116 Creek Plum Dr · Royse City, TX 75189

$260,000

4 bd · 2.0 ba · 1,892 sqft · SingleFamily public records · 14 Days on market

Built 2021 Good condition 6,665 sqft lot $137/sqft · 12% below area Est $295k · 12% under $48/mo HOA · 2% of rent

---

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 +12.9/15.0
• Cash flow +7.9/30.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.2/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 116 Creek Plum Drive, a beautifully maintained single-story home located in the desirable Valor Farms community in Royse City. This home offers a bright, open-concept layout with modern finishes, neutral paint, recessed lighting, and LVP flooring throughout the main living areas. The kitchen features quartz-style countertops, dark cabinetry, stainless steel appliances, a large center island with seating, and an easy flow into the dining and living spaces, making it ideal for everyday living and entertaining. The spacious living area is filled with natural light and overlooks the backyard, while the dining area provides plenty of room for gatherings. The private primary suite offe

Key facts

• Large center island
• Covered patio
• Fenced backyard

Tags

• OPEN-CONCEPT LAYOUT
• QUARTZ-STYLE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND
• FENCED BACKYARD
• COVERED PATIO

Property features AI

Finance

• Other: Listing terms include Cash, Conventional, FHA, and VA financing; Possession at closing/funding; Listing is Active Under Contract
• HOA & community: Mandatory HOA; HOA managed by Essex MgmtGroup; Annual association fee; Association fee covers full use of facilities, grounds maintenance, and structure maintenance

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces; Garage faces front
• Security: Audio and video surveillance consent for visitors
• Utilities: Municipal Utility District service; MUD water and sewer; Individual water meter; Individual gas meter; Electricity connected; Cable available; Curbs and underground utilities
• Home design: Single-family residence; Residential property; Built in 2021; Entry level: Main
• Construction: Slab foundation
• Exterior features: Subdivision: Valor Farms Ph 1; Less than 0.5-acre lot (approx. 0.153 acres)

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric oven; Electric range; Kitchen approx. 19 x 11
• Bedrooms: 4 bedrooms (all on main level); Primary bedroom approx. 18 x 14
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Electric fireplace features
• Interior features: Built-in features; One-level layout; 8 total rooms; One living area; One dining area

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 $-283 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (8.7% below list).
• Recommended offer: $210k (19.2% below list) — sets the bar for cash-flow.

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: Ruth Cherry El (math 42% / reading 37%, grade F, #1,545 of 4,322 statewide, top 38%, 654 students, 45% FRL).
• 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 12d 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 $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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $210,065 (19.2% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 0.91% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.66%
• DSCR: 0.79
• GRM: 9.1

CMA / ARV

• ARV (median comp): $295,444
• List price: $260,000
• Delta: -12.00%
• 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
1600 Etosha Dr	0.39mi	4/2.0	1,898 (+0%)	1mo	$297,990	$157	81
1616 Gulin St	0.45mi	4/2.0	1,877 (-1%)	0mo	$323,934	$173	78
1604 Etosha Dr	0.40mi	4/2.0	2,010 (+6%)	2mo	$303,990	$151	70
1613 Gulin St	0.43mi	4/2.0	2,010 (+6%)	1mo	$304,990	$152	69
1501 Gulin St	0.37mi	4/2.0	2,106 (+11%)	1mo	$334,990	$159	63
1617 Gulin St	0.44mi	4/2.0	2,106 (+11%)	2mo	$309,990	$147	60
1844 Javelina St	0.58mi	4/2.0	1,720 (-9%)	0mo	$244,999	$142	58
1712 Gulin St	0.49mi	4/2.0	2,106 (+11%)	2mo	$323,990	$154	57
1853 Javelina St	0.61mi	4/2.0	1,720 (-9%)	1mo	$248,699	$145	56
1705 Gulin St	0.46mi	4/3.0	2,106 (+11%)	0mo	$343,839	$163	55
1832 Javelina St	0.62mi	4/2.0	1,720 (-9%)	1mo	$232,899	$135	55
3000 Beau Daniel Dr	0.58mi	3/2.0 (-1)	1,711 (-10%)	1mo	$330,135	$193	51

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: -28.3%
• Equity multiple: 0.08×
• Total profit: $-66,834
• Equity at exit: $38,767

10-year hold

• IRR: -50.3%
• Equity multiple: -0.47×
• Total profit: $-107,219
• Equity at exit: $22,480

Cash invested: $72,800 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,374 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$638 /mo · $7,660/yr
• Insurance: −$108
• HOA: −$48
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-283

Break-even live

Break-even rent $2,732

Max offer price $210,065

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3000 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$1,895	$1.00	14d	1	0.07mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	20d	1	0.08mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	43d	1	0.08mi
305 Banner Ave Royse City, TX	4.0	2.0	1830	$2,350	$1.28	2d	1	0.12mi
2940 Lawson Dr Royse City, TX	5.0	2.0	2012	$2,295	$1.14	5d	1	0.19mi
3312 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$2,160	$1.14	2d	1	0.19mi
505 Banner Ave Royse City, TX	5.0	2.0	2012	$2,180	$1.08	24d	1	0.21mi
505 Banner Ave Royse City, TX	5.0	2.0	2012	$2,180	$1.08	6d	1	0.21mi
3032 Zinnia St Royse City, TX	4.0	2.0	1917	$2,000	$1.04	24d	1	0.38mi
2912 Wooten Trl Royse City, TX	4.0	3.0	2092	$1,895	$0.91	2d	1	0.39mi
201 Corcovado Ave Royse City, TX	4.0	3.0	2323	$3,900	$1.68	43d	1	0.48mi
1825 Lotus St Royse City, TX	4.0	2.0	1996	$2,195	$1.10	2d	1	0.49mi
1833 Lotus St Royse City, TX	4.0	2.5	2348	$2,495	$1.06	17d	1	0.51mi
1833 Lotus St Royse City, TX	4.0	2.5	2348	$2,495	$1.06	24d	1	0.51mi
1813 Huisache St Royse City, TX	3.0	2.0	1600	$1,895	$1.18	18d	1	0.56mi
1844 Javelina St Royse City, TX	4.0	2.0	1720	$2,295	$1.33	4d	1	0.58mi
1817 Grassland Dr Royse City, TX	3.0	2.0	1763	$2,200	$1.25	2d	1	0.60mi
1852 Javelina St Royse City, TX	4.0	2.0	1900	$2,200	$1.16	20d	1	0.60mi
3032 Leatherwood Ln Royse City, TX	3.0	2.0	1586	$2,100	$1.32	5d	1	0.70mi
3100 Leatherwood Ln Royse City, TX	4.0	2.5	2544	$2,600	$1.02	10d	1	0.72mi
1828 Elderberry St Royse City, TX	3.0	2.0	1907	$1,995	$1.05	14d	1	0.72mi
1944 Javelina St Royse City, TX	3.0	2.0	1934	$2,195	$1.13	1d	1	0.73mi
1825 Damianita Dr Royse City, TX	4.0	2.0	1999	$2,100	$1.05	14d	1	0.73mi
1937 Huisache St Royse City, TX	4.0	2.0	1999	$2,350	$1.18	1d	1	0.74mi
3109 Leatherwood Ln Royse City, TX	4.0	2.0	1800	$2,295	$1.27	12d	1	0.75mi
2805 Caroline St Royse City, TX	4.0	3.5	2550	$2,450	$0.96	1d	1	0.76mi
2529 Moser Ln Royse City, TX	4.0	3.0	2174	$2,600	$1.20	1d	1	0.77mi
1916 Elderberry St Royse City, TX	3.0	2.0	1654	$2,059	$1.24	1d	1	0.80mi
1817 Acacia Dr Royse City, TX	4.0	3.0	2118	$2,000	$0.94	13d	1	0.80mi
2413 Spring Side Dr Royse City, TX	4.0	3.0	2164	$2,190	$1.01	43d	1	0.81mi
1944 Fox Glove St Royse City, TX	4.0	2.0	1478	$1,795	$1.21	43d	1	0.82mi
2721 Green River Rd Royse City, TX	4.0	3.5	2289	$2,299	$1.00	43d	1	0.83mi
2717 Green River Rd Royse City, TX	3.0	2.5	1935	$2,199	$1.14	7d	1	0.83mi
2629 Green River Rd Royse City, TX	4.0	3.0	2182	$2,500	$1.15	24d	1	0.84mi
2629 Green River Rd Royse City, TX	4.0	3.0	2182	$2,500	$1.15	1d	1	0.84mi
2420 Green River Rd Royse City, TX	4.0	3.5	2262	$2,700	$1.19	12d	1	0.86mi
2412 Green River Rd Royse City, TX	4.0	3.5	2547	$2,600	$1.02	1d	1	0.87mi
3105 Oak Crest Dr Royse City, TX	3.0	2.0	1864	$1,929	$1.03	21d	1	0.96mi
1312 Silver Maple Ln Royse City, TX	3.0	2.5	1406	$1,695	$1.21	43d	1	1.00mi
2117 Berrywood Dr Royse City, TX	4.0	2.0	1703	$2,095	$1.23	2d	1	1.01mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 2 events

1. 2026-05-17
   historical Active Option Contract 1347-char remark
2. 2026-05-10
   listed $260,000 Active 1347-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: $7,660 · $638/mo
• Projected year-2 tax: $7,660 · $638/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,487
• − Mortgage interest: −$14,564
• − Property taxes: −$7,660
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,279
• − Management: −$2,279
• − HOA: −$576
• − Depreciation: −$7,564
• Taxable loss: −$7,734
• Est. tax savings @ 24.0%: +$1,856
• After-tax cash flow: $-1,536/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

This single-story home in Valor Farms is in good condition with a good condition score of 80. It has a modern layout, neutral paint, and LVP flooring throughout the main living areas. The home is move-in ready with minor cosmetic updates that can further increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value
• Both Replace carpet with hardwood flooring in bedrooms — Hardwood flooring is more durable and can increase property value
• Both Install smart home devices — Smart home devices can increase property value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
• Both Replace carpet with hardwood flooring in bedrooms — Hardwood flooring is more durable and can increase property value ↑
• Both Install smart home devices — Smart home devices can increase property value and attract tech-savvy buyers ↑

ⓘ 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

3 events — show timeline

• 2026-05-24 Pending — NTREIS
• 2026-05-17 Contingent — NTREIS
• 2026-05-10 Listed $260,000 NTREIS

Property tax history

+60.5%/yr

Latest (2025): $7,660 · +1.8% YoY. Source: county tax records.