The Laredo Plan · Royse City, TX 75189

$319,990

4 bd · 2.5 ba · 2,188 sqft · SingleFamily · 347 Days on market

↓ 6% since listing

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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 +6.9/30.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Laredo is a spacious two-story home offering 4 bedrooms, 2.5 bathrooms, and a 2-car garage. . Designed with flexibility in mind, this home is perfect for families who need room to grow. The Laredo offers the option to convert the flex room into an additional bedroom, allowing you to adapt the space to suit your needs - whether for a home office, playroom, or guest room. Open-Concept Living The open-concept layout on the main floor features a large great room that seamlessly flows into the dining area and kitchen, creating an ideal space for family gatherings and entertaining. The kitchen is equipped with modern appliances, ample counter space, and an island for added convenience. The dining area is conveniently located adjacent to the kitchen, providing a perfect space for family meals. Personalization Options You'll Love The Laredo offers multiple elevation options and customizable floor plan selections, allowing you to personalize your home to match your style and preferences. Whether you choose a traditional or more modern look, the Laredo offers versatility and comfort to suit your lifestyle. Making Homes Personal Personalize your new home means tailoring it to your needs. With its flexible design, spacious layout, and variety of customization options, discover why The Laredo is the perfect choice for families looking for a home that fits their unique needs.

Key facts

• Ample counter space
• Modern appliances
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• LARGE GREAT ROOM
• MODERN APPLIANCES
• AMPLE COUNTER SPACE
• CUSTOMIZABLE FLOOR PLAN
• MULTIPLE ELEVATION OPTIONS

🏗️ New construction. The $319,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $372,000.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-560 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (20.5% below list).
• Recommended offer: $255k (20.5% below list) — sets the bar for 1% rule.

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: 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.
• Zoned schools: Davis El (math 52% / reading 41%, grade D-, #1,080 of 4,322 statewide, top 25%, 500 students, 52% FRL); Ouida Baley Middle (math 32% / reading 35%, grade F, #911 of 1,662 statewide, top 56%, 934 students, 43% FRL); Royse City H S (math 38% / reading 55%, grade D-, #621 of 1,632 statewide, top 38%, 2,526 students, 37% FRL).
• Market conditions: Rents soft (-1.1%/yr); 1301 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 19,194 units permitted in Collin County in 2024 (3,988 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 347 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Recommended offer $254,502 (20.5% 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 347 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.68% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.45%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (median comp): $372,000
• List price: $319,990
• Delta: -13.98%
• 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
2005 Leighton Top Rdg	0.15mi	4/3.0	2,173 (-1%)	0mo	$407,640	$188	89
2324 Leighton Top Rd	0.07mi	4/2.5	2,264 (+4%)	8mo	$365,000	$161	85
2440 Wheatfield Nook Rd	0.12mi	4/2.5	2,264 (+4%)	7mo	$365,000	$161	83
3107 Goldfinch Dr	0.15mi	4/2.5	2,025 (-7%)	1mo	$340,000	$168	80
2404 Spring Side Dr	0.32mi	4/3.0	2,173 (-1%)	6mo	$374,445	$172	77
2449 Wheatfield Nook Rd	0.11mi	4/3.0	2,007 (-8%)	6mo	$350,000	$174	74
2601 Moser Ln	0.27mi	3/2.0 (-1)	2,013 (-8%)	4mo	$279,900	$139	64
2243 Aspen Chase Dr	0.39mi	4/3.0	2,358 (+8%)	6mo	$354,990	$151	62
2256 Aspen Chase Dr	0.40mi	5/4.0 (+1)	2,240 (+2%)	7mo	$349,990	$156	61
2252 Aspen Chase Dr	0.33mi	4/3.5	2,405 (+10%)	6mo	$323,990	$135	59
3037 Leatherwood Ln	0.30mi	4/2.0	1,973 (-10%)	12mo	$349,990	$177	58
2932 Beau Daniel Dr	0.48mi	3/2.0 (-1)	1,977 (-10%)	2mo	$310,000	$157	53

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: -30.8%
• Equity multiple: 0.01×
• Total profit: $-103,382
• Equity at exit: $55,466

10-year hold

• IRR: -53.5%
• Equity multiple: -0.58×
• Total profit: $-164,638
• Equity at exit: $32,164

Cash invested: $104,160 (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: 1301
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,545 high
• Mortgage (P&I): −$1,951
• Tax est. 1.5%: −$465 /mo · $5,580/yr
• Insurance: −$155
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-560

Break-even live

Break-even rent $3,254

Max offer price $290,932

Occupancy floor —

Sensitivity live

Price	-10% $-303	-5% $-432	+0% $-560	+5% $-689	+10% $-817
Rent	-10% $-761	-5% $-661	+0% $-560	+5% $-460	+10% $-359
Rate	-1.0pp $-373	-0.5pp $-466	base $-560	+0.5pp $-657	+1.0pp $-755

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: $93,000
• Closing costs: $11,160
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2629 Green River Rd Royse City, TX	4.0	3.0	2182	$2,500	$1.15	26d	1	0.18mi
2629 Green River Rd Royse City, TX	4.0	3.0	2182	$2,500	$1.15	0d	1	0.18mi
2717 Green River Rd Royse City, TX	3.0	2.5	1935	$2,199	$1.14	9d	1	0.20mi
2721 Green River Rd Royse City, TX	4.0	3.5	2289	$2,299	$1.00	45d	1	0.20mi
2420 Green River Rd Royse City, TX	4.0	3.5	2262	$2,700	$1.19	14d	1	0.24mi
2412 Green River Rd Royse City, TX	4.0	3.5	2547	$2,600	$1.02	0d	1	0.25mi
3109 Leatherwood Ln Royse City, TX	4.0	2.0	1800	$2,050	$1.14	1d	1	0.28mi
3109 Leatherwood Ln Royse City, TX	4.0	2.0	1800	$2,295	$1.27	14d	1	0.28mi
2805 Caroline St Royse City, TX	4.0	3.5	2550	$2,450	$0.96	0d	1	0.28mi
2529 Moser Ln Royse City, TX	4.0	3.0	2174	$2,600	$1.20	0d	1	0.29mi
2500 Gaulding St Royse City, TX	4.0	2.5	2628	$2,475	$0.94	0d	1	0.29mi
2413 Spring Side Dr Royse City, TX	4.0	3.0	2164	$2,190	$1.01	45d	1	0.31mi
3100 Leatherwood Ln Royse City, TX	4.0	2.5	2544	$2,600	$1.02	12d	1	0.31mi
3032 Leatherwood Ln Royse City, TX	3.0	2.0	1586	$2,100	$1.32	7d	1	0.32mi
2912 Wooten Trl Royse City, TX	4.0	3.0	2092	$1,895	$0.91	4d	1	0.84mi
505 Banner Ave Royse City, TX	5.0	2.0	2012	$2,180	$1.08	26d	1	0.88mi
505 Banner Ave Royse City, TX	5.0	2.0	2012	$2,180	$1.08	8d	1	0.88mi
305 Banner Ave Royse City, TX	4.0	2.0	1830	$2,350	$1.28	4d	1	0.91mi
2940 Lawson Dr Royse City, TX	5.0	2.0	2012	$2,295	$1.14	7d	1	1.00mi
3745 Prairie Chapel Rd Royse City, TX	4.0	2.0	1962	$2,400	$1.22	0d	1	1.02mi
3032 Zinnia St Royse City, TX	4.0	2.0	1917	$2,000	$1.04	26d	1	1.03mi
3000 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$1,895	$1.00	16d	1	1.05mi
3312 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$2,135	$1.13	0d	1	1.10mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	45d	1	1.10mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	22d	1	1.10mi
201 Corcovado Ave Royse City, TX	4.0	3.0	2323	$3,900	$1.68	45d	1	1.43mi
1825 Lotus St Royse City, TX	4.0	2.0	1996	$2,195	$1.10	4d	1	1.49mi

Listing history 16 events

1. 2026-06-21
   days on market $319,990 Active 347 DOM
2. 2026-06-18
   days on market $319,990 Active 344 DOM
3. 2026-06-17
   days on market $319,990 Active 343 DOM
4. 2026-06-16
   days on market $319,990 Active 342 DOM
5. 2026-06-15
   days on market $319,990 Active 341 DOM
6. 2026-06-13
   days on market $319,990 Active 339 DOM
7. 2026-06-09
   days on market $319,990 Active 335 DOM
8. 2026-06-08
   days on market $319,990 Active 334 DOM
9. 2026-06-07
   days on market $319,990 Active 333 DOM
10. 2026-06-04
    days on market $319,990 Active 330 DOM
11. 2026-06-03
    days on market $319,990 Active 329 DOM
12. 2026-06-02
    days on market $319,990 Active 328 DOM
13. 2026-06-01
    days on market $319,990 Active 327 DOM
14. 2026-05-31
    days on market $319,990 Active 326 DOM
15. 2025-07-10
    price $319,990 1388-char remark

    Show marketing remark (1388 chars)

    The Laredo is a spacious two-story home offering 4 bedrooms, 2.5 bathrooms, and a 2-car garage. . Designed with flexibility in mind, this home is perfect for families who need room to grow. The Laredo offers the option to convert the flex room into an additional bedroom, allowing you to adapt the space to suit your needs - whether for a home office, playroom, or guest room. Open-Concept Living The open-concept layout on the main floor features a large great room that seamlessly flows into the dining area and kitchen, creating an ideal space for family gatherings and entertaining. The kitchen is equipped with modern appliances, ample counter space, and an island for added convenience. The dining area is conveniently located adjacent to the kitchen, providing a perfect space for family meals. Personalization Options You'll Love The Laredo offers multiple elevation options and customizable floor plan selections, allowing you to personalize your home to match your style and preferences. Whether you choose a traditional or more modern look, the Laredo offers versatility and comfort to suit your lifestyle. Making Homes Personal Personalize your new home means tailoring it to your needs. With its flexible design, spacious layout, and variety of customization options, discover why The Laredo is the perfect choice for families looking for a home that fits their unique needs.

16. 2025-07-09
    listed $339,990 Active 1388-char remark

    Show marketing remark (1388 chars)

    The Laredo is a spacious two-story home offering 4 bedrooms, 2.5 bathrooms, and a 2-car garage. . Designed with flexibility in mind, this home is perfect for families who need room to grow. The Laredo offers the option to convert the flex room into an additional bedroom, allowing you to adapt the space to suit your needs - whether for a home office, playroom, or guest room. Open-Concept Living The open-concept layout on the main floor features a large great room that seamlessly flows into the dining area and kitchen, creating an ideal space for family gatherings and entertaining. The kitchen is equipped with modern appliances, ample counter space, and an island for added convenience. The dining area is conveniently located adjacent to the kitchen, providing a perfect space for family meals. Personalization Options You'll Love The Laredo offers multiple elevation options and customizable floor plan selections, allowing you to personalize your home to match your style and preferences. Whether you choose a traditional or more modern look, the Laredo offers versatility and comfort to suit your lifestyle. Making Homes Personal Personalize your new home means tailoring it to your needs. With its flexible design, spacious layout, and variety of customization options, discover why The Laredo is the perfect choice for families looking for a home that fits their unique needs.

ⓘ 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: $30,540
• − Mortgage interest: −$20,838
• − Property taxes: −$5,580
• − Insurance: −$1,860
• − Repairs & maintenance: −$2,443
• − Management: −$2,443
• − Depreciation: −$10,822
• Taxable loss: −$13,446
• Est. tax savings @ 24.0%: +$3,227
• After-tax cash flow: $-3,496/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: 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

• Census place: Royse City, TX
• 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 (Collin County) Hauer SSP2

• Today (2025): 1,210,074 people
• By 2030: 1,358,201 · +12.2%
• By 2040: 1,654,061 · +36.7%
• By 2050: 1,937,359 · +60.1%
• By 2075: 2,567,039 · +112.1%
• By 2100: 2,952,048 · +144.0%

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 · Collin

• 2024 margin: R (+11.1) · D 43.1% · R 54.3% · Other 2.6%
• 2008→2024 swing: +14.4pp toward D · 2008: -25.6pp · 2024: -11.1pp
• All cycles: 2024: R+11.1 2020: R+4.3 2016: R+17.0 2012: R+31.6 2008: R+25.6

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

-5.9% since first listed

2 events — show timeline

• 2025-07-10 Price Changed $319,990 Zillow
• 2025-07-09 Listed $339,990 Zillow