909 Loganwood Dr · Royse City, TX 75189

$143,220

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 10 Days on market

Built 1985 6,599 sqft lot Est $219k · 34% under

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Why this score? — see what drove the B 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +8.7/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * Multiple Offers Received - Highest and Best Due by 10am, Mon. 12-20 * * * Cuteness overload! Perfect starter home now ready for a quick move-in. This home was recently painted on the interior and has been very tastefully updated and very well taken care of. It also features an open concept with the best use of space which makes it great for entertaining. Conveniently located near 30 and in Rockwall County with NO HOA. Living here you will get that small-town feel and still not be far from dining and entertainment. Look no further because this is THE ONE! Call now to schedule your private viewing and make this home yours.

Key facts

• 6,599 sq ft lot
• 2 garage spots
• Built 1985

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Attached 2-car garage
• Security:
• Utilities: Public water
• Home design: Residential property; Built in 1985; Slab foundation
• Construction: Brick and wood siding construction; Composition roof
• Exterior features: Located in a subdivision

Interior

• Kitchen:
• Bedrooms: Three bedrooms — two standard bedrooms and one primary bedroom, all on the first floor (approx. 10x11, 11x12, 10x10)
• Flooring:
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (gas)
• Interior features: 3 total rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Cap rate 9.3% 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: 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 37% FRL track the district average.
• Market conditions: Rents soft (-1.1%/yr); 1301 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $990 of loan paydown is wiped out by about $4k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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.
• Current owner paid $78k; list at $143k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% 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 $143,220

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.37% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.79%
• DSCR: 1.48
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $218,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 Loganwood Dr	0.13mi	3/2.0	1,231 (+4%)	10mo	$210,000	$171	80
700 Oak Grove Ln	0.18mi	3/2.0	1,305 (+10%)	2mo	$220,900	$169	74
404 Rustic Grove Ln	0.14mi	3/2.0	1,246 (+5%)	15mo	$229,000	$184	73
713 Brookhaven Dr	0.21mi	3/1.5	1,104 (-7%)	9mo	$190,000	$172	69
713 Loganwood Dr	0.14mi	3/2.0	1,300 (+9%)	11mo	$220,000	$169	69
709 Oak Grove Ln	0.16mi	2/1.5 (-1)	1,070 (-10%)	3mo	$224,900	$210	66
809 Brookhaven Dr	0.18mi	3/1.5	1,076 (-9%)	10mo	$225,000	$209	66
408 Rustic Grove Ln	0.13mi	3/2.0	1,260 (+6%)	22mo	$265,000	$210	65
601 N Houston St	0.51mi	3/2.0	1,130 (-5%)	8mo	$225,000	$199	62
330 Pin Oak Ln	0.11mi	3/2.0	1,305 (+10%)	23mo	$279,000	$214	59
304 N Houston St	0.58mi	3/1.0	1,232 (+4%)	11mo	$205,000	$166	54
813 Live Oak St	0.64mi	2/2.0 (-1)	1,303 (+10%)	0mo	$219,000	$168	49

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-5,852
• Equity at exit: $21,355

10-year hold

• IRR: 1.2%
• Equity multiple: 1.07×
• Total profit: $2,820
• Equity at exit: $12,383

Cash invested: $40,102 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,968 high
• Mortgage (P&I): −$751
• Tax from tax record: −$384 /mo · $4,603/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $361

Break-even live

Break-even rent $1,512

Max offer price $143,220

Occupancy floor 77%

Sensitivity live

Price	-10% $442	-5% $401	+0% $361	+5% $320	+10% $280
Rent	-10% $205	-5% $283	+0% $361	+5% $438	+10% $516
Rate	-1.0pp $433	-0.5pp $397	base $361	+0.5pp $324	+1.0pp $286

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: $35,805
• Closing costs: $4,297
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
821 Loganwood Dr Royse City, TX	3.0	2.0	1291	$1,725	$1.34	25d	1	0.06mi
721 Oak Grove Ln Royse City, TX	3.0	2.0	1188	$1,805	$1.52	0d	1	0.12mi
412 Pin Oak Ln Royse City, TX	3.0	2.0	1254	$1,800	$1.44	0d	1	0.13mi
412 Pin Oak Ln Royse City, TX	3.0	2.0	1254	$1,800	$1.44	45d	1	0.13mi
221 Rustic Grove Ln Royse City, TX	3.0	2.0	1233	$1,895	$1.54	45d	1	0.21mi
1017 N Houston St Royse City, TX	3.0	1.0	1448	$1,725	$1.19	45d	1	0.66mi
903 Live Oak St Royse City, TX	2.0	1.5	1372	$1,800	$1.31	45d	1	0.67mi
913 Live Oak St Unit B Royse City, TX	3.0	2.0	1120	$1,600	$1.43	22d	1	0.68mi
209 E Gail Ln Royse City, TX	3.0	1.5	1224	$1,850	$1.51	0d	1	0.82mi
309 S Bell St Royse City, TX	2.0	1.0	1013	$1,500	$1.48	45d	1	0.89mi
1023 Lakes Dr Royse City, TX	2.0–3.0	2.0	1194	$1,749	$1.46	3d	1	0.97mi
315 College St Royse City, TX	3.0	2.0	1254	$1,850	$1.48	5d	1	1.02mi
1501 Kelly Ln Royse City, TX	3.0	2.0	1402	$1,875	$1.34	0d	1	1.21mi
1612 Audrey Dr Royse City, TX	3.0	2.0	1224	$1,799	$1.47	45d	1	1.31mi

Listing history 7 events

1. 2026-06-21
   days on market $143,220 Active 10 DOM
2. 2026-06-18
   days on market $143,220 Active 7 DOM
3. 2026-06-17
   days on market $143,220 Active 6 DOM
4. 2026-06-16
   days on market $143,220 Active 5 DOM
5. 2026-06-15
   days on market $143,220 Active 4 DOM
6. 2026-06-13
   remarks 33-char remark
7. 2026-06-13
   listed $143,220 Active 2 DOM

ⓘ 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: $4,603 · $384/mo
• Projected year-2 tax: $4,603 · $384/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: $23,620
• − Mortgage interest: −$8,023
• − Property taxes: −$4,603
• − Insurance: −$716
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$4,166
• Taxable income: $2,332
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $3,768/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

+84.8% since first listed

15 events — show timeline

• 2026-06-11 Listed $143,220 HARMLS
• 2022-01-25 Sold (Public Records) — Public Records
• 2022-01-24 Sold (MLS) — NTREIS
• 2021-12-21 Contingent — NTREIS
• 2021-12-11 Listed $210,000 NTREIS
• 2017-08-15 Sold (Public Records) — Public Records
• 2017-08-15 Sold (MLS) — NTREIS
• 2017-06-28 Pending — NTREIS
• 2017-06-27 Relisted — NTREIS
• 2017-06-25 Price Changed $150,000 NTREIS
• 2017-06-25 Listing Removed — NTREIS
• 2017-06-23 Listed $144,900 NTREIS
• 2015-03-09 Sold (Public Records) — Public Records
• 2014-07-14 Sold (Public Records) — Public Records
• 2000-09-22 Sold (Public Records) $77,500 Public Records

Property tax history

+4.5%/yr

Latest (2025): $4,603 · -4.6% YoY. Source: county tax records.