604 N Riveroaks Ln · Chandler, TX 75758

$230,900

3 bd · 2.0 ba · 1,294 sqft · SingleFamily · 75 Days on market

Built 2024 Good condition 7,405 sqft lot 2-car garage $178/sqft · 5% below area Est $244k · 5% under $54/mo HOA · 3% of rent ↓ 3% 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 +10.9/30.0
• ARV discount +9.9/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in Chandler, Texas, 604 Riveroaks Ln is a 2024-built home offering 3 bedrooms, 2 baths, and 1,294 sq ft of modern, move-in-ready living. Nestled in a quiet East Texas neighborhood within the Riveroaks at Sawill Rd subdivision, this home combines comfort and convenience. The open-concept layout is filled with natural light and features a well-equipped kitchen complete with appliances, ample counter space, and plenty of storage. The primary suite includes a private bathroom and walk-in closet, while the secondary bedrooms offer flexibility for guests, an office, or hobbies. Outside, enjoy a generously sized yard ideal for relaxing or entertaining.

Key facts

• Walk-in closet
• Covered patio
• Walk-in shower

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPLIT-BEDROOM FLOOR PLAN
• WALK-IN SHOWER
• WALK-IN CLOSET
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $231k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (15.0% below list).
• Recommended offer: $196k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.6% in Chandler — 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 70/100 on livability (#347 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Brownsboro ISD (rural): math 42% / reading 46% proficiency, ranked #290 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chandler El (math 42% / reading 37%, grade F, #1,545 of 4,322 statewide, top 38%, 450 students, 74% FRL); Chandler Int (math 39% / reading 35%, grade F, #756 of 1,662 statewide, top 47%, 253 students, 70% FRL); Brownsboro H S (math 31% / reading 63%, grade D-, #591 of 1,632 statewide, top 38%, 757 students, 50% FRL).
• Market conditions: 345 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 263 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($59k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($217k) 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 $196,246 (15.0% 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 75 days. Have you received any prior offers? Is the seller open to a 15% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 9.8

CMA / ARV

• ARV (median comp): $243,955
• List price: $230,900
• Delta: -5.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 River Oaks Ln	0.05mi	3/2.0	1,294 (0%)	21mo	$251,990	$195	80
1209 Ripplewood Cir	0.04mi	3/2.0	1,294 (0%)	23mo	$250,490	$194	79
1107 River Oaks Ln	0.06mi	3/2.0	1,294 (0%)	23mo	$245,490	$190	78
1005 Ripplewood Cir	0.13mi	3/2.0	1,294 (0%)	21mo	$236,990	$183	77
209 Walnut St	0.63mi	2/2.0 (-1)	1,305 (+1%)	2mo	$280,000	$215	63
506 River Oaks Ln	0.06mi	3/2.0	1,450 (+12%)	20mo	$249,990	$172	60
1105 River Oaks Ln	0.07mi	3/2.0	1,450 (+12%)	22mo	$264,490	$182	58
1003 Ripplewood Cir	0.13mi	3/2.0	1,450 (+12%)	21mo	$249,990	$172	57
1004 River Oaks Dr	0.14mi	3/2.0	1,447 (+12%)	21mo	$264,490	$183	56
102 Parker Oaks Dr	0.24mi	3/2.0	1,447 (+12%)	20mo	$259,990	$180	52
106 Walnut St	0.68mi	2/1.0 (-1)	1,122 (-13%)	17mo	$209,000	$186	23

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.32×
• Total profit: $-43,681
• Equity at exit: $34,428

10-year hold

• IRR: -11.9%
• Equity multiple: 0.29×
• Total profit: $-45,930
• Equity at exit: $19,964

Cash invested: $64,652 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 8 under contract
• Months of supply: 16.8 mo (6%/mo absorbed)
• Median asking: $239,450 ($175/sqft)
• Median days on market: 74 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +7.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75758

• Home prices YoY: -27.6%
• Active inventory: 345
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,962 medium
• Mortgage (P&I): −$1,211
• Tax est. 1.5%: −$289 /mo · $3,464/yr
• Insurance: −$96
• HOA: −$54
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-99

Break-even live

Break-even rent $2,088

Max offer price $216,523

Occupancy floor —

Sensitivity live

Price	-10% $60	-5% $-20	+0% $-99	+5% $-179	+10% $-259
Rent	-10% $-254	-5% $-177	+0% $-99	+5% $-22	+10% $56
Rate	-1.0pp $17	-0.5pp $-41	base $-99	+0.5pp $-159	+1.0pp $-220

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: $57,725
• Closing costs: $6,927
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1008 N River Oaks Ln Chandler, TX	4.0	2.0	1706	$2,295	$1.35	154d	1	0.12mi
111 Cedar Ln Chandler, TX	3.0	2.0	1422	$1,345	$0.95	9d	1	0.35mi
501 Kidd Dr Unit 1B Chandler, TX	3.0	2.0	1302	$2,000	$1.54	2d	1	0.60mi
513 Second St Chandler, TX	2.0	2.0	1314	$1,350	$1.03	7d	1	0.93mi

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $650Community includes curbs and sidewalks

Exterior

• Parking: 2-car garageConcrete driveway/garage surface
• Security: Security systemClosed-circuit cameras
• Utilities: Public waterPublic sewerElectricity available
• Home design: Single family residenceOne story
• Construction: Brick constructionComposition roofSlab foundationBuilt on a 0.17-acre lot
• Exterior features: Covered porchWood fencingPaved road frontage

Interior

• Kitchen: Electric rangeMicrowave
• Bedrooms: Master downstairs
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Breakfast barMaster bedroom on the main floorWalk-in closet(s)Kitchen islandPantryBlindsFireplace

Listing history 50 events

1. 2026-11-08
   days on market $230,900 Active 75 DOM
2. 2026-11-07
   days on market $230,900 Active 74 DOM
3. 2026-11-06
   days on market $230,900 Active 73 DOM
4. 2026-11-05
   days on market $230,900 Active 72 DOM
5. 2026-11-04
   days on market $230,900 Active 71 DOM
6. 2026-11-02
   days on market $230,900 Active 69 DOM
7. 2026-11-01
   days on market $230,900 Active 68 DOM
8. 2026-10-31
   days on market $230,900 Active 67 DOM
9. 2026-10-30
   days on market $230,900 Active 66 DOM
10. 2026-10-29
    days on market $230,900 Active 65 DOM
11. 2026-10-28
    days on market $230,900 Active 64 DOM
12. 2026-10-27
    days on market $230,900 Active 63 DOM
13. 2026-10-26
    days on market $230,900 Active 62 DOM
14. 2026-10-25
    days on market $230,900 Active 61 DOM
15. 2026-10-24
    days on market $230,900 Active 60 DOM
16. 2026-10-23
    days on market $230,900 Active 59 DOM
17. 2026-10-22
    days on market $230,900 Active 58 DOM
18. 2026-10-21
    days on market $230,900 Active 57 DOM
19. 2026-10-20
    days on market $230,900 Active 56 DOM
20. 2026-10-19
    days on market $230,900 Active 55 DOM
21. 2026-10-18
    days on market $230,900 Active 54 DOM
22. 2026-10-17
    days on market $230,900 Active 53 DOM
23. 2026-10-16
    days on market $230,900 Active 52 DOM
24. 2026-10-15
    days on market $230,900 Active 51 DOM
25. 2026-10-14
    days on market $230,900 Active 50 DOM
26. 2026-10-13
    days on market $230,900 Active 49 DOM
27. 2026-10-12
    days on market $230,900 Active 48 DOM
28. 2026-10-11
    days on market $230,900 Active 47 DOM
29. 2026-10-10
    pricedays on market $230,900 Active 46 DOM
30. 2026-10-09
    days on market $234,900 Active 45 DOM
31. 2026-10-08
    days on market $234,900 Active 44 DOM
32. 2026-10-07
    days on market $234,900 Active 43 DOM
33. 2026-10-06
    days on market $234,900 Active 42 DOM
34. 2026-10-05
    days on market $234,900 Active 41 DOM
35. 2026-10-04
    days on market $234,900 Active 40 DOM
36. 2026-10-03
    days on market $234,900 Active 39 DOM
37. 2026-10-02
    days on market $234,900 Active 38 DOM
38. 2026-10-01
    days on market $234,900 Active 37 DOM
39. 2026-09-30
    days on market $234,900 Active 36 DOM
40. 2026-09-29
    days on market $234,900 Active 35 DOM
41. 2026-09-28
    days on market $234,900 Active 34 DOM
42. 2026-09-27
    days on market $234,900 Active 33 DOM
43. 2026-09-26
    days on market $234,900 Active 32 DOM
44. 2026-09-25
    days on market $234,900 Active 31 DOM
45. 2026-09-24
    days on market $234,900 Active 30 DOM
46. 2026-09-24
    days on market $234,900 Active 29 DOM
47. 2026-09-22
    days on market $234,900 Active 28 DOM
48. 2026-09-21
    days on market $234,900 Active 27 DOM
49. 2026-09-20
    days on market $234,900 Active 26 DOM
50. 2026-09-19
    days on market $234,900 Active 25 DOM

ⓘ 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: $23,550
• − Mortgage interest: −$12,934
• − Property taxes: −$3,464
• − Insurance: −$1,154
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − HOA: −$648
• − Depreciation: −$6,717
• Taxable loss: −$5,135
• Est. tax savings @ 24.0%: +$1,233
• After-tax cash flow: $40/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

Good 80/100 Cosmetic rehab Est. rehab $6,470–$19,410 screening

This move-in-ready home in Chandler, Texas, offers a good condition with a modern kitchen and bathrooms, and a well-maintained exterior. Potential buyers and renters can appreciate the home's good condition and the opportunity to make minor updates for a fresh look and increased value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring with a more modern style — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers/renters. ↑

ⓘ 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 41/100

Zoned Schools

Elementary Chandler El F TX #1,545/4,322 Nat'l #19,648/41,679 Middle Chandler Int F TX #756/1,662 Nat'l #6,830/14,009 High Brownsboro H S D- TX #591/1,632 Nat'l #6,330/17,239

Schools (NCES district)

• District: Brownsboro ISD
• NCES district ID: 4811640
• Math proficiency: 42% ▼ -5.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $45,624
• Composite: 37.38/100
• National rank: #4429
• State rank: #290 of 826 in TX

B Composite livability gradescore 70/100

Livability — Chandler

• Score: 70/100
• State rank: #347
• US rank: #7634

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chandler, TX
• County: Henderson · 80,471 people
• Population (ZIP): 10,357
• Household income: $58,587
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 7% of renters

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Population outlook (Henderson County) Hauer SSP2

• Today (2025): 80,471 people
• By 2030: 80,608 · +0.2%
• By 2040: 80,087 · -0.5%
• By 2050: 78,208 · -2.8%
• By 2075: 72,423 · -10.0%
• By 2100: 61,012 · -24.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 16% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 14%
• Languages at home: 91% English-only · Spanish 8% Other Indo-European 1%

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Political lean MEDSL · Henderson

• 2024 margin: Solid R (+63.5) · D 18.0% · R 81.4%
• 2008→2024 swing: -18.8pp toward R · 2008: -44.6pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+60.2 2016: R+60.0 2012: R+54.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.16%
• Current HPI: 192.0837
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $650Community includes curbs and sidewalks

Exterior

• Parking: 2-car garageConcrete driveway/garage surface
• Security: Security systemClosed-circuit cameras
• Utilities: Public waterPublic sewerElectricity available
• Home design: Single family residenceOne story
• Construction: Brick constructionComposition roofSlab foundationBuilt on a 0.17-acre lot
• Exterior features: Covered porchWood fencingPaved road frontage

Interior

• Kitchen: Electric rangeMicrowave
• Bedrooms: Master downstairs
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Breakfast barMaster bedroom on the main floorWalk-in closet(s)Kitchen islandPantryBlindsFireplace

Price history

-3.2% since first listed

3 events — show timeline

• 2026-08-25 Listed $239,900 GTAR
• 2026-03-23 Price Changed $245,000 LAAR
• 2026-02-19 Listed $247,900 LAAR