101 Joe White St · Rockwall, TX 75087

$284,000

3 bd · 1.5 ba · 1,088 sqft · SingleFamily public records · 77 Days on market

Built 1980 0.25 ac lot $261/sqft · at area comps Est $298k · at est. ↓ 5% 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).

• Cash flow +10.4/30.0
• ARV discount +9.6/15.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• DSCR +3.0/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the heart of Rockwall, this inviting 3-bedroom, 2-bathroom residence blends comfort and practicality, ideal for those seeking a serene lifestyle. With its thoughtfully designed layout, this property offers an appealing combination of style and functionality. Upon entering, the bright and airy living area immediately draws you in, boasting a spacious open-plan design that seamlessly connects the living room to the dining area. Natural light streams through ample windows, highlighting the charming interior finishes and creating a warm, inviting atmosphere throughout the home. The kitchen serves as the heart of the home, equipped with modern appliances and generous cabinetry, perfect for culinary enthusiasts and home cooks alike. Its efficient design ensures effortless meal preparation and easy access to the adjacent dining area, making entertaining a breeze. The primary suite offers a peaceful sanctuary with a stylish ensuite bath, featuring contemporary fittings and ample storage. The additional two bedrooms are well-appointed, providing flexible spaces that can easily function as guest rooms, home offices, or creative areas. Outside, the property offers an expansive yard, perfect for outdoor gatherings, gardening, or just enjoying the Texas sunshine. This property’s prime location ensures easy access to local amenities, schools, and community attractions, making it a perfect choice for those who value convenience and tranquility. With its charming appeal and thoughtful design, this Rockwall gem is an opportunity not to be missed.

Key facts

• Generous cabinetry
• Modern appliances
• Stylish ensuite bath

Tags

• BRIGHT AND AIRY LIVING AREA
• SPACIOUS OPEN-PLAN DESIGN
• MODERN APPLIANCES
• GENEROUS CABINETRY
• EFFICIENT DESIGN
• STYLISH ENSUITE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $284k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (23.0% below list).
• Recommended offer: $219k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.9% in Rockwall — 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 77/100 on livability (#86 in TX, #3,043 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F.
• 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.
• Market conditions: Rents rising (+3.2%/yr); 1008 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $9k 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 77 days — a 6% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; 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; 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 $218,594 (23.0% 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 77 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.77% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.27%
• DSCR: 0.90
• GRM: 10.8

CMA / ARV

• ARV (median comp): $298,069
• List price: $284,000
• Delta: -4.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 Kernodle St	0.22mi	2/1.0 (-1)	1,004 (-8%)	1mo	$285,000	$284	70
822 Nash St	0.12mi	3/2.0	1,128 (+4%)	21mo	$315,000	$279	69
805 Jackson St	0.11mi	3/2.0	1,200 (+10%)	9mo	$345,000	$288	68
505 Parks Ave	0.22mi	3/2.0	1,104 (+2%)	21mo	$320,000	$290	68
813 Nash St	0.05mi	3/1.0	1,244 (+14%)	9mo	$189,000	$152	64
812 E Heath St	0.13mi	3/2.0	1,207 (+11%)	12mo	$282,500	$234	63
708 N Alamo Rd	0.41mi	3/1.0	960 (-12%)	2mo	$230,000	$240	58
826 Nash St	0.14mi	3/2.0	1,250 (+15%)	11mo	$320,000	$256	58
831 Nash St	0.18mi	3/1.5	1,200 (+10%)	22mo	$264,000	$220	56
501 Storrs St	0.70mi	2/1.0 (-1)	1,108 (+2%)	5mo	$250,000	$226	54
504 N Alamo Rd	0.45mi	2/1.5 (-1)	1,214 (+12%)	23mo	$364,000	$300	36

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 · 3.23% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-55,105
• Equity at exit: $42,345

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-58,299
• Equity at exit: $24,555

Cash invested: $79,520 (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 75087

• Rents YoY: 3.2%
• Active inventory: 1008
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,186 high
• Mortgage (P&I): −$1,489
• Tax from tax record: −$270 /mo · $3,234/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-150

Break-even live

Break-even rent $2,376

Max offer price $257,451

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-70	+0% $-150	+5% $-231	+10% $-311
Rent	-10% $-323	-5% $-237	+0% $-150	+5% $-64	+10% $22
Rate	-1.0pp $-7	-0.5pp $-78	base $-150	+0.5pp $-224	+1.0pp $-299

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: $71,000
• Closing costs: $8,520
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 Nash St Rockwall, TX	2.0	1.0	900	$1,900	$2.11	19d	1	0.06mi
550 Williams St Rockwall, TX	1.0–3.0	1.0–2.0	1057	$2,715	$2.57	13d	15	0.27mi
212 Darrin Dr Rockwall, TX	3.0	2.0	1366	$2,095	$1.53	8d	1	0.28mi
212 Darrin Dr Rockwall, TX	3.0	2.0	1366	$2,095	$1.53	17d	1	0.28mi
106 S Clark St Rockwall, TX	3.0	1.0	1144	$2,499	$2.18	25d	1	0.45mi
404 Renfro St Rockwall, TX	3.0	2.0	1156	$1,800	$1.56	5d	1	0.64mi
404 Valley Dr Rockwall, TX	3.0	2.0	1217	$2,100	$1.73	13d	1	0.67mi
505 Storrs St Rockwall, TX	3.0	2.0	1097	$1,900	$1.73	44d	1	0.69mi
509 S Fannin St Unit B Rockwall, TX	2.0	1.0	995	$1,395	$1.40	25d	1	0.77mi
214 Saint Marys Pl Rockwall, TX	3.0	2.0	1141	$2,200	$1.93	25d	1	0.87mi
502 Rogers Way Rockwall, TX	4.0	2.0	1367	$2,350	$1.72	44d	1	0.87mi
1196 T L Townsend Dr Rockwall, TX	1.0–2.0	1.0–2.0	875	$2,772	$3.17	2d	16	1.41mi

Listing history 20 events

1. 2026-06-18
   days on market $284,000 Active 77 DOM
2. 2026-06-17
   days on market $284,000 Active 76 DOM
3. 2026-06-16
   days on market $284,000 Active 75 DOM
4. 2026-06-15
   days on market $284,000 Active 74 DOM
5. 2026-06-13
   days on market $284,000 Active 72 DOM
6. 2026-06-13
   days on market $284,000 Active 71 DOM
7. 2026-06-09
   days on market $284,000 Active 68 DOM
8. 2026-06-08
   days on market $284,000 Active 67 DOM
9. 2026-06-07
   days on market $284,000 Active 66 DOM
10. 2026-06-04
    days on market $284,000 Active 63 DOM
11. 2026-06-03
    days on market $284,000 Active 62 DOM
12. 2026-06-02
    days on market $284,000 Active 61 DOM
13. 2026-06-01
    days on market $284,000 Active 60 DOM
14. 2026-05-31
    days on market $284,000 Active 59 DOM
15. 2026-05-07
    price $284,000 1575-char remark

    Show marketing remark (1575 chars)

    Nestled in the heart of Rockwall, this inviting 3-bedroom, 2-bathroom residence blends comfort and practicality, ideal for those seeking a serene lifestyle. With its thoughtfully designed layout, this property offers an appealing combination of style and functionality. Upon entering, the bright and airy living area immediately draws you in, boasting a spacious open-plan design that seamlessly connects the living room to the dining area. Natural light streams through ample windows, highlighting the charming interior finishes and creating a warm, inviting atmosphere throughout the home. The kitchen serves as the heart of the home, equipped with modern appliances and generous cabinetry, perfect for culinary enthusiasts and home cooks alike. Its efficient design ensures effortless meal preparation and easy access to the adjacent dining area, making entertaining a breeze. The primary suite offers a peaceful sanctuary with a stylish ensuite bath, featuring contemporary fittings and ample storage. The additional two bedrooms are well-appointed, providing flexible spaces that can easily function as guest rooms, home offices, or creative areas. Outside, the property offers an expansive yard, perfect for outdoor gatherings, gardening, or just enjoying the Texas sunshine. This property’s prime location ensures easy access to local amenities, schools, and community attractions, making it a perfect choice for those who value convenience and tranquility. With its charming appeal and thoughtful design, this Rockwall gem is an opportunity not to be missed.

16. 2026-04-02
    listed $299,000 Active 1575-char remark

    Show marketing remark (1575 chars)

    Nestled in the heart of Rockwall, this inviting 3-bedroom, 2-bathroom residence blends comfort and practicality, ideal for those seeking a serene lifestyle. With its thoughtfully designed layout, this property offers an appealing combination of style and functionality. Upon entering, the bright and airy living area immediately draws you in, boasting a spacious open-plan design that seamlessly connects the living room to the dining area. Natural light streams through ample windows, highlighting the charming interior finishes and creating a warm, inviting atmosphere throughout the home. The kitchen serves as the heart of the home, equipped with modern appliances and generous cabinetry, perfect for culinary enthusiasts and home cooks alike. Its efficient design ensures effortless meal preparation and easy access to the adjacent dining area, making entertaining a breeze. The primary suite offers a peaceful sanctuary with a stylish ensuite bath, featuring contemporary fittings and ample storage. The additional two bedrooms are well-appointed, providing flexible spaces that can easily function as guest rooms, home offices, or creative areas. Outside, the property offers an expansive yard, perfect for outdoor gatherings, gardening, or just enjoying the Texas sunshine. This property’s prime location ensures easy access to local amenities, schools, and community attractions, making it a perfect choice for those who value convenience and tranquility. With its charming appeal and thoughtful design, this Rockwall gem is an opportunity not to be missed.

17. 2026-02-23
    historical
18. 2026-02-17
    listed $299,000 Active
19. 2009-06-05
    soldstatus
20. 2009-06-05
    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: $3,234 · $270/mo
• Projected year-2 tax: $5,197 · $433/mo
• Expected delta: +$1,963/yr (+$164/mo · 60.7%)

ⓘ 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 ≥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: $26,231
• − Mortgage interest: −$15,908
• − Property taxes: −$3,234
• − Insurance: −$1,420
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − Depreciation: −$8,262
• Taxable loss: −$6,790
• Est. tax savings @ 24.0%: +$1,630
• After-tax cash flow: $-174/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 — Rockwall

• Score: 77/100
• State rank: #86
• US rank: #3043

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockwall, TX
• County: Rockwall County · 132,930 people
• City population: 84,191
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 44,326
• Household income: $129,484
• Rent vs Own: 18.8% rent · 81.2% own
• Severe rent burden: 646.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 17% Two or more races 12% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 2% Italian 2% Iranian 2%
• Foreign-born: 8% · Canada, Vietnam, South Korea
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 1% Vietnamese 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: ▼ -188.34%
• Current HPI: 208.2221
• Rent YoY: ▲ 3.23%
• 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

-5.0% since first listed

6 events — show timeline

• 2026-05-07 Price Changed $284,000 NTREIS
• 2026-04-02 Listed $299,000 NTREIS
• 2026-02-23 Listing Removed — NTREIS
• 2026-02-17 Listed $299,000 NTREIS
• 2009-06-05 Sold (Public Records) — Public Records
• 2009-06-05 Sold (Public Records) — Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,234 · +5.1% YoY. Source: county tax records.