9114 Denver St · Rowlett, TX 75088

$254,900

3 bd · 2.0 ba · 1,916 sqft · SingleFamily public records · 38 Days on market

Built 1983 7,187 sqft lot $133/sqft · 15% below area Est $299k · 15% under

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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 +14.1/15.0
• Cash flow +8.0/30.0
• Schools +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +2.1/10.0
• Appreciation +1.6/10.0

Listing remarks

Looking for a home where you can live comfortably while adding your own updates and building instant equity? This 3-bedroom, 2-bath, 2-car garage home offers that opportunity. Tucked away at the end of a quiet cul-de-sac, the property is located in highly sought-after Rockwall ISD and benefits from lower Rockwall County taxes, with no HOA restrictions. Whether you are an investor or a buyer wanting to create your dream home over time, this property has tremendous potential. Schedule your showing today and do not miss this opportunity. Please note: This property is being sold AS IS The sale will require approval from both the lender and the court, therfore closing must be at least 60 days af

Key facts

• No hoa restrictions
• Cul-de-sac
• Rockwall isd

Tags

• CUL-DE-SAC
• ROCKWALL ISD
• LOWER ROCKWALL COUNTY TAXES
• NO HOA RESTRICTIONS

Property features AI

Finance

• Financial info: Listing available for cash or conventional financing; Short sale listed with standard listing agreement
• HOA & community: No homeowner association

Exterior

• Parking: Attached 2-car garage; Covered parking for 2 vehicles; Driveway; Alley access; Garage faces rear; Garage door opener
• Security: Smoke detectors
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family home; One story; Not attached
• Construction: Brick exterior; Asphalt roof; Slab foundation; Built in 1983
• Exterior features: Patio; Gutters; Wood fencing; Large backyard with grass; Few trees; Interior lot in a subdivision

Interior

• Kitchen: Dishwasher; Garbage disposal; Electric range; Microwave; Breakfast bar; Built-in cabinets; Granite / natural stone counters; Pantry
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Electric cooling; Ceiling fans
• Interior features: Wet bar; Granite counters; High-speed internet available; Cable TV available; Window coverings
• Laundry & utility: Full-size washer/dryer area; Utility room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-260 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (12.2% below list).
• Recommended offer: $209k (18.1% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 3.1% in Rowlett — 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 (#147 in TX, #4,150 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• 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: Doris Cullins-Lake Pointe El (math 39% / reading 40%, grade F, #1,545 of 4,322 statewide, top 38%, 548 students, 55% FRL); J W Williams Middle (math 51% / reading 55%, grade C+, #281 of 1,662 statewide, top 18%, 828 students, 21% FRL); Rockwall-Heath H S (math 50% / reading 61%, grade C, #364 of 1,632 statewide, top 23%, 2,912 students, 28% FRL).
• Market conditions: Rents soft (-1.2%/yr); 301 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 38 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,884 (18.1% 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 38 days. Have you received any prior offers? Is the seller open to a 18% 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. 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: 0.88% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 9.5

CMA / ARV

• ARV (median comp): $298,732
• List price: $254,900
• Delta: -14.67%
• 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
9101 Denver St	0.04mi	3/2.0	1,916 (0%)	2mo	$275,000	$144	97
6101 Greenlawn St	0.12mi	3/2.0	1,908 (-0%)	4mo	$209,900	$110	90
9421 Shipman St	0.35mi	3/2.0	1,894 (-1%)	2mo	$309,900	$164	81
9017 Linda Vista Dr	0.10mi	3/2.0	1,748 (-9%)	2mo	$297,999	$170	79
9210 Linda Vista Dr	0.13mi	3/2.0	1,748 (-9%)	1mo	$305,000	$174	78
6109 Denver St	0.26mi	4/2.0 (+1)	1,895 (-1%)	3mo	$299,000	$158	78
9101 Willowbrook Dr	0.19mi	3/2.0	1,791 (-6%)	4mo	$280,000	$156	77
5618 Allen Ln	0.52mi	3/2.0	1,893 (-1%)	1mo	$395,000	$209	73
5502 Vagas Dr	0.31mi	3/2.0	1,700 (-11%)	2mo	$318,244	$187	64
9201 Vagas Dr	0.24mi	3/2.0	1,651 (-14%)	2mo	$265,000	$161	64
4914 Clay Dr	0.63mi	3/2.0	1,877 (-2%)	4mo	$328,000	$175	64
8209 Kensington Dr	0.63mi	3/2.0	1,755 (-8%)	2mo	$289,999	$165	54

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: -27.6%
• Equity multiple: 0.10×
• Total profit: $-64,254
• Equity at exit: $38,006

10-year hold

• IRR: -46.1%
• Equity multiple: -0.43×
• Total profit: $-101,848
• Equity at exit: $22,039

Cash invested: $71,372 (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 75088

• Home prices YoY: -2.0%
• Rents YoY: -1.2%
• Active inventory: 301
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,237 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$585 /mo · $7,017/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-260

Break-even live

Break-even rent $2,567

Max offer price $208,884

Occupancy floor —

Sensitivity live

Price	-10% $-116	-5% $-188	+0% $-260	+5% $-333	+10% $-405
Rent	-10% $-437	-5% $-349	+0% $-260	+5% $-172	+10% $-84
Rate	-1.0pp $-132	-0.5pp $-196	base $-260	+0.5pp $-327	+1.0pp $-394

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9009 Davis St Rowlett, TX	3.0	2.0	1916	$1,945	$1.02	46d	1	0.14mi
9114 Westfield Dr Rowlett, TX	3.0	2.0	1458	$1,995	$1.37	1d	1	0.18mi
6205 Scenic Dr Rowlett, TX	3.0	2.0	1916	$1,995	$1.04	22d	1	0.22mi
8813 Westfield Dr Rowlett, TX	4.0	2.0	1781	$2,500	$1.40	46d	1	0.24mi
9314 Shipman St Rowlett, TX	3.0	2.0	1894	$2,150	$1.14	15d	1	0.24mi
8825 Miami Dr Rowlett, TX	3.0	2.0	1633	$1,855	$1.14	5d	1	0.30mi
8917 Vernon Dr Rowlett, TX	3.0	2.0	1568	$2,095	$1.34	26d	1	0.34mi
8913 Vernon Dr Rowlett, TX	3.0	2.0	1791	$2,150	$1.20	1d	1	0.34mi
8902 Deerwood Dr Rowlett, TX	3.0	2.0	1746	$1,936	$1.11	24d	1	0.43mi
8609 Kensington Dr Rowlett, TX	3.0	2.0	2282	$2,175	$0.95	23d	1	0.47mi
8406 Willowbrook Dr Rowlett, TX	3.0	2.0	1865	$2,400	$1.29	46d	1	0.49mi
8513 Kensington Dr Rowlett, TX	3.0	2.0	1830	$1,800	$0.98	13d	1	0.50mi
5606 Allen Ln Rowlett, TX	3.0	2.0	1558	$2,050	$1.32	46d	1	0.53mi
9306 Chimneywood Dr Rowlett, TX	3.0	2.0	1759	$2,505	$1.42	1d	1	0.55mi
9406 Chimneywood Dr Rowlett, TX	4.0	2.5	1731	$2,475	$1.43	46d	1	0.56mi
8505 Woodside Rd Rowlett, TX	3.0	2.0	1709	$2,200	$1.29	46d	1	0.60mi
8802 Briarwood Dr Rowlett, TX	4.0	2.0	1750	$2,875	$1.64	46d	1	0.61mi
8101 Teal Dr Rowlett, TX	3.0	2.0	1769	$2,500	$1.41	46d	1	0.65mi
8409 Lake Bend Dr Rowlett, TX	3.0	2.0	2268	$2,700	$1.19	21d	1	0.65mi
9701 Terra Lago Ct Rowlett, TX	3.0	1.0–2.0	1172	$2,479	$2.12	0d	57	0.68mi
7913 Salzburg Dr Rowlett, TX	4.0	2.0	2201	$2,500	$1.14	46d	1	0.70mi
8113 Chesham Dr Rowlett, TX	3.0	2.0	1664	$2,195	$1.32	1d	1	0.71mi
6609 Amesbury Ln Rowlett, TX	4.0	3.0	2582	$2,900	$1.12	10d	1	0.74mi
9117 Lakepointe Ave Rowlett, TX	3.0	2.5	2152	$2,999	$1.39	46d	1	0.77mi
8102 Lake Bend Dr Rowlett, TX	3.0	2.0	1579	$2,145	$1.36	46d	1	0.82mi
8014 Amesbury Ln Rowlett, TX	4.0	2.5	2279	$2,650	$1.16	26d	1	0.84mi
8014 Amesbury Ln Rowlett, TX	4.0	2.5	2279	$2,650	$1.16	46d	1	0.84mi
8006 Amesbury Ln Rowlett, TX	3.0	2.0	1823	$2,350	$1.29	46d	1	0.86mi
8805 Bayshore Ln Rowlett, TX	3.0	2.5	2148	$1,600	$0.74	7d	1	0.88mi
4321 Duck Pond Ln Rowlett, TX	3.0	2.5	1956	$2,500	$1.28	46d	1	0.89mi
4322 Duck Pond Ln Rowlett, TX	4.0	3.0	2089	$2,795	$1.34	5d	1	0.89mi
4322 Duck Pond Ln Rowlett, TX	4.0	3.0	2100	$2,950	$1.40	26d	1	0.89mi
8902 Bayshore Ln Rowlett, TX	4.0	2.5	1953	$2,525	$1.29	1d	1	0.90mi
8902 Bayshore Ln Rowlett, TX	4.0	2.5	1953	$2,525	$1.29	26d	1	0.90mi
8405 Greenspoint Dr Rowlett, TX	3.0	2.0	2283	$2,995	$1.31	7d	1	0.92mi
7513 Beverly Dr Rowlett, TX	3.0	2.0	1813	$2,100	$1.16	24d	1	1.01mi
8801 Creekside Dr Rowlett, TX	3.0	2.0	2165	$2,000	$0.92	24d	1	1.03mi
4702 Mariner Dr Rowlett, TX	4.0	2.0	2094	$2,500	$1.19	46d	1	1.07mi
9035 Minnow Mews Rowlett, TX	1.0–4.0	1.0–2.5	1232	$2,453	$1.99	1d	15	1.07mi
7310 Ridgeview Dr Rowlett, TX	4.0	2.0	1505	$2,290	$1.52	46d	1	1.10mi

Listing history 31 events

1. 2026-06-22
   days on market $254,900 Active 38 DOM
2. 2026-06-21
   days on market $254,900 Active 37 DOM
3. 2026-06-18
   days on market $254,900 Active 34 DOM
4. 2026-06-17
   days on market $254,900 Active 33 DOM
5. 2026-06-16
   days on market $254,900 Active 32 DOM
6. 2026-06-15
   days on market $254,900 Active 31 DOM
7. 2026-06-13
   days on market $254,900 Active 29 DOM
8. 2026-06-13
   days on market $254,900 Active 28 DOM
9. 2026-06-09
   days on market $254,900 Active 25 DOM
10. 2026-06-08
    days on market $254,900 Active 24 DOM
11. 2026-06-07
    days on market $254,900 Active 23 DOM
12. 2026-06-04
    days on market $254,900 Active 20 DOM
13. 2026-06-03
    days on market $254,900 Active 19 DOM
14. 2026-06-02
    days on market $254,900 Active 18 DOM
15. 2026-06-01
    days on market $254,900 Active 17 DOM
16. 2026-05-31
    days on market $254,900 Active 16 DOM
17. 2026-05-15
    listed $254,900 Active 738-char remark
18. 2026-04-23
    historical
19. 2026-03-23
    price $299,000
20. 2026-01-23
    listed $319,000 Active
21. 2024-10-07
    listed $309,000 Active
22. 2019-10-21
    historical
23. 2019-10-18
    soldstatus
24. 2019-10-17
    soldstatus Sold
25. 2019-10-15
    status Pending
26. 2019-09-23
    historical Active Option Contract
27. 2019-08-30
    price $229,900
28. 2019-07-29
    price $235,000
29. 2019-07-02
    listed $239,999 Active
30. 2007-10-04
    soldstatus
31. 2001-03-08
    soldstatus

ⓘ 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: $7,017 · $585/mo
• Projected year-2 tax: $7,017 · $585/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 1/10 Low
• 🌡 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,844
• − Mortgage interest: −$14,278
• − Property taxes: −$7,017
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$7,415
• Taxable loss: −$7,437
• Est. tax savings @ 24.0%: +$1,785
• After-tax cash flow: $-1,341/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 — Rowlett

• Score: 75/100
• State rank: #147
• US rank: #4150

Category grades

Amenities F Commute F Cost of living B+ Crime A- Employment A+ Housing A+ Health & safety D- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rowlett, TX
• County: Dallas County · 2,612,404 people
• City population: 35,619
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 28,075
• Household income: $105,313
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 626.0

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 0.62)
• Race & ethnicity: White 56% Hispanic / Latino 19% Black 18% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 1% Other Asian/Pacific 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: ▼ -6.72%
• Current HPI: 328.27
• Rent YoY: ▼ -1.22%
• 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

+6.2% since first listed

15 events — show timeline

• 2026-05-15 Listed $254,900 NTREIS
• 2026-04-23 Listing Removed — NTREIS
• 2026-03-23 Price Changed $299,000 NTREIS
• 2026-01-23 Listed $319,000 NTREIS
• 2024-10-07 Listed $309,000 NTREIS
• 2019-10-21 Listing Removed — NTREIS
• 2019-10-18 Sold (Public Records) — Public Records
• 2019-10-17 Sold (MLS) — NTREIS
• 2019-10-15 Pending — NTREIS
• 2019-09-23 Contingent — NTREIS
• 2019-08-30 Price Changed $229,900 NTREIS
• 2019-07-29 Price Changed $235,000 NTREIS
• 2019-07-02 Listed $239,999 NTREIS
• 2007-10-04 Sold (Public Records) — Public Records
• 2001-03-08 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $7,017 · +13.8% YoY. Source: county tax records.