2929 Goodrich St · Royse City, TX
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 7/10 · Major
- Est. fire insurance / yr
- $1,222 – $2,270
Heat risk 8/10 · Major
- Hot days now (above 110°F)
- 7 days/yr
- Hot days in 30 yrs
- 24 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 27.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +8.2/30.0
- Schools +4.7/10.0
- 1% rule +4.3/10.0
- Condition / age +4.0/5.0
- Livability +3.8/5.0
- DSCR +2.2/10.0
- Rent growth +2.2/5.0
- Appreciation +0.0/10.0
$259,990
2929 Goodrich St · Royse City, TX 75189
4 bd · 2.0 ba · 1,892 sqft · SingleFamily
public records
· 9 Days on market
Built 2022
6,273 sqft lot
2-car garage
$137/sqft
· 12% below area
Est $297k · 12% under
$48/mo HOA · 2% of rent
↓ 10% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Property features 4 bedrooms and 2 full bathrooms
Key facts
- New kitchen faucets
- New bathroom faucets
- Covered patio
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/2.0-bath single-family listed at $260k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
- To cash-flow at today's rent, offer at most $217k (16.4% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (7.0% below list).
- Recommended offer: $217k (16.4% below list) — sets the bar for cash-flow.
- Cap rate 5.2% vs local median 4.2% in Royse City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.
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); 2102 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k 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
- Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
- 3 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 2.9% of price.
- 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
$217,333
(16.4% below list)
Questions for the listing agent
- 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?
- Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 0.93% ✗
- Cap rate
- 5.18%
- Cash-on-cash
- -3.98%
- DSCR
- 0.82
- GRM
- 9.0
CMA / ARV
- ARV (median comp)
- $296,907
- List price
- $259,990
- Delta
- -12.43%
- 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 |
|---|---|---|---|---|---|---|---|
| 2929 Goodrich St | 0.00mi | 4/2.0 | 1,892 (0%) | 1mo | $167,400 | $88 | 99 |
| 2904 Goodrich St | 0.06mi | 4/2.0 | 1,830 (-3%) | 1mo | $254,900 | $139 | 91 |
| 2907 Peppergrass St | 0.08mi | 4/2.0 | 1,943 (+3%) | 1mo | $260,490 | $134 | 91 |
| 2911 Peppergrass St | 0.07mi | 5/2.0 (+1) | 1,949 (+3%) | 1mo | $263,490 | $135 | 86 |
| 2904 Peppergrass St | 0.06mi | 4/2.0 | 2,107 (+11%) | 0mo | $267,490 | $127 | 78 |
| 401 Banner Ave | 0.10mi | 4/2.0 | 2,107 (+11%) | 1mo | $267,490 | $127 | 76 |
| 2900 Lawson Dr | 0.10mi | 4/2.0 | 2,107 (+11%) | 1mo | $267,490 | $127 | 75 |
| 1813 Rushpea Dr | 0.50mi | 4/2.0 | 1,913 (+1%) | 1mo | $298,990 | $156 | 74 |
| 2912 Peppergrass St | 0.05mi | 4/3.0 | 2,118 (+12%) | 1mo | $318,490 | $150 | 73 |
| 1613 Etosha Dr | 0.37mi | 3/2.0 (-1) | 1,934 (+2%) | 1mo | $306,990 | $159 | 73 |
| 3105 Leatherwood Ln | 0.71mi | 3/2.0 (-1) | 1,711 (-10%) | 1mo | $321,275 | $188 | 46 |
| 3025 Leatherwood Ln | 0.66mi | 4/3.0 | 2,173 (+15%) | 1mo | $368,000 | $169 | 40 |
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
- -27.1%
- Equity multiple
- 0.12×
- Total profit
- $-64,342
- Equity at exit
- $38,765
10-year hold
- IRR
- -45.4%
- Equity multiple
- -0.40×
- Total profit
- $-102,185
- Equity at exit
- $22,479
Cash invested: $72,797 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 136 active · 54 under contract
- Months of supply
- 20.9 mo (5%/mo absorbed)
- Median asking
- $309,990 ($157/sqft)
- Median days on market
- 75 d
- This list price
- 4% of active listings are priced below it
- ARV vs active asking
- +0.1% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 75189
- Home prices YoY
- -25.0%
- Rents YoY
- -1.1%
- Active inventory
- 2102
- Price-to-rent
- 9.0×
Monthly cashflow live
↻
- Estimated rent
- $2,418 high interval (Pro) →
- Mortgage (P&I)
- −$1,363
- Tax from tax record
- −$632 /mo · $7,587/yr
- Insurance
- −$108
- HOA
- −$48
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$508
- Net cashflow
- $-241
Break-even live
Break-even rent
$2,724
Max offer price
$217,333
Occupancy floor
—
Sensitivity live
| Price | -10% $-94 | -5% $-168 | +0% $-241 | +5% $-315 | +10% $-389 |
|---|---|---|---|---|---|
| Rent | -10% $-433 | -5% $-337 | +0% $-241 | +5% $-146 | +10% $-50 |
| Rate | -1.0pp $-111 | -0.5pp $-175 | base $-241 | +0.5pp $-309 | +1.0pp $-377 |
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
- $64,998
- Closing costs
- $7,800
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 305 Banner Ave Royse City, TX | 4.0 | 2.0 | 1830 | $2,350 | $1.28 | 143d | 1 | 0.08mi |
| 2952 Goodrich St Royse City, TX | 4.0 | 2.0 | 2087 | $2,150 | $1.03 | 10d | 1 | 0.08mi |
| 2900 Lawson Dr Royse City, TX | 4.0 | 2.0 | 2107 | $2,400 | $1.14 | 10d | 1 | 0.11mi |
| 113 Keller Rd Royse City, TX | 4.0 | 2.0 | 1917 | $1,950 | $1.02 | 184d | 1 | 0.13mi |
| 113 Keller Rd Royse City, TX | 4.0 | 2.0 | 1917 | $1,795 | $0.94 | 130d | 1 | 0.13mi |
| 113 Keller Rd Royse City, TX | 4.0 | 2.0 | 1917 | $1,950 | $1.02 | 161d | 1 | 0.13mi |
| 2940 Lawson Dr Royse City, TX | 5.0 | 2.0 | 2012 | $2,295 | $1.14 | 133d | 1 | 0.13mi |
| 3000 Buttonbush Dr Royse City, TX | 4.0 | 2.0 | 1892 | $1,895 | $1.00 | 156d | 1 | 0.14mi |
| 505 Banner Ave Royse City, TX | 5.0 | 2.0 | 2012 | $2,180 | $1.08 | 165d | 1 | 0.14mi |
| 505 Banner Ave Royse City, TX | 5.0 | 2.0 | 2012 | $2,180 | $1.08 | 147d | 1 | 0.14mi |
| 2900 Buttonbush Dr Royse City, TX | 4.0 | 2.0 | 1924 | $1,995 | $1.04 | 10d | 1 | 0.16mi |
| 3312 Buttonbush Dr Royse City, TX | 4.0 | 2.0 | 1892 | $2,060 | $1.09 | 126d | 1 | 0.16mi |
| 2920 Roper St Royse City, TX | 4.0 | 2.0 | 1892 | $2,200 | $1.16 | 56d | 1 | 0.17mi |
| 2957 Shoemaker Dr Josephine, TX | 4.0 | 2.0 | 1917 | $2,500 | $1.30 | 10d | 1 | 0.27mi |
| 2912 Wooten Trl Royse City, TX | 4.0 | 3.0 | 2092 | $1,895 | $0.91 | 143d | 1 | 0.32mi |
| 3032 Zinnia St Royse City, TX | 4.0 | 2.0 | 1917 | $2,000 | $1.04 | 165d | 1 | 0.32mi |
| 3037 Zinnia St Royse City, TX | 4.0 | 3.0 | 2524 | $2,395 | $0.95 | 10d | 1 | 0.35mi |
| 1708 Calanques St Royse City, TX | 4.0 | 2.0 | 1898 | $2,500 | $1.32 | 96d | 1 | 0.44mi |
| Agalinis Ave Royse City, TX | 4.0 | 2.0 | 1760 | $1,650 | $0.94 | 10d | 1 | 0.48mi |
| 201 Corcovado Ave Royse City, TX | 4.0 | 3.0 | 2323 | $3,900 | $1.68 | 10d | 1 | 0.48mi |
| 1825 Lotus St Royse City, TX | 4.0 | 2.0 | 1996 | $1,995 | $1.00 | 85d | 1 | 0.51mi |
| 5400 Agalinis Ave Royse City, TX | 3.0 | 2.0 | 1586 | $1,795 | $1.13 | 41d | 1 | 0.52mi |
| 1833 Lotus St Royse City, TX | 4.0 | 2.5 | 2348 | $2,495 | $1.06 | 165d | 1 | 0.53mi |
| 1833 Lotus St Royse City, TX | 4.0 | 2.5 | 2348 | $2,495 | $1.06 | 158d | 1 | 0.53mi |
| 1828 Lotus St Royse City, TX | 4.0 | 2.0 | 1710 | $2,069 | $1.21 | 43d | 1 | 0.53mi |
| 1837 Kiwi Dr Royse City, TX | 4.0 | 2.0 | 1720 | $1,769 | $1.03 | 3d | 1 | 0.56mi |
| 2828 Spring Side Dr Royse City, TX | 4.0 | 3.0 | 2173 | $2,300 | $1.06 | 0d | 1 | 0.57mi |
| 1901 Lotus St Royse City, TX | 3.0 | 2.0 | 1500 | $1,900 | $1.27 | 0d | 1 | 0.60mi |
| 3108 Beau Daniel Dr Royse City, TX | 5.0 | 3.0 | 2126 | $2,600 | $1.22 | 0d | 1 | 0.60mi |
| 2808 Spring Side Dr Royse City, TX | 4.0 | 3.0 | 2184 | $3,700 | $1.69 | 22d | 1 | 0.60mi |
| 2808 Spring Side Dr Royse City, TX | 4.0 | 3.0 | 2184 | $4,500 | $2.06 | 0d | 1 | 0.60mi |
| 2808 Spring Side Dr Royse City, TX | 4.0 | 3.0 | 2184 | $4,500 | $2.06 | 14d | 1 | 0.60mi |
| 1800 Huisache St Royse City, TX | 4.0 | 3.0 | 2198 | $2,395 | $1.09 | 56d | 1 | 0.60mi |
| 1800 Huisache St Royse City, TX | 4.0 | 3.0 | 2198 | $2,395 | $1.09 | 50d | 1 | 0.60mi |
| 1800 Huisache St Royse City, TX | 4.0 | 3.0 | 2198 | $2,395 | $1.09 | 10d | 1 | 0.60mi |
| 1800 Huisache St Royse City, TX | 4.0 | 3.0 | 2198 | $2,395 | $1.09 | 47d | 1 | 0.60mi |
| 1813 Huisache St Royse City, TX | 3.0 | 2.0 | 1600 | $1,895 | $1.18 | 159d | 1 | 0.61mi |
| 1804 Huisache St Royse City, TX | 3.0 | 2.0 | 1899 | $2,195 | $1.16 | 50d | 1 | 0.61mi |
| 1804 Huisache St Royse City, TX | 3.0 | 2.0 | 1899 | $2,195 | $1.16 | 56d | 1 | 0.61mi |
| 1804 Huisache St Royse City, TX | 3.0 | 2.0 | 1899 | $2,195 | $1.16 | 47d | 1 | 0.61mi |
Property features AI
Finance
- HOA & community
- Mandatory HOAAnnual association fee of $570Association fee includes management fees
Exterior
- Parking
- Attached 2-car garageConcrete parking surface
- Utilities
- City sewerCity waterConnected electricityIndividual gas meterIndividual water meterMunicipal utility district
- Home design
- Single-family residenceOne story
- Construction
- Built in 2022Brick construction
Interior
- Kitchen
- DishwasherDisposalElectric cooktopElectric rangeMicrowaveDouble ovenPantry
- Bedrooms
- 4 bedrooms
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central electric heatingCentral air conditioning
- Interior features
- Open floor planCable TV availableHigh-speed internet availableSmart home features
- Laundry & utility
- DryerGas water heater
Listing history 50 events
-
2026-11-08days on market $259,990 Active 9 DOM
-
2026-11-07days on market $259,990 Active 8 DOM
-
2026-11-06days on market $259,990 Active 7 DOM
-
2026-11-05days on market $259,990 Active 6 DOM
-
2026-11-04days on market $259,990 Active 5 DOM
-
2026-11-02days on market $259,990 Active 3 DOM
-
2026-11-01days on market $259,990 Active 2 DOM
-
2026-10-30remarks 699-char remark
-
2026-10-30pricestatusdays on market $259,990 Active 1 DOM
-
2026-09-14statusdays on market $167,400 Pending 21 DOM
Show marketing remark (49 chars)
Property features 4 bedrooms and 2 full bathrooms
-
2026-09-13days on market $167,400 Active 20 DOM
-
2026-09-12days on market $167,400 Active 19 DOM
-
2026-09-11days on market $167,400 Active 18 DOM
-
2026-09-05days on market $167,400 Active 12 DOM
-
2026-09-04days on market $167,400 Active 11 DOM
-
2026-09-02days on market $167,400 Active 9 DOM
-
2026-08-31days on market $167,400 Active 7 DOM
-
2026-08-29days on market $167,400 Active 5 DOM
-
2026-08-28days on market $167,400 Active 4 DOM
-
2026-08-27days on market $167,400 Active 3 DOM
-
2026-08-25pricedays on market $167,400 Active 1 DOM
-
2026-08-06days on market $239,900 Active 258 DOM
-
2026-08-05days on market $239,900 Active 257 DOM
-
2026-08-04days on market $239,900 Active 256 DOM
-
2026-08-03days on market $239,900 Active 255 DOM
-
2026-07-31days on market $239,900 Active 252 DOM
-
2026-07-30days on market $239,900 Active 250 DOM
-
2026-07-28days on market $239,900 Active 249 DOM
-
2026-07-26days on market $239,900 Active 247 DOM
-
2026-07-24days on market $239,900 Active 245 DOM
-
2026-07-23days on market $239,900 Active 244 DOM
-
2026-07-22days on market $239,900 Active 243 DOM
-
2026-07-21days on market $239,900 Active 242 DOM
-
2026-07-20days on market $239,900 Active 241 DOM
-
2026-07-18days on market $239,900 Active 239 DOM
-
2026-07-18days on market $239,900 Active 238 DOM
-
2026-07-16days on market $239,900 Active 237 DOM
-
2026-07-15days on market $239,900 Active 236 DOM
-
2026-07-14days on market $239,900 Active 235 DOM
-
2026-07-13days on market $239,900 Active 234 DOM
-
2026-07-13days on market $239,900 Active 233 DOM
-
2026-07-11statusdays on market $239,900 Active 232 DOM
-
2026-06-07status $239,900 Pending 231 DOM
-
2026-06-04days on market $239,900 Active Option Contract 231 DOM
-
2026-06-03days on market $239,900 Active Option Contract 230 DOM
-
2026-06-02days on market $239,900 Active Option Contract 229 DOM
-
2026-06-01days on market $239,900 Active Option Contract 228 DOM
-
2026-05-31days on market $239,900 Active Option Contract 227 DOM
-
2026-05-04status Active 697-char remark
-
2026-03-20historical Active Option Contract 697-char remark
ⓘ 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
- $7,587 · $632/mo
- Projected year-2 tax
- $7,587 · $632/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 7/10 Severe
- Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
- Wind 6/10 Major 27% chance of damaging wind over 30 yrs
- Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $29,020
- − Mortgage interest
- −$14,563
- − Property taxes
- −$7,587
- − Insurance
- −$1,300
- − Repairs & maintenance
- −$2,322
- − Management
- −$2,322
- − HOA
- −$576
- − Depreciation
- −$7,563
- Taxable loss
- −$7,213
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,731
- After-tax cash flow
- $-1,167/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
80/100
Cosmetic rehab
Est. rehab $9,460–$28,380 screening
This recently built home features an open floor plan and 4 bedrooms with ample storage and a private backyard. It is in good condition with minor cosmetic updates needed for optimal resale and rental value.
Value-add opportunities
- Resale Paint exterior trim — Enhances curb appeal ↑
- Rental Clean gutters — Keeps property in good condition ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 46/100
Zoned Schools
Elementary
Davis El
D-
TX #1,080/4,322
Nat'l #15,452/41,679
High
Royse City H S
D-
TX #621/1,632
Nat'l #6,621/17,239
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
B
Composite livability gradescore 75/100
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 · 97,090 people
- City population
- 48,739
- Metro
- Dallas-Fort Worth-Arlington, TX
- Population (ZIP)
- 48,739
- Household income
- $117,125
- Rent vs Own
- Severe rent burden
- 22% of renters
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%
- 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 |
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| Technology | 5 | $198B |
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| Engineering / Construction | 4 | $72B |
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| Energy Services | 3 | $60B |
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| Utilities | 3 | $41B |
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| Healthcare | 2 | $330B |
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Price history
-10.3% since first listed9 events — show timeline
- 2026-10-30 Listed $259,990 NTREIS
- 2026-10-02 Sold (MLS) — HARMLS
- 2026-09-14 Pending — HARMLS
- 2026-08-24 Listed $167,400 HARMLS
- 2026-05-21 Contingent — NTREIS
- 2026-03-20 Contingent — NTREIS
- 2025-12-20 Price Changed $239,900 NTREIS
- 2025-12-03 Price Changed $264,900 NTREIS
- 2025-10-16 Listed $289,900 NTREIS
Property tax history
+65.8%/yrLatest (2026): $7,587 · -1.4% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…