2432 Rocky Mountain Dr · Royse City, TX 75189

$279,990

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 83 Days on market

Built 2021 5,401 sqft lot $179/sqft · 15% below area Est $340k · 18% under $50/mo HOA · 2% 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).

• ARV discount +15.0/15.0
• Cash flow +6.7/30.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE DROP AND SELLER IS NOW OFFERING $5k in closing costs as well! Assumable loan at 2.8 percent gives buyers a rare chance to lock in a rate far below today’s market while stepping into a well kept home in the growing Royse City area. Located at 2432 Rock Mountain Drive this property offers a practical layout with spacious living areas good natural light and a functional kitchen that opens to the main living space making it ideal for both daily living and hosting. The community also offers a nice pool providing a great spot to cool off and enjoy time with family and friends without the maintenance. The home sits in a quiet neighborhood with easy access to Interstate 30 for a quick commute into Rockwall or Dallas while still enjoying a more relaxed setting. Solid option for buyers looking to save thousands over time with the low rate while getting into a clean move in ready home.

Key facts

• Functional kitchen
• Nice pool
• Practical layout

Tags

• PRACTICAL LAYOUT
• SPACIOUS LIVING AREAS
• FUNCTIONAL KITCHEN
• NICE POOL
• QUIET NEIGHBORHOOD
• EASY ACCESS TO INTERSTATE 30

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-442 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (27.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (23.6% below list).
• Recommended offer: $202k (27.9% below list) — sets the bar for cash-flow.

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: schools C-, 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.
• Market conditions: Rents soft (-1.1%/yr); 1288 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 83 days — a 6% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $201,901 (27.9% 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 83 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.76% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.77%
• DSCR: 0.70
• GRM: 10.9

CMA / ARV

• ARV (median comp): $339,590
• List price: $279,990
• Delta: -17.55%
• 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
1613 Lesli Dr	0.20mi	3/2.0	1,553 (-0%)	6mo	$225,000	$145	85
1525 Lesli Dr	0.25mi	3/2.0	1,601 (+3%)	6mo	$219,000	$137	79
821 Rowdy Dr	0.23mi	3/2.0	1,645 (+5%)	4mo	$239,900	$146	77
1448 Black Canyon Ave	0.07mi	4/2.0 (+1)	1,704 (+9%)	13mo	$310,000	$182	66
1625 Kelly Ln	0.16mi	3/2.0	1,350 (-14%)	5mo	$219,000	$162	66
1501 Kelly Ln	0.28mi	3/2.0	1,402 (-10%)	6mo	$229,900	$164	65
508 Ame Ln	0.30mi	4/2.0 (+1)	1,720 (+10%)	2mo	$190,000	$110	62
800 Rowdy Dr	0.28mi	3/2.0	1,382 (-11%)	8mo	$236,900	$171	61
329 Ame Ln	0.45mi	3/2.0	1,706 (+9%)	4mo	$269,000	$158	60
400 Welch Dr	0.42mi	3/2.0	1,780 (+14%)	1mo	$285,000	$160	56
204 Victoria Dr	0.70mi	3/2.0	1,779 (+14%)	0mo	$285,000	$160	44
115 Sandy Ln	0.67mi	3/2.0	1,781 (+14%)	8mo	$339,000	$190	38

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: -31.8%
• Equity multiple: -0.02×
• Total profit: $-79,639
• Equity at exit: $41,747

10-year hold

• IRR: -60.3%
• Equity multiple: -0.65×
• Total profit: $-129,200
• Equity at exit: $24,208

Cash invested: $78,397 (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: 1288
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,139 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$497 /mo · $5,959/yr
• Insurance: −$117
• HOA: −$50
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-442

Break-even live

Break-even rent $2,698

Max offer price $201,901

Occupancy floor —

Sensitivity live

Price	-10% $-284	-5% $-363	+0% $-442	+5% $-521	+10% $-601
Rent	-10% $-611	-5% $-527	+0% $-442	+5% $-358	+10% $-273
Rate	-1.0pp $-301	-0.5pp $-371	base $-442	+0.5pp $-515	+1.0pp $-588

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: $69,998
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1612 Audrey Dr Royse City, TX	3.0	2.0	1224	$1,799	$1.47	44d	1	0.15mi
1212 Blue Ridge Pl Royse City, TX	4.0	2.5	2245	$2,450	$1.09	19d	1	0.23mi
1204 Blue Ridge Pl Royse City, TX	4.0	2.0	1751	$2,400	$1.37	3d	1	0.23mi
804 Rowdy Dr Royse City, TX	3.0	2.0	1671	$1,700	$1.02	3d	1	0.25mi
1501 Kelly Ln Royse City, TX	3.0	2.0	1402	$1,925	$1.37	5d	1	0.25mi
6127 Tawakoni Ln Royse City, TX	4.0	2.0	1739	$2,200	$1.27	44d	1	0.26mi
512 Cookston Ln Royse City, TX	3.0	2.0	1598	$1,850	$1.16	24d	1	0.28mi
7307 Village Falls Ln Royse City, TX	4.0	2.0	1731	$2,135	$1.23	20d	1	0.30mi
708 Mackenzie Dr Royse City, TX	4.0	2.0	1779	$1,780	$1.00	44d	1	0.34mi
713 Cooper Ln Royse City, TX	4.0	2.0	1859	$1,900	$1.02	10d	1	0.35mi
320 Cookston Ln Royse City, TX	3.0	2.0	2213	$2,095	$0.95	5d	1	0.46mi
609 Rosemary Dr Royse City, TX	3.0	2.0	1759	$1,835	$1.04	5d	1	0.48mi
609 Rosemary Dr Royse City, TX	3.0	2.0	1759	$1,901	$1.08	13d	1	0.48mi
225 Cookston Ln Royse City, TX	4.0	2.0	1651	$1,825	$1.11	14d	1	0.55mi
225 Cookston Ln Royse City, TX	4.0	2.0	1651	$1,825	$1.11	24d	1	0.55mi
524 Timberhaven Trl Royse City, TX	3.0	2.0	1693	$1,900	$1.12	24d	1	0.58mi
220 Fire Rock Dr Royse City, TX	3.0	2.0	1618	$2,000	$1.24	44d	1	0.83mi
525 Janette Ct Royse City, TX	4.0	3.0	2059	$2,095	$1.02	14d	1	0.99mi
3762 S FM 548 Royse City, TX	3.0	2.0	1568	$1,899	$1.21	5d	1	1.01mi
317 Fire Rock Dr Royse City, TX	3.0	2.0	1618	$2,150	$1.33	5d	1	1.01mi
1023 Lakes Dr Royse City, TX	2.0–3.0	2.0	1194	$1,749	$1.46	2d	1	1.04mi
2044 Hearn Dr Royse City, TX	4.0	3.0	2060	$2,200	$1.07	4d	1	1.27mi
2310 Hankinson Ln Fate, TX	4.0	3.0	2069	$2,345	$1.13	44d	1	1.28mi
1120 Decker Dr Fate, TX	4.0	2.0	2092	$2,400	$1.15	44d	1	1.28mi
1012 Brookhaven Dr Royse City, TX	3.0	2.0	1642	$2,149	$1.31	3d	1	1.32mi
221 Rustic Grove Ln Royse City, TX	3.0	2.0	1233	$1,895	$1.54	44d	1	1.37mi
1332 Pierce St Royse City, TX	4.0	2.0	2118	$2,350	$1.11	44d	1	1.41mi
3251 Everly Dr Fate, TX	4.0	2.0	1929	$2,195	$1.14	44d	1	1.43mi
721 Oak Grove Ln Royse City, TX	3.0	2.0	1188	$1,800	$1.52	3d	1	1.44mi
2432 French St Fate, TX	4.0	2.0	1850	$2,100	$1.14	13d	1	1.46mi
821 Loganwood Dr Royse City, TX	3.0	2.0	1291	$1,725	$1.34	24d	1	1.48mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-18
   days on market $279,990 Active 83 DOM
2. 2026-06-17
   days on market $279,990 Active 82 DOM
3. 2026-06-16
   days on market $279,990 Active 81 DOM
4. 2026-06-15
   days on market $279,990 Active 80 DOM
5. 2026-06-13
   days on market $279,990 Active 78 DOM
6. 2026-06-09
   days on market $279,990 Active 74 DOM
7. 2026-06-08
   days on market $279,990 Active 73 DOM
8. 2026-06-07
   days on market $279,990 Active 72 DOM
9. 2026-06-04
   days on market $279,990 Active 69 DOM
10. 2026-06-03
    days on market $279,990 Active 68 DOM
11. 2026-06-02
    days on market $279,990 Active 67 DOM
12. 2026-06-01
    days on market $279,990 Active 66 DOM
13. 2026-05-31
    days on market $279,990 Active 65 DOM
14. 2026-04-11
    price $291,999 899-char remark

    Show marketing remark (899 chars)

    PRICE DROP AND SELLER IS NOW OFFERING $5k in closing costs as well! Assumable loan at 2.8 percent gives buyers a rare chance to lock in a rate far below today’s market while stepping into a well kept home in the growing Royse City area. Located at 2432 Rock Mountain Drive this property offers a practical layout with spacious living areas good natural light and a functional kitchen that opens to the main living space making it ideal for both daily living and hosting. The community also offers a nice pool providing a great spot to cool off and enjoy time with family and friends without the maintenance. The home sits in a quiet neighborhood with easy access to Interstate 30 for a quick commute into Rockwall or Dallas while still enjoying a more relaxed setting. Solid option for buyers looking to save thousands over time with the low rate while getting into a clean move in ready home.

15. 2026-03-27
    listed $295,000 Active 899-char remark

    Show marketing remark (899 chars)

    PRICE DROP AND SELLER IS NOW OFFERING $5k in closing costs as well! Assumable loan at 2.8 percent gives buyers a rare chance to lock in a rate far below today’s market while stepping into a well kept home in the growing Royse City area. Located at 2432 Rock Mountain Drive this property offers a practical layout with spacious living areas good natural light and a functional kitchen that opens to the main living space making it ideal for both daily living and hosting. The community also offers a nice pool providing a great spot to cool off and enjoy time with family and friends without the maintenance. The home sits in a quiet neighborhood with easy access to Interstate 30 for a quick commute into Rockwall or Dallas while still enjoying a more relaxed setting. Solid option for buyers looking to save thousands over time with the low rate while getting into a clean move in ready home.

16. 2021-04-30
    soldstatus Sold 141-char remark

    Show marketing remark (141 chars)

    Modern 3 bedroom 2 bathroom single story home with a huge living area. All bedrooms are over-sized and the master walk-in closet is enormous!

17. 2021-01-11
    status Pending 141-char remark

    Show marketing remark (141 chars)

    Modern 3 bedroom 2 bathroom single story home with a huge living area. All bedrooms are over-sized and the master walk-in closet is enormous!

18. 2021-01-04
    status Active 141-char remark

    Show marketing remark (141 chars)

    Modern 3 bedroom 2 bathroom single story home with a huge living area. All bedrooms are over-sized and the master walk-in closet is enormous!

19. 2020-08-28
    status Pending 141-char remark

    Show marketing remark (141 chars)

    Modern 3 bedroom 2 bathroom single story home with a huge living area. All bedrooms are over-sized and the master walk-in closet is enormous!

20. 2020-08-27
    historical 141-char remark

    Show marketing remark (141 chars)

    Modern 3 bedroom 2 bathroom single story home with a huge living area. All bedrooms are over-sized and the master walk-in closet is enormous!

21. 2020-08-27
    price $230,900 141-char remark

    Show marketing remark (141 chars)

    Modern 3 bedroom 2 bathroom single story home with a huge living area. All bedrooms are over-sized and the master walk-in closet is enormous!

22. 2020-08-19
    listed $222,900 Active 141-char remark

    Show marketing remark (141 chars)

    Modern 3 bedroom 2 bathroom single story home with a huge living area. All bedrooms are over-sized and the master walk-in closet is enormous!

ⓘ 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: $5,959 · $497/mo
• Projected year-2 tax: $5,959 · $497/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 3/10 Moderate
• 🌡 Heat 8/10 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: $25,663
• − Mortgage interest: −$15,684
• − Property taxes: −$5,959
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − HOA: −$600
• − Depreciation: −$8,145
• Taxable loss: −$10,231
• Est. tax savings @ 24.0%: +$2,455
• After-tax cash flow: $-2,849/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

+31.0% since first listed

9 events — show timeline

• 2026-04-11 Price Changed $291,999 NTREIS
• 2026-03-27 Listed $295,000 NTREIS
• 2021-04-30 Sold (MLS) — NTREIS
• 2021-01-11 Pending — NTREIS
• 2021-01-04 Relisted — NTREIS
• 2020-08-28 Pending — NTREIS
• 2020-08-27 Price Changed $230,900 NTREIS
• 2020-08-27 Listing Removed — NTREIS
• 2020-08-19 Listed $222,900 NTREIS

Property tax history

+15.3%/yr

Latest (2025): $5,959 · -0.2% YoY. Source: county tax records.