220 Whispering Pine Dr · Poetry, TX 75189

$264,990

4 bd · 2.0 ba · 1,615 sqft · SingleFamily · 12 Days on market

Built 2026 Good condition 5,750 sqft lot Est $275k · at est. $42/mo HOA · 2% of rent ↓ 13% 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 +13.9/30.0
• ARV discount +9.1/15.0
• DSCR +4.2/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

New! Spacious single story! Four bedrooms, two full baths, with open floor plan and covered patio. Home includes, island kitchen, granite counters throughout, LED lighting, full sprinkler system, professionally engineered post tension foundation, and much more! Discover the tranquility of Wildwood, a charming community nestled in the heart of Royse City. Surrounded by lush greenery and serene landscapes, this idyllic neighborhood offers a peaceful escape from the hustle and bustle of city life. Enjoy easy access to top-rated schools, parks, and shopping centers, making Wildwood the perfect place to call home. Enjoy the convenience of easy access to major highways, making it a breeze to com

Key facts

• Island kitchen
• Covered patio
• Granite counters

Tags

• ISLAND KITCHEN
• GRANITE COUNTERS
• COVERED PATIO
• FULL SPRINKLER SYSTEM
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• Other: Listing sold by builder (special listing condition: Builder); Financing options include Cash, Conventional, FHA, VA
• HOA & community: Mandatory association with semi-annual fee (includes full use of facilities)

Exterior

• Parking: 2 covered parking spaces; 2-car attached garage (approximately 19' wide x 20' deep, 10' height)
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: City water; City sewer; Located in a Municipal Utility District; Green energy/efficiency features including enhanced attic insulation, insulated windows, efficient HVAC, efficient lighting, and programmable thermostat
• Home design: Single family residence; One story; Residential property; Not attached to another property; Subdivision: Wildwood
• Construction: Composition roof; Slab foundation; Built in 2026
• Exterior features: Wood fencing

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Microwave; Breakfast bar; Built-in cabinets; Natural stone/granite counters; Water line to refrigerator
• Bedrooms: Primary bedroom on level 1 with ensuite bath and walk-in closet; Three additional bedrooms on level 1 (split bedroom layout for two of them)
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Open floorplan; Decorative lighting; Eat-in kitchen; Kitchen island; Granite counters; Pantry; Cable TV available; High speed internet available
• Laundry & utility: Room for laundry/utility (washer/dryer not specifically listed)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $27 ($324/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (9.2% below list).
• Recommended offer: $241k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.9% in Poetry — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: Harry Herndon El (math 52% / reading 41%, grade D-, #1,080 of 4,322 statewide, top 25%, 536 students, 49% 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); 1301 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,810 units permitted in Rockwall County in 2024 (0 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.
• Rockwall County population projected at +56% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,544 (9.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $274,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 Desert Willow Way	0.06mi	4/2.0	1,615 (0%)	2mo	$250,990	$155	95
311 Desert Willow Way	0.09mi	4/2.0	1,615 (0%)	3mo	$260,990	$162	93
619 Bluejack Dr	0.18mi	4/2.0	1,615 (0%)	6mo	$273,990	$170	86
611 Bluejack Dr	0.18mi	3/2.0 (-1)	1,566 (-3%)	8mo	$295,990	$189	75
543 Bluejack Dr	0.18mi	4/2.0	1,801 (+12%)	4mo	$265,490	$147	69
448 Vitex Dr	0.30mi	3/2.0 (-1)	1,592 (-1%)	12mo	$270,000	$170	69
607 Bluejack Dr	0.18mi	4/2.0	1,801 (+12%)	7mo	$306,990	$170	67
559 Bluejack Dr	0.18mi	3/2.0 (-1)	1,448 (-10%)	4mo	$236,990	$164	66
623 Bluejack Dr	0.18mi	4/2.0	1,801 (+12%)	8mo	$306,990	$170	66
415 Stagecoach Rd	0.36mi	4/2.0	1,500 (-7%)	14mo	$279,000	$186	60
244 Vitex Dr	0.17mi	3/2.0 (-1)	1,390 (-14%)	13mo	$245,990	$177	53
335 Vitex Dr	0.21mi	3/2.0 (-1)	1,390 (-14%)	14mo	$245,990	$177	50

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: -19.1%
• Equity multiple: 0.35×
• Total profit: $-48,206
• Equity at exit: $39,511

10-year hold

• IRR: -19.7%
• Equity multiple: 0.10×
• Total profit: $-66,752
• Equity at exit: $22,911

Cash invested: $74,197 (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: 1301
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,405 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$42
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $27

Break-even live

Break-even rent $2,371

Max offer price $264,990

Occupancy floor 94%

Sensitivity live

Price	-10% $210	-5% $119	+0% $27	+5% $-65	+10% $-156
Rent	-10% $-163	-5% $-68	+0% $27	+5% $122	+10% $217
Rate	-1.0pp $160	-0.5pp $94	base $27	+0.5pp $-42	+1.0pp $-112

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: $66,248
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
444 Vitex Dr Royse City, TX	4.0	2.5	2080	$2,200	$1.06	0d	1	0.29mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 8 events

1. 2026-06-21
   days on market $264,990 Active 12 DOM
2. 2026-06-18
   days on market $264,990 Active 9 DOM
3. 2026-06-17
   days on market $264,990 Active 8 DOM
4. 2026-06-16
   days on market $264,990 Active 7 DOM
5. 2026-06-15
   days on market $264,990 Active 6 DOM
6. 2026-06-13
   days on market $264,990 Active 4 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $264,990 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 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

Taxation est. · year 1

• Rental income: $28,865
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,309
• − Management: −$2,309
• − HOA: −$504
• − Depreciation: −$7,709
• Taxable loss: −$4,109
• Est. tax savings @ 24.0%: +$986
• After-tax cash flow: $1,310/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 · 6 photos

Good 80/100 Cosmetic rehab

This single-story home is in excellent condition with a good condition score of 80. It is move-in ready with a good exterior, well-maintained interior, and modern finishes. The home has a good resale and rental value with minor updates that could further enhance its curb appeal and functionality.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace shower curtain with glass shower door — Modernizes bathroom and improves functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace shower curtain with glass shower door — Modernizes bathroom and improves functionality ↑

ⓘ 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 — Poetry

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Rockwall County · 132,930 people
• 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 (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: 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 · 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: ▼ -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

-13.1% since first listed

2 events — show timeline

• 2026-06-09 Price Changed $264,990 NTREIS
• 2026-06-09 Listed $304,990 NTREIS