117 Crestbrook Dr · Rockwall, TX 75087

$549,999

4 bd · 3.5 ba · 3,411 sqft · SingleFamily public records · 33 Days on market

Built 2013 7,710 sqft lot $161/sqft · 15% below area Est $692k · 21% under $71/mo HOA · 2% 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 +15.0/15.0
• Cash flow +6.4/30.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

All OFFERS WILL BE ACCEPTED UNTIL SATURDAY MAY 8TH AT 6:00 P. M. NEARLY 100K UNDER TAX APPRAISAL!!!! WELCOME HOME to this beautifully designed 4-bedroom, 3.5-bath home in the highly desirable Stone Creek community of Rockwall. Offering over 3,600 square feet of thoughtfully designed living space, this home blends comfort, flexibility, and modern style perfect for today’s lifestyle. From the moment you walk in, you're greeted by soaring ceilings, abundant natural light, and an open layout that makes the home feel both spacious and inviting. The large living area flows seamlessly into the kitchen and dining spaces, creating the perfect setting for everyday living or hosting family an

Key facts

• Backyard patio
• Ample cabinetry
• Soaring ceilings

Tags

• BACKYARD PATIO
• FLEXIBLE LIVING SPACE
• GENEROUS COUNTER SPACE
• AMPLE CABINETRY
• SOARING CEILINGS
• ABUNDANT NATURAL LIGHT

Property features AI

Finance

• Financial info: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Mandatory homeowners association; Annual association fee; Association covers full use of facilities and management fees; HOA managed by Neighborhood Management Inc

Exterior

• Parking: Attached oversized garage with two covered spaces and two garage spaces; Garage with side-facing door and single 2-car door; Garage door opener; Carport spaces not provided
• Security: Burglar alarm; Security system; Smoke detectors
• Utilities: City water and city sewer; Electricity connected; Cable available; Curbs and sidewalks
• Home design: Single-family residence; Two-story home; Residential property
• Construction: Built in 2013; Composition roof; Slab foundation
• Exterior features: Outdoor kitchen with gas grill and outdoor grill; Gutters; Wrought iron fencing; Landscaped interior lot with a few trees; Subdivision location

Interior

• Kitchen: Dishwasher; Disposal; Gas cooktop; Double oven; Microwave; Vented exhaust fan; Walk-in pantry; Water line to refrigerator; Built-in cabinets
• Bedrooms: Primary bedroom on main level with dual sinks, garden tub, separate shower, separate vanities, ensuite bath, and walk-in closet; One bedroom on main level; Two bedrooms on second level
• Flooring: Wood flooring; Carpet; Ceramic tile
• Bathrooms: Three full bathrooms and one half bathroom
• Heating & cooling: Central heat (natural gas); Central electric air conditioning; Ceiling fans; Electric cooling
• Interior features: Open floorplan with vaulted ceilings; Decorative lighting; Flat screen wiring and sound system wiring; Cable TV and high-speed internet available; Kitchen island; Granite countertops; Walk-in closets; Eat-in kitchen
• Laundry & utility: Water line to refrigerator (kitchen); Appliances included

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $-960 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $380k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $388k (29.4% below list).
• Recommended offer: $380k (30.8% below list) — sets the bar for cash-flow.
• Cap rate 4.2% 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: Sherry And Paul Hamm El (math 60% / reading 58%, grade B-, #455 of 4,322 statewide, top 11%, 651 students, 12% FRL).
• Market conditions: Rents rising (+3.2%/yr); 1008 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 36% 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 $16k 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 33 days — a 3% lower offer ($533k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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; moderate 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 $380,459 (30.8% 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 33 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.71% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.48%
• DSCR: 0.67
• GRM: 11.8

CMA / ARV

• ARV (median comp): $692,122
• List price: $549,999
• Delta: -20.53%
• 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
609 Bordeaux Dr	0.33mi	4/3.0	3,245 (-5%)	1mo	$699,500	$216	74
420 Montrose Dr	0.35mi	4/3.5	3,656 (+7%)	1mo	$600,000	$164	71
786 Bordeaux Dr	0.40mi	4/3.5	3,185 (-7%)	3mo	$670,000	$210	68
902 Montrose Dr	0.48mi	4/4.0	3,598 (+6%)	0mo	$749,900	$208	66
914 Roys Dr	0.30mi	4/3.5	2,992 (-12%)	1mo	$785,900	$263	65
674 Hanover Dr	0.36mi	4/4.0	3,755 (+10%)	0mo	$600,000	$160	64
2438 Miranda Ln	0.25mi	4/3.0	2,929 (-14%)	0mo	$699,000	$239	62
2502 Judith Dr	0.39mi	4/4.0	3,738 (+10%)	3mo	$769,999	$206	61
2304 Miranda Ln	0.40mi	4/3.5	3,886 (+14%)	1mo	$699,999	$180	57
2316 Miranda Ln	0.36mi	4/4.0	2,963 (-13%)	3mo	$599,300	$202	57
2209 Laurel Dr	0.44mi	4/3.5	3,875 (+14%)	3mo	$669,999	$173	54
838 Bear Branch Ct	0.74mi	4/2.5	2,968 (-13%)	2mo	$399,900	$135	38

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: -29.0%
• Equity multiple: 0.03×
• Total profit: $-149,151
• Equity at exit: $82,007

10-year hold

• IRR: -27.9%
• Equity multiple: -0.33×
• Total profit: $-204,071
• Equity at exit: $47,554

Cash invested: $154,000 (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: 1008
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $3,883 high
• Mortgage (P&I): −$2,884
• Tax from tax record: −$843 /mo · $10,114/yr
• Insurance: −$229
• HOA: −$71
• Vacancy / Maint / Mgmt: −$815
• Net cashflow: $-960

Break-even live

Break-even rent $5,098

Max offer price $380,459

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
545 Goose Lake Dr Rockwall, TX	5.0	5.5	4002	$4,500	$1.12	43d	1	0.09mi
586 Mountcastle Dr Rockwall, TX	4.0	3.5	3087	$3,950	$1.28	43d	1	0.19mi
439 Montrose Dr Rockwall, TX	4.0	4.5	3811	$3,900	$1.02	4d	1	0.33mi
1927 Pebble Ln Rockwall, TX	5.0	5.5	4242	$4,800	$1.13	5d	1	0.59mi
1468 Red Wolf Dr Rockwall, TX	4.0	3.0	2835	$2,999	$1.06	5d	1	0.65mi
3537 Ridgecross Dr Rockwall, TX	4.0	3.5	3542	$3,825	$1.08	43d	1	0.65mi
3526 Ridgecross Dr Rockwall, TX	5.0	4.5	3485	$7,200	$2.07	43d	1	0.69mi
1980 Creekside Dr Rockwall, TX	4.0	4.0	4279	$3,849	$0.90	2d	1	0.79mi
1150 Potter Ave Rockwall, TX	4.0	2.5	2739	$2,850	$1.04	20d	1	1.11mi
1369 Crescent Cove Dr Rockwall, TX	5.0	3.0	2828	$2,895	$1.02	22d	1	1.12mi
1369 Crescent Cove Dr Rockwall, TX	5.0	3.0	2828	$2,895	$1.02	5d	1	1.12mi
449 Sausalito Dr Rockwall, TX	5.0	3.0	3036	$2,795	$0.92	18d	1	1.17mi
7132 Hunt Ln Unit 1019551P Rockwall, TX	5.0	2.5	2906	$15,524	$5.34	21d	1	1.18mi
7132 Hunt Ln Rockwall, TX	5.0	2.5	2910	$8,750	$3.01	43d	1	1.18mi
1360 Shores Blvd Rockwall, TX	4.0	3.5	3145	$3,450	$1.10	43d	1	1.30mi
1391 Riverside Oaks Dr Rockwall, TX	4.0	4.0	3224	$3,250	$1.01	43d	1	1.36mi
4602 Lorion Dr Rockwall, TX	4.0	3.0	3144	$4,100	$1.30	43d	1	1.39mi
4602 Lorion Dr Rockwall, TX	4.0	3.0	3144	$4,100	$1.30	24d	1	1.39mi

HOA detail

• Monthly dues: $71 · $852/yr

Listing history 24 events

1. 2026-06-02
   statusdays on market $549,999 Pending 33 DOM
2. 2026-06-01
   days on market $549,999 Active Option Contract 32 DOM
3. 2026-05-31
   days on market $549,999 Active Option Contract 31 DOM
4. 2026-04-30
   listed $549,999 Active 1725-char remark
5. 2026-04-28
   historical
6. 2026-04-08
   listed $599,999 Active
7. 2026-03-31
   historical
8. 2026-03-12
   price $629,500
9. 2026-01-29
   listed $629,999 Active
10. 2026-01-13
    historical
11. 2025-12-23
    price $649,750
12. 2025-12-09
    price $649,900
13. 2025-11-06
    listed $650,000 Active
14. 2018-11-09
    soldstatus Sold
15. 2018-10-05
    status Pending
16. 2018-09-11
    historical Active Option Contract
17. 2018-08-27
    price $449,000
18. 2018-08-05
    status Active
19. 2018-07-15
    historical Active Option Contract
20. 2018-07-13
    price $459,000
21. 2018-06-18
    listed $469,000 Active
22. 2013-11-01
    soldstatus Closed
23. 2013-06-13
    listed $388,990 Active
24. 2013-05-20
    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: $10,114 · $843/mo
• Projected year-2 tax: $10,114 · $843/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 5/10 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: $46,595
• − Mortgage interest: −$30,808
• − Property taxes: −$10,114
• − Insurance: −$2,750
• − Repairs & maintenance: −$3,728
• − Management: −$3,728
• − HOA: −$852
• − Depreciation: −$16,000
• Taxable loss: −$21,384
• Est. tax savings @ 24.0%: +$5,132
• After-tax cash flow: $-6,384/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

+41.4% since first listed

23 events — show timeline

• 2026-06-02 Pending — NTREIS
• 2026-05-25 Contingent — NTREIS
• 2026-04-30 Listed $549,999 NTREIS
• 2026-04-28 Listing Removed — NTREIS
• 2026-04-08 Listed $599,999 NTREIS
• 2026-03-31 Listing Removed — NTREIS
• 2026-03-12 Price Changed $629,500 NTREIS
• 2026-01-29 Listed $629,999 NTREIS
• 2026-01-13 Listing Removed — NTREIS
• 2025-12-23 Price Changed $649,750 NTREIS
• 2025-12-09 Price Changed $649,900 NTREIS
• 2025-11-06 Listed $650,000 NTREIS
• 2018-11-09 Sold (MLS) — NTREIS
• 2018-10-05 Pending — NTREIS
• 2018-09-11 Contingent — NTREIS
• 2018-08-27 Price Changed $449,000 NTREIS
• 2018-08-05 Relisted — NTREIS
• 2018-07-15 Contingent — NTREIS
• 2018-07-13 Price Changed $459,000 NTREIS
• 2018-06-18 Listed $469,000 NTREIS
• 2013-11-01 Sold (MLS) — NTREIS
• 2013-06-13 Listed $388,990 NTREIS
• 2013-05-20 Sold (Public Records) — Public Records

Property tax history

+37.8%/yr

Latest (2025): $10,114 · +5.1% YoY. Source: county tax records.