1701 Gulin St · Royse City, TX 75189

$299,990

4 bd · 2.0 ba · 1,854 sqft · SingleFamily · 99 Days on market

Built 2026 Excellent condition 6,599 sqft lot $162/sqft · 5% below area Est $317k · 5% under $48/mo HOA · 2% of rent ↓ 11% since listing

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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).

• Cash flow +10.1/30.0
• ARV discount +9.9/15.0
• Condition / age +4.8/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +2.9/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Brooks is a single-story home with an abundance of space for friends and family to visit. Enjoy a spacious kitchen that opens up directly to the family room creating the perfect space for entertaining family and friends.

Key facts

• Covered porch
• Hardwood flooring
• Quartz countertops

Tags

• COVERED PORCH
• OPEN CONCEPT LIVING SPACE
• COVERED PATIO
• NORTH FACING HOMESITE
• QUARTZ COUNTERTOPS
• HARDWOOD FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (18.0% below list).
• Recommended offer: $246k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.2% in Royse City — 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 (#158 in TX, #4,292 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, commute F.
• Royse City ISD (rural): math 42% / reading 42% proficiency, ranked #266 of 826 in TX (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.1%/yr); 1288 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,289 units permitted in Hunt County in 2024 (527 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 $9k of value loss. Plan a longer hold.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($273k) 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.

Recommended offer $246,125 (18.0% 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 99 days. Have you received any prior offers? Is the seller open to a 18% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.82% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 10.2

CMA / ARV

• ARV (median comp): $316,962
• List price: $299,990
• Delta: -5.35%
• 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
1616 Gulin St	0.02mi	4/2.0	1,877 (+1%)	0mo	$323,934	$173	97
1600 Etosha Dr	0.06mi	4/2.0	1,898 (+2%)	1mo	$297,990	$157	92
1613 Gulin St	0.02mi	4/2.0	2,010 (+8%)	1mo	$304,990	$152	84
1604 Etosha Dr	0.06mi	4/2.0	2,010 (+8%)	2mo	$303,990	$151	82
1617 Gulin St	0.01mi	4/2.0	2,106 (+14%)	2mo	$309,990	$147	76
1712 Gulin St	0.04mi	4/2.0	2,106 (+14%)	2mo	$323,990	$154	74
1501 Gulin St	0.08mi	4/2.0	2,106 (+14%)	1mo	$334,990	$159	73
1841 Javelina St	0.37mi	4/2.0	1,760 (-5%)	2mo	$251,999	$143	73
1705 Gulin St	0.02mi	4/3.0	2,106 (+14%)	0mo	$343,839	$163	72
1853 Javelina St	0.38mi	4/2.0	1,720 (-7%)	1mo	$248,699	$145	70
1844 Javelina St	0.39mi	4/2.0	1,720 (-7%)	0mo	$244,999	$142	70
1832 Javelina St	0.41mi	4/2.0	1,720 (-7%)	1mo	$232,899	$135	68

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: -24.0%
• Equity multiple: 0.20×
• Total profit: $-67,017
• Equity at exit: $44,729

10-year hold

• IRR: -31.0%
• Equity multiple: -0.20×
• Total profit: $-100,459
• Equity at exit: $25,938

Cash invested: $83,997 (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 75189

• Home prices YoY: -25.0%
• Rents YoY: -1.1%
• Active inventory: 1288
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,461 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$48
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-177

Break-even live

Break-even rent $2,685

Max offer price $274,410

Occupancy floor —

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: $74,998
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Corcovado Ave Royse City, TX	4.0	3.0	2323	$3,900	$1.68	44d	1	0.14mi
3312 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$2,160	$1.14	3d	1	0.25mi
1825 Lotus St Royse City, TX	4.0	2.0	1996	$2,195	$1.10	3d	1	0.27mi
1833 Lotus St Royse City, TX	4.0	2.5	2348	$2,495	$1.06	24d	1	0.27mi
1833 Lotus St Royse City, TX	4.0	2.5	2348	$2,495	$1.06	17d	1	0.27mi
3032 Zinnia St Royse City, TX	4.0	2.0	1917	$2,000	$1.04	24d	1	0.30mi
2940 Lawson Dr Royse City, TX	5.0	2.0	2012	$2,295	$1.14	5d	1	0.32mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	44d	1	0.37mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	21d	1	0.37mi
1844 Javelina St Royse City, TX	4.0	2.0	1720	$2,295	$1.33	5d	1	0.41mi
1852 Javelina St Royse City, TX	4.0	2.0	1900	$2,200	$1.16	21d	1	0.42mi
505 Banner Ave Royse City, TX	5.0	2.0	2012	$2,180	$1.08	6d	1	0.44mi
505 Banner Ave Royse City, TX	5.0	2.0	2012	$2,180	$1.08	24d	1	0.44mi
3000 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$1,895	$1.00	15d	1	0.47mi
305 Banner Ave Royse City, TX	4.0	2.0	1830	$2,350	$1.28	3d	1	0.48mi
1944 Javelina St Royse City, TX	3.0	2.0	1934	$2,195	$1.13	1d	1	0.48mi
1813 Huisache St Royse City, TX	3.0	2.0	1600	$1,895	$1.18	19d	1	0.48mi
2912 Wooten Trl Royse City, TX	4.0	3.0	2092	$1,895	$0.91	3d	1	0.49mi
1817 Grassland Dr Royse City, TX	3.0	2.0	1763	$2,200	$1.25	3d	1	0.53mi
1937 Huisache St Royse City, TX	4.0	2.0	1999	$2,350	$1.18	1d	1	0.54mi
1944 Fox Glove St Royse City, TX	4.0	2.0	1478	$1,795	$1.21	44d	1	0.66mi
1828 Elderberry St Royse City, TX	3.0	2.0	1907	$1,995	$1.05	15d	1	0.67mi
1916 Elderberry St Royse City, TX	3.0	2.0	1654	$2,059	$1.24	1d	1	0.70mi
1825 Damianita Dr Royse City, TX	4.0	2.0	1999	$2,100	$1.05	15d	1	0.70mi
1817 Acacia Dr Royse City, TX	4.0	3.0	2118	$2,000	$0.94	14d	1	0.81mi
2117 Berrywood Dr Royse City, TX	4.0	2.0	1703	$2,095	$1.23	3d	1	0.88mi
2117 Berrywood Dr Royse City, TX	4.0	2.0	1706	$2,095	$1.23	1d	1	0.88mi
3032 Leatherwood Ln Royse City, TX	3.0	2.0	1586	$2,100	$1.32	5d	1	0.99mi
1312 Silver Maple Ln Royse City, TX	3.0	2.5	1406	$1,695	$1.21	44d	1	1.00mi
5502 County Road 2646 Unit 2646 Royse City, TX	3.0	2.5	1920	$2,300	$1.20	44d	1	1.00mi
3100 Leatherwood Ln Royse City, TX	4.0	2.5	2544	$2,600	$1.02	10d	1	1.01mi
2141 Donker Dr Royse City, TX	4.0	2.0	1838	$1,850	$1.01	3d	1	1.01mi
2141 Donker Dr Royse City, TX	4.0	2.0	1838	$1,850	$1.01	15d	1	1.01mi
2134 Donker Dr Royse City, TX	4.0	2.0	1838	$1,950	$1.06	1d	1	1.03mi
2805 Caroline St Royse City, TX	4.0	3.5	2550	$2,450	$0.96	1d	1	1.03mi
1226 Banyan Dr Royse City, TX	4.0	2.0	1996	$1,895	$0.95	19d	1	1.03mi
3109 Leatherwood Ln Royse City, TX	4.0	2.0	1800	$2,295	$1.27	12d	1	1.04mi
1216 Alder Tree Ln Royse City, TX	4.0	2.5	2260	$2,029	$0.90	3d	1	1.06mi
1225 Alder Tree Ln Royse City, TX	3.0	2.5	2181	$2,000	$0.92	3d	1	1.06mi
1309 Honeywood Ln Royse City, TX	3.0	2.0	1514	$1,796	$1.19	3d	1	1.07mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 16 events

1. 2026-06-18
   days on market $299,990 Active 99 DOM
2. 2026-06-17
   days on market $299,990 Active 98 DOM
3. 2026-06-16
   days on market $299,990 Active 97 DOM
4. 2026-06-15
   days on market $299,990 Active 96 DOM
5. 2026-06-13
   days on market $299,990 Active 94 DOM
6. 2026-06-09
   days on market $299,990 Active 90 DOM
7. 2026-06-08
   days on market $299,990 Active 89 DOM
8. 2026-06-07
   days on market $299,990 Active 88 DOM
9. 2026-06-04
   days on market $299,990 Active 85 DOM
10. 2026-06-03
    days on market $299,990 Active 84 DOM
11. 2026-06-02
    days on market $299,990 Active 83 DOM
12. 2026-06-01
    days on market $299,990 Active 82 DOM
13. 2026-05-31
    days on market $299,990 Active 81 DOM
14. 2026-04-14
    listed $299,990 Active 224-char remark

    Show marketing remark (224 chars)

    The Brooks is a single-story home with an abundance of space for friends and family to visit. Enjoy a spacious kitchen that opens up directly to the family room creating the perfect space for entertaining family and friends.

15. 2026-03-19
    price $299,990 1828-char remark

    Show marketing remark (1828 chars)

    Welcome home to the Brooks—a beautifully designed Beazer Home where style meets comfort. From the moment you step inside, soaring ceilings and a breathtaking foyer set the tone for a home that’s both stunning and inviting. This 4 bedroom, 2 bathroom home features a covered porch, an open concept living space, and a covered patio, all situated on a north-facing homesite. The dining area offers a warm welcome to visitors, while the thoughtfully designed layout ensures space for every part of your life. Designed with the latest trends in mind, this home showcases quartz countertops, rich hardwood flooring, and striking 42-inch cabinetry. Plus, this home has washer, dryer, refrigerator, and blinds standard. Plus, washer, dryer, refrigerator and blinds are included in this home. Every Beazer home is certified by the Department of Energy as a Zero Energy Ready Home, designed for superior energy efficiency and healthier indoor air quality with Indoor airPLUS. This solar-ready home is built with durable 2x6 exterior walls and spray foam insulation, achieving an impressive average HERS score of 39. Thrive in Verandah, a vibrant master-planned community where connection, comfort, and convenience come together. From the moment you arrive, the picturesque entrance bridge over peaceful ponds sets the tone for something special. Enjoy resort-style living with a clubhouse, sparkling pool, splash pad, playground, and soccer and basketball courts—perfect for active families and weekend fun. Located within Royse City ISD, Verandah offers an easy commute with close access to I-30, and you're just minutes from Buc-ee’s and the charming shops and dining of historic downtown Royse City. Estimated completion: June 2026 Days on market reflect the start of new home construction

16. 2026-03-11
    listed $336,402 Active 1828-char remark

    Show marketing remark (1828 chars)

    Welcome home to the Brooks—a beautifully designed Beazer Home where style meets comfort. From the moment you step inside, soaring ceilings and a breathtaking foyer set the tone for a home that’s both stunning and inviting. This 4 bedroom, 2 bathroom home features a covered porch, an open concept living space, and a covered patio, all situated on a north-facing homesite. The dining area offers a warm welcome to visitors, while the thoughtfully designed layout ensures space for every part of your life. Designed with the latest trends in mind, this home showcases quartz countertops, rich hardwood flooring, and striking 42-inch cabinetry. Plus, this home has washer, dryer, refrigerator, and blinds standard. Plus, washer, dryer, refrigerator and blinds are included in this home. Every Beazer home is certified by the Department of Energy as a Zero Energy Ready Home, designed for superior energy efficiency and healthier indoor air quality with Indoor airPLUS. This solar-ready home is built with durable 2x6 exterior walls and spray foam insulation, achieving an impressive average HERS score of 39. Thrive in Verandah, a vibrant master-planned community where connection, comfort, and convenience come together. From the moment you arrive, the picturesque entrance bridge over peaceful ponds sets the tone for something special. Enjoy resort-style living with a clubhouse, sparkling pool, splash pad, playground, and soccer and basketball courts—perfect for active families and weekend fun. Located within Royse City ISD, Verandah offers an easy commute with close access to I-30, and you're just minutes from Buc-ee’s and the charming shops and dining of historic downtown Royse City. Estimated completion: June 2026 Days on market reflect the start of new home construction

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,535
• − Mortgage interest: −$16,804
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,363
• − Management: −$2,363
• − HOA: −$576
• − Depreciation: −$8,727
• Taxable loss: −$7,297
• Est. tax savings @ 24.0%: +$1,751
• After-tax cash flow: $-370/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with modern finishes and a well-maintained exterior. It offers a great opportunity for a buyer seeking a move-in-ready property.

Value-add opportunities

• Resale Painting exterior brick — Enhances curb appeal
• Resale Landscaping improvements — Enhances curb appeal
• Both Add smart home features — Improves both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior brick — Enhances curb appeal ↑
• Resale Landscaping improvements — Enhances curb appeal ↑
• Both Add smart home features — Improves both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Royse City ISD
• NCES district ID: 4838220
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 42% ▼ -5.00%
• Median HH income: $73,810
• Composite: 38.44/100
• National rank: #4197
• State rank: #266 of 826 in TX

Livability — Royse City

• Score: 75/100
• State rank: #158
• US rank: #4292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rockwall County · 132,930 people
• City population: 48,739
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 48,739
• Household income: $117,125
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 569.0

Population outlook (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Hispanic / Latino 25% Two or more races 12% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 10% · Canada, Philippines, Jamaica
• Languages at home: 80% English-only · Spanish 15% Other Indo-European 1%

Political lean MEDSL · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.10%
• Current HPI: 212.8422
• Rent YoY: ▼ -1.13%
• 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

-10.8% since first listed

3 events — show timeline

• 2026-04-14 Listed $299,990 Zillow
• 2026-03-19 Price Changed $299,990 NTREIS
• 2026-03-11 Listed $336,402 NTREIS