5232 Roll Cast Rd · Royse City, TX 75189

$255,999

3 bd · 2.5 ba · 1,504 sqft · Townhouse · 44 Days on market

Built 2026 Excellent condition 4,796 sqft lot $170/sqft · at area comps Est $250k · at est. $175/mo HOA · 8% 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).

• Cash flow +14.6/30.0
• ARV discount +6.4/15.0
• Condition / age +5.0/5.0
• DSCR +4.4/10.0
• 1% rule +3.8/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This floorplan is great for those that want all of the main living areas on one floor. The California kitchen opens to a large family room and dining area. Guests can remain downstairs as the first floor also includes a powder bath. The patio offers privacy alongside a rear-entry garage, and all bedrooms are upstairs. The owner's suite includes a spacious walk-in closet, dual vanity sink, linen closet and walk-in shower. With the utility room also being on the second floor, laundry is made that much more convenient being just steps away from all bedrooms.

Key facts

• $175 HOA
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Community amenities: community pool, jogging/bike path, park, playground
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: Mandatory association; Quarterly HOA fee (525); HOA covers full use of facilities, grounds maintenance, and management fees; HOA management: Legacy Southwest

Exterior

• Parking: Attached 2-car garage (single 2-car door); 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: City water; City sewer; No municipal utility district
• Home design: Residential townhouse; Attached property; Two-story; New construction (incomplete, 2026)
• Construction: Brick construction; Composition roof; Slab foundation; Year built: 2026 (new construction - incomplete)
• Exterior features: Covered porch; Covered patio/porch; Wood fencing; Lot dimensions approximately 40 x 120

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave
• Bedrooms: 3 bedrooms (primary bedroom on second level; two additional bedrooms on second level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Open floor plan; Kitchen island; Pantry; One living area; One dining area; Room count: 6; Two levels
• Laundry & utility: Full-size washer/dryer area

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $256k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $60 ($721/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 $224k (12.4% below list).
• Recommended offer: $224k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: W R (Bill) Fort El (math 51% / reading 36%, grade F, #1,269 of 4,322 statewide, top 30%, 614 students, 36% 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) — zoned schools at 38% FRL track the district average.
• Market conditions: Rents soft (-1.1%/yr); 1301 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

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

• It's been on market 44 days — a 3% lower offer ($248k) 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 $224,373 (12.4% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.01%
• DSCR: 1.04
• GRM: 9.5

CMA / ARV

• ARV (median comp): $249,999
• List price: $255,999
• Delta: 2.40%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5414 E Runnel Rd	0.06mi	3/2.5	1,613 (+7%)	4mo	$209,999	$130	82
5110 Roll Cast Dr	0.08mi	3/2.5	1,613 (+7%)	13mo	$261,537	$162	74

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: -18.0%
• Equity multiple: 0.38×
• Total profit: $-44,233
• Equity at exit: $38,170

10-year hold

• IRR: -17.2%
• Equity multiple: 0.18×
• Total profit: $-59,005
• Equity at exit: $22,134

Cash invested: $71,680 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,244 high
• Mortgage (P&I): −$1,342
• Tax from tax record: −$88 /mo · $1,060/yr
• Insurance: −$107
• HOA: −$175
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $60

Break-even live

Break-even rent $2,168

Max offer price $255,999

Occupancy floor 92%

Sensitivity live

Price	-10% $205	-5% $133	+0% $60	+5% $-12	+10% $-85
Rent	-10% $-117	-5% $-29	+0% $60	+5% $149	+10% $237
Rate	-1.0pp $189	-0.5pp $125	base $60	+0.5pp $-6	+1.0pp $-74

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: $64,000
• Closing costs: $7,680
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2031 Roaring Fork Dr Royse City, TX	3.0	2.0	1861	$2,495	$1.34	6d	1	0.29mi
523 Francis Ln Royse City, TX	4.0	3.0	2029	$2,299	$1.13	45d	1	0.37mi
3136 Overlook Dr Royse City, TX	4.0	2.0	2046	$2,295	$1.12	45d	1	0.38mi
3136 Overlook Dr Royse City, TX	4.0	2.0	2046	$2,295	$1.12	4d	1	0.38mi
3213 Shady River Trl Royse City, TX	3.0	2.0	1858	$1,849	$1.00	23d	1	0.39mi
3140 Overlook Dr Royse City, TX	4.0	2.0	1866	$2,200	$1.18	45d	1	0.39mi
3178 Wind Knot Way Royse City, TX	3.0	2.0	1798	$2,150	$1.20	16d	1	0.40mi
208 Sunny Corner Rd Royse City, TX	3.0	2.0	1780	$1,695	$0.95	21d	1	0.46mi
7015 Hopper Ct Royse City, TX	4.0	2.5	2198	$2,300	$1.05	45d	1	0.51mi
3108 Overstreet Ln Royse City, TX	3.0	2.0	1680	$1,899	$1.13	4d	1	0.52mi
712 Preston Dr Royse City, TX	4.0	2.0	1965	$1,895	$0.96	4d	1	0.54mi
4023 Anglers Way Royse City, TX	4.0	3.5	2122	$2,900	$1.37	7d	1	0.55mi
725 Orchid Blvd Royse City, TX	3.0	2.0	1558	$1,795	$1.15	45d	1	0.59mi
426 Oleander Dr Fate, TX	3.0	2.0	2126	$2,495	$1.17	26d	1	0.63mi
430 Oleander Dr Fate, TX	3.0	2.0	2039	$2,350	$1.15	45d	1	0.64mi
2909 Marsha Ln Royse City, TX	3.0	2.0	1702	$2,900	$1.70	4d	1	0.67mi
207 Gardenia Dr Royse City, TX	3.0	2.0	1830	$2,195	$1.20	26d	1	0.69mi
2704 Redwood St Royse City, TX	4.0	2.0	1760	$1,850	$1.05	23d	1	0.69mi
2701 Redwood St Royse City, TX	3.0	2.0	1816	$2,100	$1.16	7d	1	0.72mi
917 Orchid Blvd Royse City, TX	3.0	2.0	1628	$1,895	$1.16	45d	1	0.73mi
513 Redbud Dr Royse City, TX	3.0	2.0	1830	$2,050	$1.12	45d	1	0.75mi
552 Firethorn Dr Royse City, TX	3.0	2.0	1830	$2,350	$1.28	1d	1	0.77mi
525 Redbud Dr Royse City, TX	3.0	2.0	2147	$2,395	$1.12	45d	1	0.77mi
1021 Peach St Royse City, TX	3.0	2.0	1530	$1,200	$0.78	45d	1	0.79mi
1204 Cedar Cove Pl Royse City, TX	3.0	2.0	1450	$1,925	$1.33	26d	1	1.02mi
4005 Bailey Way Royse City, TX	4.0	3.0	2036	$2,250	$1.11	3d	1	1.04mi
3105 Oak Crest Dr Royse City, TX	3.0	2.0	1864	$1,929	$1.03	23d	1	1.06mi
1328 River Oak Ln Royse City, TX	4.0	2.0	2196	$2,400	$1.09	4d	1	1.20mi
3270 Timineri Ln Royse City, TX	4.0	2.5	2239	$2,500	$1.12	0d	1	1.25mi
1309 Honeywood Ln Royse City, TX	3.0	2.0	1514	$1,746	$1.15	1d	1	1.27mi
1225 Alder Tree Ln Royse City, TX	3.0	2.5	2181	$2,000	$0.92	4d	1	1.33mi
1125 Silver Maple Ln Royse City, TX	3.0	2.0	1444	$1,895	$1.31	45d	1	1.38mi
1125 Silver Maple Ln Royse City, TX	3.0	2.0	1590	$1,895	$1.19	26d	1	1.38mi
1312 Silver Maple Ln Royse City, TX	3.0	2.5	1406	$1,695	$1.21	45d	1	1.41mi
1931 Hellams Ln Unit 1 Royse City, TX	3.0	2.5	1711	$1,995	$1.17	20d	1	1.43mi
1939 Hellams Ln Unit 1 Royse City, TX	3.0	2.5	1711	$1,995	$1.17	20d	1	1.43mi
1947 Hellams Ln Unit 1 Royse City, TX	3.0	2.5	1850	$2,250	$1.22	7d	1	1.44mi
1004 Basswood Ln Royse City, TX	4.0	2.0	2097	$1,995	$0.95	16d	1	1.46mi
1817 Acacia Dr Royse City, TX	4.0	3.0	2118	$2,000	$0.94	15d	1	1.47mi

HOA detail

• Monthly dues: $175 · $2,100/yr

Listing history 16 events

1. 2026-06-21
   days on market $255,999 Active 44 DOM
2. 2026-06-18
   days on market $255,999 Active 41 DOM
3. 2026-06-17
   days on market $255,999 Active 40 DOM
4. 2026-06-16
   days on market $255,999 Active 39 DOM
5. 2026-06-15
   days on market $255,999 Active 38 DOM
6. 2026-06-13
   days on market $255,999 Active 36 DOM
7. 2026-06-09
   days on market $255,999 Active 32 DOM
8. 2026-06-08
   days on market $255,999 Active 31 DOM
9. 2026-06-07
   days on market $255,999 Active 30 DOM
10. 2026-06-04
    days on market $255,999 Active 27 DOM
11. 2026-06-03
    days on market $255,999 Active 26 DOM
12. 2026-06-02
    days on market $255,999 Active 25 DOM
13. 2026-06-01
    days on market $255,999 Active 24 DOM
14. 2026-05-31
    days on market $255,999 Active 23 DOM
15. 2026-05-08
    listed $255,999 Active 561-char remark

    Show marketing remark (561 chars)

    This floorplan is great for those that want all of the main living areas on one floor. The California kitchen opens to a large family room and dining area. Guests can remain downstairs as the first floor also includes a powder bath. The patio offers privacy alongside a rear-entry garage, and all bedrooms are upstairs. The owner's suite includes a spacious walk-in closet, dual vanity sink, linen closet and walk-in shower. With the utility room also being on the second floor, laundry is made that much more convenient being just steps away from all bedrooms.

16. 2026-05-08
    listed $255,999 Active 406-char remark

    Show marketing remark (561 chars)

    This floorplan is great for those that want all of the main living areas on one floor. The California kitchen opens to a large family room and dining area. Guests can remain downstairs as the first floor also includes a powder bath. The patio offers privacy alongside a rear-entry garage, and all bedrooms are upstairs. The owner's suite includes a spacious walk-in closet, dual vanity sink, linen closet and walk-in shower. With the utility room also being on the second floor, laundry is made that much more convenient being just steps away from all bedrooms.

ⓘ 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: $1,060 · $88/mo
• Projected year-2 tax: $4,685 · $390/mo
• Expected delta: +$3,625/yr (+$302/mo · 342.1%)

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

Taxation est. · year 1

• Rental income: $26,925
• − Mortgage interest: −$14,340
• − Property taxes: −$1,060
• − Insurance: −$1,280
• − Repairs & maintenance: −$2,154
• − Management: −$2,154
• − HOA: −$2,100
• − Depreciation: −$7,447
• Taxable loss: −$3,610
• Est. tax savings @ 24.0%: +$866
• After-tax cash flow: $1,587/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 · 1 photo

Excellent 100/100 None rehab

This move-in-ready townhouse is in excellent condition with no visible repairs needed. It offers a good ROI with updates that can further enhance its appeal.

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics
• Both Install smart home devices — Improves convenience and marketability
• Both Upgrade lighting fixtures — Enhances ambiance and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Install smart home devices — Improves convenience and marketability ↑
• Both Upgrade lighting fixtures — Enhances ambiance and energy efficiency ↑

ⓘ 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

• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-08 Listed $255,999 Zillow
• 2026-05-08 Listed $255,999 NTREIS