914 Colby Bluff Dr · Rockwall, TX 75087

$599,900

5 bd · 4.5 ba · 3,683 sqft · SingleFamily public records · 35 Days on market

Built 2018 7,187 sqft lot $163/sqft · 10% below area Est $667k · 10% under $63/mo HOA · 1% 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 +12.0/15.0
• Cash flow +7.2/30.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 14076849 - Built by Pacesetter Homes - Ready Now! ~ Stunning 2 Story Pacesetter Home; Gorgeous Brick & Stone Exterior with 3 car garage. This home is perfect for Entertaining with a large OPEN Family room, Nook, and cabinet loaded Kitchen. 4 Bedrooms with Study and step down Media. Indoor and Outdoor Gas fireplaces, large covered Patio on a South Facing Lot. Family Room Features Long Cathedral Ceiling with Wooden Beams. Huge chef island and endless counter space & cabinets. Complete with stainless Whirlpool 5 burner gas cooktop & built in microwave & over. The home is one of a kind! Schedule a private tour today!

Key facts

• Open floorplan
• Stunning kitchen
• 7,187 sq ft lot

Tags

• OPEN FLOORPLAN
• STUNNING KITCHEN
• PATIO FEATURING A FIREPLACE

Property features AI

Finance

• Other: Lot less than 0.5 acre (approx. 0.165 acre); Subdivision: Breezy Hill Ph IIA & IIB; County: Rockwall
• HOA & community: Mandatory association; Association fee $750 annually; Association fee covers grounds maintenance; HOA managed by Neighborhood Mgmt

Exterior

• Parking: Attached 3-car garage; Concrete parking
• Utilities: Municipal utility district: No; Utilities: Other
• Home design: Single family residence; Two stories; Residential property; Smart home features (approved/passed)
• Construction: Brick construction; Composition roof; Slab foundation; Built in 2018; Preowned
• Exterior features: Covered patio/porch

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Eat-in kitchen
• Bedrooms: 4 bedrooms (primary bedroom on level 1 with dual sinks, separate shower, and walk-in closet)
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 4 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Built-in features; Cable TV available; Cathedral ceilings; Eat-in kitchen; Two living areas; Two dining areas; Total of 10 rooms
• Laundry & utility: Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath single-family listed at $600k.

Deal economics

• At list price, monthly cash flow is $-816 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $456k (24.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $446k (25.6% below list).
• Recommended offer: $446k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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: Celia Hays El (math 62% / reading 59%, grade B-, #385 of 4,322 statewide, top 9%, 517 students, 11% FRL).
• Market conditions: Rents rising (+3.2%/yr); 1008 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 41% 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 $18k 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 35 days — a 3% lower offer ($582k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $446,393 (25.6% 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 35 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 4.66%
• Cash-on-cash: -5.83%
• DSCR: 0.74
• GRM: 11.2

CMA / ARV

• ARV (median comp): $666,607
• List price: $599,900
• Delta: -10.01%
• 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
817 Calm Crest Dr	0.14mi	4/3.5 (-1)	3,890 (+6%)	0mo	$850,000	$219	74
2502 Judith Dr	0.64mi	4/4.0 (-1)	3,738 (+2%)	3mo	$769,999	$206	58
1012 Roys Dr	0.63mi	4/5.0 (-1)	3,709 (+1%)	6mo	$879,900	$237	58
4521 Sky Harbor Dr	0.61mi	6/5.0 (+1)	3,882 (+5%)	3mo	$848,870	$219	53
623 Windy Ridge Ln	0.72mi	4/3.5 (-1)	3,579 (-3%)	2mo	$734,000	$205	51
4623 Lorion Dr	0.63mi	4/3.5 (-1)	3,506 (-5%)	5mo	$750,000	$214	49
2218 Laurel Dr	0.73mi	5/4.5	4,000 (+9%)	3mo	$764,959	$191	49
606 Limmerhill Dr	0.61mi	5/4.0	4,117 (+12%)	2mo	$985,000	$239	48
2400 Randas Way	0.69mi	5/4.5	4,147 (+13%)	2mo	$759,999	$183	45
2310 Judith Dr	0.71mi	5/4.0	4,112 (+12%)	2mo	$841,334	$205	44
2307 Laurel Dr	0.74mi	4/3.5 (-1)	3,875 (+5%)	5mo	$694,999	$179	44
2414 Miranda Ln	0.75mi	4/3.5 (-1)	3,997 (+8%)	2mo	$793,591	$199	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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -26.0%
• Equity multiple: 0.12×
• Total profit: $-147,978
• Equity at exit: $89,447

10-year hold

• IRR: -21.8%
• Equity multiple: -0.14×
• Total profit: $-190,770
• Equity at exit: $51,868

Cash invested: $167,972 (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: 11.2×

Monthly cashflow live

• Estimated rent: $4,464 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$884 /mo · $10,607/yr
• Insurance: −$250
• HOA: −$63
• Vacancy / Maint / Mgmt: −$937
• Net cashflow: $-816

Break-even live

Break-even rent $5,497

Max offer price $455,694

Occupancy floor —

Sensitivity live

Price	-10% $-477	-5% $-647	+0% $-816	+5% $-986	+10% $-1,156
Rent	-10% $-1,169	-5% $-993	+0% $-816	+5% $-640	+10% $-464
Rate	-1.0pp $-514	-0.5pp $-664	base $-816	+0.5pp $-972	+1.0pp $-1,130

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: $149,975
• Closing costs: $17,997
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 Pleasant View Dr Rockwall, TX	6.0	4.5	4192	$3,595	$0.86	44d	1	0.09mi
3526 Ridgecross Dr Rockwall, TX	5.0	4.5	3485	$7,200	$2.07	44d	1	0.10mi
3537 Ridgecross Dr Rockwall, TX	4.0	3.5	3542	$3,825	$1.08	44d	1	0.14mi
4602 Lorion Dr Rockwall, TX	4.0	3.0	3144	$4,100	$1.30	44d	1	0.62mi
4602 Lorion Dr Rockwall, TX	4.0	3.0	3144	$4,100	$1.30	25d	1	0.62mi
586 Mountcastle Dr Rockwall, TX	4.0	3.5	3087	$3,950	$1.28	44d	1	0.70mi
545 Goose Lake Dr Rockwall, TX	5.0	5.5	4002	$4,500	$1.12	44d	1	0.78mi
1927 Pebble Ln Rockwall, TX	5.0	5.5	4242	$4,800	$1.13	6d	1	1.09mi
439 Montrose Dr Rockwall, TX	4.0	4.5	3811	$3,900	$1.02	5d	1	1.13mi
7132 Hunt Ln Rockwall, TX	5.0	2.5	2910	$8,750	$3.01	44d	1	1.18mi
7132 Hunt Ln Unit 1019551P Rockwall, TX	5.0	2.5	2906	$15,524	$5.34	21d	1	1.18mi
1980 Creekside Dr Rockwall, TX	4.0	4.0	4279	$3,849	$0.90	3d	1	1.40mi
1468 Red Wolf Dr Rockwall, TX	4.0	3.0	2835	$2,999	$1.06	6d	1	1.41mi
2223 Clairmount Dr Rockwall, TX	5.0	4.0	3574	$3,900	$1.09	25d	1	1.49mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: gaspool

Listing history 20 events

1. 2026-06-18
   days on market $599,900 Active 35 DOM
2. 2026-06-17
   days on market $599,900 Active 34 DOM
3. 2026-06-16
   days on market $599,900 Active 33 DOM
4. 2026-06-15
   days on market $599,900 Active 32 DOM
5. 2026-06-13
   days on market $599,900 Active 30 DOM
6. 2026-06-13
   days on market $599,900 Active 29 DOM
7. 2026-06-09
   days on market $599,900 Active 26 DOM
8. 2026-06-08
   days on market $599,900 Active 25 DOM
9. 2026-06-07
   days on market $599,900 Active 24 DOM
10. 2026-06-04
    days on market $599,900 Active 21 DOM
11. 2026-06-03
    days on market $599,900 Active 20 DOM
12. 2026-06-02
    days on market $599,900 Active 19 DOM
13. 2026-06-01
    days on market $599,900 Active 18 DOM
14. 2026-05-31
    days on market $599,900 Active 17 DOM
15. 2026-05-14
    listed $599,900 Active 1020-char remark
16. 2020-05-27
    soldstatus Sold 642-char remark

    Show marketing remark (642 chars)

    MLS# 14076849 - Built by Pacesetter Homes - Ready Now! ~ Stunning 2 Story Pacesetter Home; Gorgeous Brick & Stone Exterior with 3 car garage. This home is perfect for Entertaining with a large OPEN Family room, Nook, and cabinet loaded Kitchen. 4 Bedrooms with Study and step down Media. Indoor and Outdoor Gas fireplaces, large covered Patio on a South Facing Lot. Family Room Features Long Cathedral Ceiling with Wooden Beams. Huge chef island and endless counter space & cabinets. Complete with stainless Whirlpool 5 burner gas cooktop & built in microwave & over. The home is one of a kind! Schedule a private tour today!

17. 2020-04-23
    status Pending 642-char remark

    Show marketing remark (642 chars)

    MLS# 14076849 - Built by Pacesetter Homes - Ready Now! ~ Stunning 2 Story Pacesetter Home; Gorgeous Brick & Stone Exterior with 3 car garage. This home is perfect for Entertaining with a large OPEN Family room, Nook, and cabinet loaded Kitchen. 4 Bedrooms with Study and step down Media. Indoor and Outdoor Gas fireplaces, large covered Patio on a South Facing Lot. Family Room Features Long Cathedral Ceiling with Wooden Beams. Huge chef island and endless counter space & cabinets. Complete with stainless Whirlpool 5 burner gas cooktop & built in microwave & over. The home is one of a kind! Schedule a private tour today!

18. 2019-11-01
    price $464,900 642-char remark

    Show marketing remark (642 chars)

    MLS# 14076849 - Built by Pacesetter Homes - Ready Now! ~ Stunning 2 Story Pacesetter Home; Gorgeous Brick & Stone Exterior with 3 car garage. This home is perfect for Entertaining with a large OPEN Family room, Nook, and cabinet loaded Kitchen. 4 Bedrooms with Study and step down Media. Indoor and Outdoor Gas fireplaces, large covered Patio on a South Facing Lot. Family Room Features Long Cathedral Ceiling with Wooden Beams. Huge chef island and endless counter space & cabinets. Complete with stainless Whirlpool 5 burner gas cooktop & built in microwave & over. The home is one of a kind! Schedule a private tour today!

19. 2019-09-23
    price $474,900 642-char remark

    Show marketing remark (642 chars)

    MLS# 14076849 - Built by Pacesetter Homes - Ready Now! ~ Stunning 2 Story Pacesetter Home; Gorgeous Brick & Stone Exterior with 3 car garage. This home is perfect for Entertaining with a large OPEN Family room, Nook, and cabinet loaded Kitchen. 4 Bedrooms with Study and step down Media. Indoor and Outdoor Gas fireplaces, large covered Patio on a South Facing Lot. Family Room Features Long Cathedral Ceiling with Wooden Beams. Huge chef island and endless counter space & cabinets. Complete with stainless Whirlpool 5 burner gas cooktop & built in microwave & over. The home is one of a kind! Schedule a private tour today!

20. 2019-04-27
    listed $489,000 Active 642-char remark

    Show marketing remark (642 chars)

    MLS# 14076849 - Built by Pacesetter Homes - Ready Now! ~ Stunning 2 Story Pacesetter Home; Gorgeous Brick & Stone Exterior with 3 car garage. This home is perfect for Entertaining with a large OPEN Family room, Nook, and cabinet loaded Kitchen. 4 Bedrooms with Study and step down Media. Indoor and Outdoor Gas fireplaces, large covered Patio on a South Facing Lot. Family Room Features Long Cathedral Ceiling with Wooden Beams. Huge chef island and endless counter space & cabinets. Complete with stainless Whirlpool 5 burner gas cooktop & built in microwave & over. The home is one of a kind! Schedule a private tour today!

ⓘ 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: $10,607 · $884/mo
• Projected year-2 tax: $10,978 · $915/mo
• Expected delta: +$371/yr (+$31/mo · 3.5%)

ⓘ 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: $53,567
• − Mortgage interest: −$33,604
• − Property taxes: −$10,607
• − Insurance: −$3,000
• − Repairs & maintenance: −$4,285
• − Management: −$4,285
• − HOA: −$756
• − Depreciation: −$17,452
• Taxable loss: −$20,422
• Est. tax savings @ 24.0%: +$4,901
• After-tax cash flow: $-4,895/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

+22.7% since first listed

6 events — show timeline

• 2026-05-14 Listed $599,900 NTREIS
• 2020-05-27 Sold (MLS) — NTREIS
• 2020-04-23 Pending — NTREIS
• 2019-11-01 Price Changed $464,900 NTREIS
• 2019-09-23 Price Changed $474,900 NTREIS
• 2019-04-27 Listed $489,000 NTREIS

Property tax history

+25.7%/yr

Latest (2025): $10,607 · +5.1% YoY. Source: county tax records.