2004 Strongbark Dr · Royse City, TX 75189

$252,500

4 bd · 2.0 ba · 1,652 sqft · SingleFamily public records · 62 Days on market

Built 2020 Good condition 6,186 sqft lot $153/sqft · 16% below area Est $301k · 16% under $50/mo HOA · 2% of rent ↓ 2% since listing

---

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 +14.8/15.0
• Cash flow +8.0/30.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.2/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful 4-Bedroom and 2-Bath Home featuring a bright and open floor plan designed for comfort and style. Spacious living room flows seamlessly into the kitchen with a large island. The home features a mix of durable vinyl plank flooring in the main living room and cozy carpet in the bedrooms for comfort. The primary suite offers walk-in shower, long counter and lots of closet space. Three additional rooms provide plenty of space for family, guests or home office. A covered patio offers space for outside cooking, grilling or just simply enjoying a night out. Big backyard with sturdy fence.

Key facts

• 6,186 sq ft lot
• 2 garage spots
• Built 2020

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $252k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-263 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (9.9% below list).
• Recommended offer: $206k (18.4% below list) — sets the bar for cash-flow.
• Cap rate 5.0% 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: Davis El (math 52% / reading 41%, grade D-, #1,080 of 4,322 statewide, top 25%, 500 students, 52% 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).
• Market conditions: Rents soft (-1.1%/yr); 1301 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,289 units permitted in Hunt County in 2024 (527 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.
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($237k) is reasonable based on typical stale-listing flexibility.

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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,991 (18.4% 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 62 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.47%
• DSCR: 0.80
• GRM: 9.3

CMA / ARV

• ARV (median comp): $301,198
• List price: $252,500
• Delta: -16.17%
• 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
2133 Fimbry Dr	0.30mi	3/2.0 (-1)	1,615 (-2%)	2mo	$270,000	$167	76
1228 Koto Wood Dr	0.39mi	3/2.0 (-1)	1,608 (-3%)	1mo	$269,000	$167	72
2121 Tulipwood Dr	0.14mi	3/2.0 (-1)	1,506 (-9%)	4mo	$255,000	$169	71
3121 Emory Oak Way	0.44mi	4/2.0	1,550 (-6%)	2mo	$253,500	$164	68
3112 Burwood Ln	0.55mi	3/2.0 (-1)	1,720 (+4%)	2mo	$249,900	$145	61
2132 Palestine Oak Dr	0.22mi	3/2.0 (-1)	1,426 (-14%)	2mo	$265,000	$186	61
1828 Elderberry St	0.65mi	3/2.0 (-1)	1,622 (-2%)	2mo	$250,000	$154	60
1928 Elderberry St	0.63mi	3/2.0 (-1)	1,624 (-2%)	5mo	$242,000	$149	59
1220 Alder Tree Ln	0.30mi	3/2.0 (-1)	1,418 (-14%)	4mo	$239,000	$169	54
2908 Glenoaks Dr	0.72mi	3/2.0 (-1)	1,711 (+4%)	8mo	$257,600	$151	49
1229 Cedar Cove Pl	0.50mi	3/2.0 (-1)	1,884 (+14%)	3mo	$250,000	$133	46
3017 Oak Crest Dr	0.63mi	3/2.0 (-1)	1,864 (+13%)	3mo	$299,999	$161	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: -27.9%
• Equity multiple: 0.09×
• Total profit: $-64,121
• Equity at exit: $37,649

10-year hold

• IRR: -48.0%
• Equity multiple: -0.45×
• Total profit: $-102,260
• Equity at exit: $21,832

Cash invested: $70,700 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,274 high
• Mortgage (P&I): −$1,324
• Tax from tax record: −$581 /mo · $6,968/yr
• Insurance: −$105
• HOA: −$50
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-263

Break-even live

Break-even rent $2,608

Max offer price $205,991

Occupancy floor —

Sensitivity live

Price	-10% $-120	-5% $-192	+0% $-263	+5% $-335	+10% $-406
Rent	-10% $-443	-5% $-353	+0% $-263	+5% $-173	+10% $-84
Rate	-1.0pp $-136	-0.5pp $-199	base $-263	+0.5pp $-329	+1.0pp $-395

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: $63,125
• Closing costs: $7,575
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2124 Tulipwood Dr Royse City, TX	4.0	2.0	1703	$2,200	$1.29	20d	1	0.12mi
2113 Tulipwood Dr Royse City, TX	4.0	2.0	1857	$2,075	$1.12	4d	1	0.12mi
2133 Tulipwood Dr Royse City, TX	4.0	2.0	1770	$2,295	$1.30	45d	1	0.16mi
1004 Basswood Ln Royse City, TX	4.0	2.0	2097	$1,995	$0.95	16d	1	0.16mi
1125 Silver Maple Ln Royse City, TX	3.0	2.0	1590	$1,895	$1.19	26d	1	0.25mi
1125 Silver Maple Ln Royse City, TX	3.0	2.0	1444	$1,895	$1.31	45d	1	0.25mi
1328 River Oak Ln Royse City, TX	4.0	2.0	2196	$2,400	$1.09	4d	1	0.30mi
1225 Alder Tree Ln Royse City, TX	3.0	2.5	2181	$2,000	$0.92	4d	1	0.34mi
1312 Silver Maple Ln Royse City, TX	3.0	2.5	1406	$1,695	$1.21	45d	1	0.36mi
2134 Donker Dr Royse City, TX	4.0	2.0	1838	$1,950	$1.06	3d	1	0.38mi
1309 Honeywood Ln Royse City, TX	3.0	2.0	1514	$1,746	$1.15	1d	1	0.38mi
2141 Donker Dr Royse City, TX	4.0	2.0	1838	$1,850	$1.01	5d	1	0.40mi
2141 Donker Dr Royse City, TX	4.0	2.0	1838	$1,850	$1.01	16d	1	0.40mi
1226 Banyan Dr Royse City, TX	4.0	2.0	1996	$1,895	$0.95	20d	1	0.41mi
1204 Cedar Cove Pl Royse City, TX	3.0	2.0	1450	$1,925	$1.33	26d	1	0.47mi
2117 Berrywood Dr Royse City, TX	4.0	2.0	1706	$2,095	$1.23	3d	1	0.50mi
2117 Berrywood Dr Royse City, TX	4.0	2.0	1703	$2,095	$1.23	4d	1	0.50mi
1817 Acacia Dr Royse City, TX	4.0	3.0	2118	$2,000	$0.94	15d	1	0.56mi
3105 Oak Crest Dr Royse City, TX	3.0	2.0	1864	$1,929	$1.03	24d	1	0.59mi
1916 Elderberry St Royse City, TX	3.0	2.0	1654	$2,059	$1.24	0d	1	0.65mi
1825 Damianita Dr Royse City, TX	4.0	2.0	1999	$2,100	$1.05	16d	1	0.65mi
1828 Elderberry St Royse City, TX	3.0	2.0	1907	$1,995	$1.05	16d	1	0.67mi
1944 Fox Glove St Royse City, TX	4.0	2.0	1478	$1,795	$1.21	45d	1	0.70mi
1817 Grassland Dr Royse City, TX	3.0	2.0	1763	$2,000	$1.13	1d	1	0.82mi
1937 Huisache St Royse City, TX	4.0	2.0	1999	$2,200	$1.10	0d	1	0.83mi
1813 Huisache St Royse City, TX	3.0	2.0	1600	$1,895	$1.18	20d	1	0.87mi
1944 Javelina St Royse City, TX	3.0	2.0	1934	$2,195	$1.13	0d	1	0.91mi
1852 Javelina St Royse City, TX	4.0	2.0	1900	$2,200	$1.16	0d	1	0.93mi
1844 Javelina St Royse City, TX	4.0	2.0	1720	$2,295	$1.33	6d	1	0.93mi
3213 Shady River Trl Royse City, TX	3.0	2.0	1858	$1,849	$1.00	24d	1	1.05mi
1825 Lotus St Royse City, TX	4.0	2.0	1996	$2,195	$1.10	4d	1	1.08mi
208 Sunny Corner Rd Royse City, TX	3.0	2.0	1780	$1,695	$0.95	21d	1	1.08mi
523 Francis Ln Royse City, TX	4.0	3.0	2029	$2,299	$1.13	45d	1	1.10mi
3140 Overlook Dr Royse City, TX	4.0	2.0	1866	$2,200	$1.18	45d	1	1.26mi
3136 Overlook Dr Royse City, TX	4.0	2.0	2046	$2,295	$1.12	45d	1	1.26mi
3136 Overlook Dr Royse City, TX	4.0	2.0	2046	$2,295	$1.12	4d	1	1.26mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	22d	1	1.30mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	45d	1	1.30mi
3000 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$1,895	$1.00	16d	1	1.31mi
5502 County Road 2646 Unit 2646 Royse City, TX	3.0	2.5	1920	$2,300	$1.20	45d	1	1.35mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 2 events

1. 2026-05-15
   price $252,500 613-char remark

   Show marketing remark (613 chars)

   Welcome to this beautiful 4-Bedroom and 2-Bath Home featuring a bright and open floor plan designed for comfort and style. Spacious living room flows seamlessly into the kitchen with a large island. The home features a mix of durable vinyl plank flooring in the main living room and cozy carpet in the bedrooms for comfort. The primary suite offers walk-in shower, long counter and lots of closet space. Three additional rooms provide plenty of space for family, guests or home office. A covered patio offers space for outside cooking, grilling or just simply enjoying a night out. Big backyard with sturdy fence.

2. 2026-03-25
   listed $257,500 Active 613-char remark

   Show marketing remark (613 chars)

   Welcome to this beautiful 4-Bedroom and 2-Bath Home featuring a bright and open floor plan designed for comfort and style. Spacious living room flows seamlessly into the kitchen with a large island. The home features a mix of durable vinyl plank flooring in the main living room and cozy carpet in the bedrooms for comfort. The primary suite offers walk-in shower, long counter and lots of closet space. Three additional rooms provide plenty of space for family, guests or home office. A covered patio offers space for outside cooking, grilling or just simply enjoying a night out. Big backyard with sturdy fence.

ⓘ 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: $6,968 · $581/mo
• Projected year-2 tax: $6,968 · $581/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 · 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: $27,292
• − Mortgage interest: −$14,144
• − Property taxes: −$6,968
• − Insurance: −$1,262
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − HOA: −$600
• − Depreciation: −$7,345
• Taxable loss: −$7,394
• Est. tax savings @ 24.0%: +$1,775
• After-tax cash flow: $-1,385/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained single-family home features a good condition with a good ROI potential for both resale and rental.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Resale Replace light fixtures — Modernizes and improves aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Resale Replace light fixtures — Modernizes and improves aesthetics ↑

ⓘ 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

• 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 (Hunt County) Hauer SSP2

• Today (2025): 97,090 people
• By 2030: 100,452 · +3.5%
• By 2040: 106,544 · +9.7%
• By 2050: 111,218 · +14.6%
• By 2075: 121,695 · +25.3%
• By 2100: 123,683 · +27.4%

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 · Hunt

• 2024 margin: Solid R (+55.5) · D 21.9% · R 77.4%
• 2008→2024 swing: -14.9pp toward R · 2008: -40.6pp · 2024: -55.5pp
• All cycles: 2024: R+55.5 2020: R+52.5 2016: R+56.3 2012: R+51.2 2008: R+40.6

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

-1.9% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $252,500 NTREIS
• 2026-03-25 Listed $257,500 NTREIS

Property tax history

+41.6%/yr

Latest (2025): $6,968 · -7.2% YoY. Source: county tax records.