1400 Primrose Ln · Royse City, TX 75189

$329,000

5 bd · 4.0 ba · 3,516 sqft · SingleFamily public records · 69 Days on market

Built 2006 9,235 sqft lot $94/sqft · 6% below area Est $350k · 6% under $24/mo HOA · 1% 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).

• Cash flow +10.4/30.0
• ARV discount +10.2/15.0
• 1% rule +4.2/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the untapped potential of this spacious 3,516 sq ft home, ready for your personal touch, perfectly positioned on a corner lot in the heart of fast-growing Royse City; this 5-bedroom, 3-bathroom property is an excellent opportunity for investors or owner-occupants alike, built in 2006 with a solid structure, new roof (2019), and upstairs AC unit installed in 2025 providing a strong foundation for your next renovation or makeover; envision the possibilities—create a sleek modern flip that commands top dollar or a high-demand rental in a rapidly growing area with easy access to I-30, a nearby elementary school, and an expanding local community; inside, a frameless glass shower adds a touch of modern style and hints at what the property can become; don’t miss this chance to build real equity—

Key facts

• Easy access to i-30
• Corner lot
• New roof

Tags

• CORNER LOT
• NEW ROOF
• UPSTAIRS AC UNIT
• FRAMELESS GLASS SHOWER
• EASY ACCESS TO I-30
• NEARBY ELEMENTARY SCHOOL

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (7.7% below list).
• Recommended offer: $298k (9.4% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 4.2% in Royse City — 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 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: Anita Scott El (math 53% / reading 40%, grade D-, #1,080 of 4,322 statewide, top 25%, 712 students, 47% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,810 units permitted in Rockwall County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($117k/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 $10k 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 69 days — a 6% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• 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 $298,238 (9.4% 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 69 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.92% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.27%
• DSCR: 0.90
• GRM: 9.0

CMA / ARV

• ARV (median comp): $350,316
• List price: $329,000
• Delta: -6.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1400 Primrose Ln	0.00mi	5/3.0	3,516 (0%)	0mo	$329,000	$94	96
303 Frost Farm Ct	0.56mi	5/3.0	3,022 (-14%)	1mo	$350,000	$116	46
348 Mohan Dr	0.66mi	5/3.0	3,055 (-13%)	15mo	$399,500	$131	31
421 Welch Dr	0.52mi	4/2.5 (-1)	3,086 (-12%)	20mo	$380,000	$123	28

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: -23.9%
• Equity multiple: 0.21×
• Total profit: $-73,070
• Equity at exit: $49,055

10-year hold

• IRR: -32.8%
• Equity multiple: -0.21×
• Total profit: $-111,361
• Equity at exit: $28,446

Cash invested: $92,120 (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: 9.0×

Monthly cashflow live

• Estimated rent: $3,036 high
• Mortgage (P&I): −$1,725
• Tax from tax record: −$686 /mo · $8,233/yr
• Insurance: −$137
• HOA: −$24
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $-174

Break-even live

Break-even rent $3,256

Max offer price $298,238

Occupancy floor —

Sensitivity live

Price	-10% $12	-5% $-81	+0% $-174	+5% $-267	+10% $-360
Rent	-10% $-414	-5% $-294	+0% $-174	+5% $-54	+10% $66
Rate	-1.0pp $-8	-0.5pp $-90	base $-174	+0.5pp $-259	+1.0pp $-346

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 Evergreen St Royse City, TX	5.0	2.5	3086	$2,760	$0.89	4d	1	0.10mi
1609 Brandon Dr Royse City, TX	5.0	3.0	3041	$3,555	$1.17	45d	1	0.43mi
520 Welch Dr Royse City, TX	4.0	2.5	3008	$2,550	$0.85	0d	1	0.49mi
612 Dyann Dr Royse City, TX	4.0	3.0	3001	$2,900	$0.97	16d	1	0.53mi
4320 Cascade Falls Ct Royse City, TX	4.0	2.5	2650	$2,400	$0.91	45d	1	0.59mi
1140 Enchanted Rock Ln Royse City, TX	4.0	3.0	2900	$2,450	$0.84	13d	1	0.63mi

HOA detail

• Monthly dues: $24 · $288/yr

Listing history 29 events

1. 2026-06-07
   status $329,000 Pending 69 DOM
2. 2026-06-04
   days on market $329,000 Active 69 DOM
3. 2026-06-03
   days on market $329,000 Active 68 DOM
4. 2026-06-02
   days on market $329,000 Active 67 DOM
5. 2026-06-01
   days on market $329,000 Active 66 DOM
6. 2026-05-31
   days on market $329,000 Active 65 DOM
7. 2026-04-16
   price $329,000 826-char remark

   Show marketing remark (826 chars)

   Discover the untapped potential of this spacious 3,516 sq ft home, ready for your personal touch, perfectly positioned on a corner lot in the heart of fast-growing Royse City; this 5-bedroom, 3-bathroom property is an excellent opportunity for investors or owner-occupants alike, built in 2006 with a solid structure, new roof (2019), and upstairs AC unit installed in 2025 providing a strong foundation for your next renovation or makeover; envision the possibilities—create a sleek modern flip that commands top dollar or a high-demand rental in a rapidly growing area with easy access to I-30, a nearby elementary school, and an expanding local community; inside, a frameless glass shower adds a touch of modern style and hints at what the property can become; don’t miss this chance to build real equity—

8. 2026-03-20
   listed $349,000 Active 826-char remark

   Show marketing remark (826 chars)

   Discover the untapped potential of this spacious 3,516 sq ft home, ready for your personal touch, perfectly positioned on a corner lot in the heart of fast-growing Royse City; this 5-bedroom, 3-bathroom property is an excellent opportunity for investors or owner-occupants alike, built in 2006 with a solid structure, new roof (2019), and upstairs AC unit installed in 2025 providing a strong foundation for your next renovation or makeover; envision the possibilities—create a sleek modern flip that commands top dollar or a high-demand rental in a rapidly growing area with easy access to I-30, a nearby elementary school, and an expanding local community; inside, a frameless glass shower adds a touch of modern style and hints at what the property can become; don’t miss this chance to build real equity—

9. 2020-06-16
   soldstatus
10. 2020-06-12
    soldstatus Sold 709-char remark

    Show marketing remark (709 chars)

    ZERO Down payment with a USDA loan. Move in with little to no money out of pocket at closing. This Beautifully updated home in Briarstone Estates, with over $40K in upgrades. New Roof, Modern updates throughout including granite counter tops, stainless appliances – including refrigerator, New carpet, and laminate hardwoods. Frame less shower doors, waterfall faucets. 5 Bedrooms, 5th bedroom could be an office, Spacious bedroom sizes, walk in closets, etc. If you are looking for lots of quality living space for your family --- it just does not get better than this. Neighborhood is walking distance to Anita Scott Elementary School. Close to restaurants and shopping. Move in Ready waiting for you!

11. 2020-05-18
    status Pending 709-char remark

    Show marketing remark (709 chars)

    ZERO Down payment with a USDA loan. Move in with little to no money out of pocket at closing. This Beautifully updated home in Briarstone Estates, with over $40K in upgrades. New Roof, Modern updates throughout including granite counter tops, stainless appliances – including refrigerator, New carpet, and laminate hardwoods. Frame less shower doors, waterfall faucets. 5 Bedrooms, 5th bedroom could be an office, Spacious bedroom sizes, walk in closets, etc. If you are looking for lots of quality living space for your family --- it just does not get better than this. Neighborhood is walking distance to Anita Scott Elementary School. Close to restaurants and shopping. Move in Ready waiting for you!

12. 2020-05-06
    historical Active Option Contract 709-char remark

    Show marketing remark (709 chars)

    ZERO Down payment with a USDA loan. Move in with little to no money out of pocket at closing. This Beautifully updated home in Briarstone Estates, with over $40K in upgrades. New Roof, Modern updates throughout including granite counter tops, stainless appliances – including refrigerator, New carpet, and laminate hardwoods. Frame less shower doors, waterfall faucets. 5 Bedrooms, 5th bedroom could be an office, Spacious bedroom sizes, walk in closets, etc. If you are looking for lots of quality living space for your family --- it just does not get better than this. Neighborhood is walking distance to Anita Scott Elementary School. Close to restaurants and shopping. Move in Ready waiting for you!

13. 2020-04-24
    status Active 709-char remark

    Show marketing remark (709 chars)

    ZERO Down payment with a USDA loan. Move in with little to no money out of pocket at closing. This Beautifully updated home in Briarstone Estates, with over $40K in upgrades. New Roof, Modern updates throughout including granite counter tops, stainless appliances – including refrigerator, New carpet, and laminate hardwoods. Frame less shower doors, waterfall faucets. 5 Bedrooms, 5th bedroom could be an office, Spacious bedroom sizes, walk in closets, etc. If you are looking for lots of quality living space for your family --- it just does not get better than this. Neighborhood is walking distance to Anita Scott Elementary School. Close to restaurants and shopping. Move in Ready waiting for you!

14. 2020-04-17
    status Pending 709-char remark

    Show marketing remark (709 chars)

    ZERO Down payment with a USDA loan. Move in with little to no money out of pocket at closing. This Beautifully updated home in Briarstone Estates, with over $40K in upgrades. New Roof, Modern updates throughout including granite counter tops, stainless appliances – including refrigerator, New carpet, and laminate hardwoods. Frame less shower doors, waterfall faucets. 5 Bedrooms, 5th bedroom could be an office, Spacious bedroom sizes, walk in closets, etc. If you are looking for lots of quality living space for your family --- it just does not get better than this. Neighborhood is walking distance to Anita Scott Elementary School. Close to restaurants and shopping. Move in Ready waiting for you!

15. 2020-04-06
    historical Active Option Contract 709-char remark

    Show marketing remark (709 chars)

    ZERO Down payment with a USDA loan. Move in with little to no money out of pocket at closing. This Beautifully updated home in Briarstone Estates, with over $40K in upgrades. New Roof, Modern updates throughout including granite counter tops, stainless appliances – including refrigerator, New carpet, and laminate hardwoods. Frame less shower doors, waterfall faucets. 5 Bedrooms, 5th bedroom could be an office, Spacious bedroom sizes, walk in closets, etc. If you are looking for lots of quality living space for your family --- it just does not get better than this. Neighborhood is walking distance to Anita Scott Elementary School. Close to restaurants and shopping. Move in Ready waiting for you!

16. 2020-03-03
    listed $275,900 Active 709-char remark

    Show marketing remark (709 chars)

    ZERO Down payment with a USDA loan. Move in with little to no money out of pocket at closing. This Beautifully updated home in Briarstone Estates, with over $40K in upgrades. New Roof, Modern updates throughout including granite counter tops, stainless appliances – including refrigerator, New carpet, and laminate hardwoods. Frame less shower doors, waterfall faucets. 5 Bedrooms, 5th bedroom could be an office, Spacious bedroom sizes, walk in closets, etc. If you are looking for lots of quality living space for your family --- it just does not get better than this. Neighborhood is walking distance to Anita Scott Elementary School. Close to restaurants and shopping. Move in Ready waiting for you!

17. 2020-01-29
    historical
18. 2019-12-17
    price $287,786
19. 2019-11-09
    price $288,499
20. 2019-10-21
    price $288,500
21. 2019-10-05
    listed $290,000 Active
22. 2019-10-04
    historical
23. 2019-09-23
    price $298,000
24. 2019-08-28
    price $304,500
25. 2019-08-28
    price $309,500
26. 2019-08-02
    listed $316,000 Active
27. 2007-01-19
    soldstatus
28. 2006-12-10
    historical
29. 2006-08-21
    listed $167,229

ⓘ 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: $8,233 · $686/mo
• Projected year-2 tax: $8,233 · $686/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 ≥110°F today · 24 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: $36,430
• − Mortgage interest: −$18,429
• − Property taxes: −$8,233
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,914
• − Management: −$2,914
• − HOA: −$288
• − Depreciation: −$9,571
• Taxable loss: −$7,564
• Est. tax savings @ 24.0%: +$1,815
• After-tax cash flow: $-274/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: 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

• Census place: Royse City, TX
• 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 (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

+96.7% since first listed

23 events — show timeline

• 2026-04-16 Price Changed $329,000 NTREIS
• 2026-03-20 Listed $349,000 NTREIS
• 2020-06-16 Sold (Public Records) — Public Records
• 2020-06-12 Sold (MLS) — NTREIS
• 2020-05-18 Pending — NTREIS
• 2020-05-06 Contingent — NTREIS
• 2020-04-24 Relisted — NTREIS
• 2020-04-17 Pending — NTREIS
• 2020-04-06 Contingent — NTREIS
• 2020-03-03 Listed $275,900 NTREIS
• 2020-01-29 Listing Removed — NTREIS
• 2019-12-17 Price Changed $287,786 NTREIS
• 2019-11-09 Price Changed $288,499 NTREIS
• 2019-10-21 Price Changed $288,500 NTREIS
• 2019-10-05 Listed $290,000 NTREIS
• 2019-10-04 Listing Removed — NTREIS
• 2019-09-23 Price Changed $298,000 NTREIS
• 2019-08-28 Price Changed $304,500 NTREIS
• 2019-08-28 Price Changed $309,500 NTREIS
• 2019-08-02 Listed $316,000 NTREIS
• 2007-01-19 Sold (MLS) — NTREIS
• 2006-12-10 Listing Removed — NTREIS
• 2006-08-21 Listed $167,229 NTREIS

Property tax history

+3.4%/yr

Latest (2025): $8,233 · -0.2% YoY. Source: county tax records.