128 Newsom Dr · Royse City, TX 75189

$260,000

3 bd · 2.0 ba · 1,611 sqft · SingleFamily public records · 123 Days on market

Built 2020 Good condition 6,251 sqft lot $161/sqft · 18% below area Est $317k · 18% under $48/mo HOA · 2% of rent ↓ 8% 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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.2/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained home in the heart of Royse City! This charming property offers the perfect combination of comfort, style, and functionality. Step inside to an inviting open-concept floor plan filled with natural light, featuring spacious living and dining areas ideal for everyday living or entertaining. The modern kitchen boasts stainless steel appliances, granite countertops, a large center island, and plenty of cabinet space. The primary suite provides a peaceful retreat with a luxurious ensuite bathroom that includes dual sinks, a soaking tub, and a separate shower. Additional bedrooms are generously sized and versatile for guests, a home office, or hobbies. Outside, enjoy a private fenced backyard with a covered patio—perfect for relaxing evenings or weekend gatherings. Conveniently located near top-rated Royse City ISD schools, parks, shopping, and dining, this home truly has it all. Don’t miss your chance to make it yours!

Key facts

• Large center island
• Modern kitchen
• Granite countertops

Tags

• OPEN-CONCEPT FLOOR PLAN
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• LARGE CENTER ISLAND
• PRIVATE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-264 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (13.9% below list).
• Recommended offer: $213k (17.9% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 4.2% in Royse City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 24d 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 123 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,342 (17.9% 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 123 days. Have you received any prior offers? Is the seller open to a 18% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.86% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.35%
• DSCR: 0.81
• GRM: 9.7

CMA / ARV

• ARV (median comp): $316,827
• List price: $260,000
• Delta: -17.94%
• 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
5015 Strait Way	0.20mi	3/2.0	1,598 (-1%)	1mo	$313,490	$196	88
504 Overlook Dr	0.12mi	3/2.0	1,642 (+2%)	5mo	$289,000	$176	87
3000 Spruce St	0.31mi	3/2.0	1,628 (+1%)	1mo	$265,000	$163	83
3025 Spruce St	0.34mi	3/2.0	1,599 (-1%)	3mo	$259,000	$162	80
5027 Strait Way	0.18mi	3/2.0	1,787 (+11%)	3mo	$339,990	$190	71
725 Orchid Blvd	0.46mi	3/2.0	1,558 (-3%)	4mo	$230,000	$148	70
307 Lilac View Ln	0.20mi	4/2.0 (+1)	1,830 (+14%)	1mo	$305,000	$167	62
2909 Marsha Ln	0.56mi	3/2.0	1,702 (+6%)	5mo	$250,000	$147	61
3404 Oak Ln	0.66mi	3/2.0	1,678 (+4%)	4mo	$299,900	$179	59
1021 Peach St	0.67mi	3/2.0	1,529 (-5%)	4mo	$239,000	$156	57
2604 Spencer Cir	0.52mi	3/2.0	1,834 (+14%)	4mo	$232,000	$126	49
319 Jasmine Dr	0.71mi	3/2.0	1,843 (+14%)	1mo	$328,900	$178	42

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: -27.5%
• Equity multiple: 0.10×
• Total profit: $-65,337
• Equity at exit: $38,767

10-year hold

• IRR: -45.1%
• Equity multiple: -0.42×
• Total profit: $-103,192
• Equity at exit: $22,480

Cash invested: $72,800 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,240 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$514 /mo · $6,163/yr
• Insurance: −$108
• HOA: −$48
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-264

Break-even live

Break-even rent $2,574

Max offer price $213,342

Occupancy floor —

Sensitivity live

Price	-10% $-117	-5% $-191	+0% $-264	+5% $-338	+10% $-411
Rent	-10% $-441	-5% $-353	+0% $-264	+5% $-176	+10% $-87
Rate	-1.0pp $-133	-0.5pp $-198	base $-264	+0.5pp $-331	+1.0pp $-400

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3136 Overlook Dr Royse City, TX	4.0	2.0	2046	$2,295	$1.12	45d	1	0.16mi
3136 Overlook Dr Royse City, TX	4.0	2.0	2046	$2,295	$1.12	5d	1	0.16mi
3140 Overlook Dr Royse City, TX	4.0	2.0	1866	$2,200	$1.18	45d	1	0.17mi
523 Francis Ln Royse City, TX	4.0	3.0	2029	$2,299	$1.13	45d	1	0.22mi
3213 Shady River Trl Royse City, TX	3.0	2.0	1858	$1,849	$1.00	24d	1	0.27mi
208 Sunny Corner Rd Royse City, TX	3.0	2.0	1780	$1,695	$0.95	21d	1	0.27mi
3108 Overstreet Ln Royse City, TX	3.0	2.0	1680	$1,899	$1.13	5d	1	0.34mi
725 Orchid Blvd Royse City, TX	3.0	2.0	1558	$1,795	$1.15	45d	1	0.43mi
2031 Roaring Fork Dr Royse City, TX	3.0	2.0	1861	$2,495	$1.34	7d	1	0.45mi
712 Preston Dr Royse City, TX	4.0	2.0	1965	$1,895	$0.96	5d	1	0.48mi
3178 Wind Knot Way Royse City, TX	3.0	2.0	1798	$2,150	$1.20	17d	1	0.50mi
2909 Marsha Ln Royse City, TX	3.0	2.0	1702	$2,900	$1.70	4d	1	0.53mi
917 Orchid Blvd Royse City, TX	3.0	2.0	1628	$1,895	$1.16	45d	1	0.58mi
2704 Redwood St Royse City, TX	4.0	2.0	1760	$1,850	$1.05	24d	1	0.60mi
2701 Redwood St Royse City, TX	3.0	2.0	1816	$2,100	$1.16	7d	1	0.63mi
1021 Peach St Royse City, TX	3.0	2.0	1530	$1,200	$0.78	45d	1	0.64mi
426 Oleander Dr Fate, TX	3.0	2.0	2126	$2,495	$1.17	26d	1	0.68mi
7015 Hopper Ct Royse City, TX	4.0	2.5	2198	$2,300	$1.05	45d	1	0.68mi
4023 Anglers Way Royse City, TX	4.0	3.5	2122	$2,900	$1.37	7d	1	0.69mi
430 Oleander Dr Fate, TX	3.0	2.0	2039	$2,350	$1.15	45d	1	0.69mi
207 Gardenia Dr Royse City, TX	3.0	2.0	1830	$2,195	$1.20	26d	1	0.73mi
513 Redbud Dr Royse City, TX	3.0	2.0	1830	$2,050	$1.12	45d	1	0.79mi
525 Redbud Dr Royse City, TX	3.0	2.0	2147	$2,395	$1.12	45d	1	0.83mi
552 Firethorn Dr Royse City, TX	3.0	2.0	1830	$2,350	$1.28	1d	1	0.86mi
4005 Bailey Way Royse City, TX	4.0	3.0	2036	$2,250	$1.11	4d	1	0.88mi
1204 Cedar Cove Pl Royse City, TX	3.0	2.0	1450	$1,925	$1.33	26d	1	0.96mi
3105 Oak Crest Dr Royse City, TX	3.0	2.0	1864	$1,929	$1.03	24d	1	1.04mi
3270 Timineri Ln Royse City, TX	4.0	2.5	2239	$2,500	$1.12	0d	1	1.07mi
1328 River Oak Ln Royse City, TX	4.0	2.0	2196	$2,400	$1.09	5d	1	1.13mi
1309 Honeywood Ln Royse City, TX	3.0	2.0	1514	$1,746	$1.15	1d	1	1.22mi
1225 Alder Tree Ln Royse City, TX	3.0	2.5	2181	$2,000	$0.92	5d	1	1.27mi
1125 Silver Maple Ln Royse City, TX	3.0	2.0	1590	$1,895	$1.19	26d	1	1.32mi
1125 Silver Maple Ln Royse City, TX	3.0	2.0	1444	$1,895	$1.31	45d	1	1.32mi
1312 Silver Maple Ln Royse City, TX	3.0	2.5	1406	$1,695	$1.21	45d	1	1.36mi
1004 Basswood Ln Royse City, TX	4.0	2.0	2097	$1,995	$0.95	17d	1	1.38mi
2113 Tulipwood Dr Royse City, TX	4.0	2.0	1857	$2,075	$1.12	4d	1	1.42mi
2124 Tulipwood Dr Royse City, TX	4.0	2.0	1703	$2,200	$1.29	21d	1	1.43mi
1817 Acacia Dr Royse City, TX	4.0	3.0	2118	$2,000	$0.94	16d	1	1.45mi
2133 Tulipwood Dr Royse City, TX	4.0	2.0	1770	$2,295	$1.30	45d	1	1.47mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 18 events

1. 2026-06-21
   pricedays on market $260,000 Active 123 DOM
2. 2026-06-18
   days on market $265,000 Active 120 DOM
3. 2026-06-17
   days on market $265,000 Active 119 DOM
4. 2026-06-16
   days on market $265,000 Active 118 DOM
5. 2026-06-15
   days on market $265,000 Active 117 DOM
6. 2026-06-13
   days on market $265,000 Active 115 DOM
7. 2026-06-09
   days on market $265,000 Active 111 DOM
8. 2026-06-08
   days on market $265,000 Active 110 DOM
9. 2026-06-07
   days on market $265,000 Active 109 DOM
10. 2026-06-04
    days on market $265,000 Active 106 DOM
11. 2026-06-03
    days on market $265,000 Active 105 DOM
12. 2026-06-02
    days on market $265,000 Active 104 DOM
13. 2026-06-01
    days on market $265,000 Active 103 DOM
14. 2026-05-31
    days on market $265,000 Active 102 DOM
15. 2026-05-11
    price $270,000 977-char remark

    Show marketing remark (977 chars)

    Welcome to this beautifully maintained home in the heart of Royse City! This charming property offers the perfect combination of comfort, style, and functionality. Step inside to an inviting open-concept floor plan filled with natural light, featuring spacious living and dining areas ideal for everyday living or entertaining. The modern kitchen boasts stainless steel appliances, granite countertops, a large center island, and plenty of cabinet space. The primary suite provides a peaceful retreat with a luxurious ensuite bathroom that includes dual sinks, a soaking tub, and a separate shower. Additional bedrooms are generously sized and versatile for guests, a home office, or hobbies. Outside, enjoy a private fenced backyard with a covered patio—perfect for relaxing evenings or weekend gatherings. Conveniently located near top-rated Royse City ISD schools, parks, shopping, and dining, this home truly has it all. Don’t miss your chance to make it yours!

16. 2026-04-05
    price $285,000 977-char remark

    Show marketing remark (977 chars)

    Welcome to this beautifully maintained home in the heart of Royse City! This charming property offers the perfect combination of comfort, style, and functionality. Step inside to an inviting open-concept floor plan filled with natural light, featuring spacious living and dining areas ideal for everyday living or entertaining. The modern kitchen boasts stainless steel appliances, granite countertops, a large center island, and plenty of cabinet space. The primary suite provides a peaceful retreat with a luxurious ensuite bathroom that includes dual sinks, a soaking tub, and a separate shower. Additional bedrooms are generously sized and versatile for guests, a home office, or hobbies. Outside, enjoy a private fenced backyard with a covered patio—perfect for relaxing evenings or weekend gatherings. Conveniently located near top-rated Royse City ISD schools, parks, shopping, and dining, this home truly has it all. Don’t miss your chance to make it yours!

17. 2026-02-18
    listed $295,000 Active 977-char remark

    Show marketing remark (977 chars)

    Welcome to this beautifully maintained home in the heart of Royse City! This charming property offers the perfect combination of comfort, style, and functionality. Step inside to an inviting open-concept floor plan filled with natural light, featuring spacious living and dining areas ideal for everyday living or entertaining. The modern kitchen boasts stainless steel appliances, granite countertops, a large center island, and plenty of cabinet space. The primary suite provides a peaceful retreat with a luxurious ensuite bathroom that includes dual sinks, a soaking tub, and a separate shower. Additional bedrooms are generously sized and versatile for guests, a home office, or hobbies. Outside, enjoy a private fenced backyard with a covered patio—perfect for relaxing evenings or weekend gatherings. Conveniently located near top-rated Royse City ISD schools, parks, shopping, and dining, this home truly has it all. Don’t miss your chance to make it yours!

18. 2026-01-30
    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: $6,163 · $514/mo
• Projected year-2 tax: $6,163 · $514/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 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: $26,875
• − Mortgage interest: −$14,564
• − Property taxes: −$6,163
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − HOA: −$576
• − Depreciation: −$7,564
• Taxable loss: −$7,592
• Est. tax savings @ 24.0%: +$1,822
• After-tax cash flow: $-1,347/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 · 3 photos

Good 75/100 Cosmetic rehab

This well-maintained single-family home in Royse City offers a good condition with a modern kitchen and a luxurious primary suite. It is ready for a cosmetic upgrade to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and can increase both resale and rental value.
• Both Clean gutters — Improves drainage and can prevent water damage, enhancing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean gutters — Improves drainage and can prevent water damage, enhancing both resale and rental value. ↑

ⓘ 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

-8.5% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $270,000 NTREIS
• 2026-04-05 Price Changed $285,000 NTREIS
• 2026-02-18 Listed $295,000 NTREIS
• 2026-01-30 Sold (Public Records) — Public Records

Property tax history

+47.7%/yr

Latest (2025): $6,163 · +0.8% YoY. Source: county tax records.