544	$1,895	$1.23	44d	1	1.00mi
8805 Bayshore Ln Rowlett, TX	3.0	2.5	2148	$1,600	$0.74	5d	1	1.06mi
8902 Bayshore Ln Rowlett, TX	4.0	2.5	1953	$2,525	$1.29	25d	1	1.08mi
4321 Duck Pond Ln Rowlett, TX	3.0	2.5	1956	$2,500	$1.28	44d	1	1.12mi

Listing history 17 events

1. 2026-06-18
   days on market $230,000 Active 47 DOM
2. 2026-06-17
   days on market $230,000 Active 46 DOM
3. 2026-06-16
   days on market $230,000 Active 45 DOM
4. 2026-06-15
   days on market $230,000 Active 44 DOM
5. 2026-06-13
   days on market $230,000 Active 42 DOM
6. 2026-06-09
   days on market $230,000 Active 38 DOM
7. 2026-06-08
   days on market $230,000 Active 37 DOM
8. 2026-06-07
   days on market $230,000 Active 36 DOM
9. 2026-06-04
   days on market $230,000 Active 33 DOM
10. 2026-06-03
    days on market $230,000 Active 32 DOM
11. 2026-06-02
    days on market $230,000 Active 31 DOM
12. 2026-06-01
    days on market $230,000 Active 30 DOM
13. 2026-05-31
    days on market $230,000 Active 29 DOM
14. 2026-05-15
    status Active 105-char remark
15. 2026-05-11
    historical Active Option Contract 105-char remark
16. 2026-05-02
    listed $230,000 Active 105-char remark
17. 1986-09-26
    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: $8,917 · $743/mo
• Projected year-2 tax: $8,917 · $743/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $28,792
• − Mortgage interest: −$12,884
• − Property taxes: −$8,917
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,303
• − Management: −$2,303
• − Depreciation: −$6,691
• Taxable loss: −$5,457
• Est. tax savings @ 24.0%: +$1,310
• After-tax cash flow: $-486/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): 28,075
• Household income: $105,313
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 626.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 19% Black 18% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 1% Other Asian/Pacific 1%

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: ▼ -6.72%
• Current HPI: 328.27
• Rent YoY: ▼ -1.22%
• 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

4 events — show timeline

• 2026-05-15 Relisted — NTREIS
• 2026-05-11 Contingent — NTREIS
• 2026-05-02 Listed $230,000 NTREIS
• 1986-09-26 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $8,917 · +6.8% YoY. Source: county tax records.