The Amarillo Plan · Royse City, TX 75189

$268,990

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 468 Days on market

Excellent condition

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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 +8.5/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.7/10.0
• Livability +3.8/5.0
• 1% rule +2.6/10.0
• DSCR +2.3/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Amarillo is an exclusive floor plan to our Creekside community, offering 3-bedroom, 2-bath, 2-car garage. . Designed with energy efficiency in mind, this beautiful single-story home provides comfort and practicality, making it an ideal choice for first-time homebuyers or those looking for a smaller, low-maintenance home with plenty of space. Open-Concept Layout The open-concept layout creates a spacious feel, with a great room that flows seamlessly into the kitchen and dining areas. The kitchen features ample counter space, making it easy to cook and entertain. The dining area is conveniently located next to the kitchen, ideal for family meals and gatherings. Owner's Suite: Privacy & Convenience The owner's suite is located at the back of the home for added privacy, offering a peaceful retreat with a walk-in closet and an ensuite bathroom. The two additional bedrooms, are situated toward the front of the home, making this split layout design perfect for families, guests, or a home office. Energy-Efficient Features With energy-efficient features throughout, The Amarillo is designed to keep utility costs low while maintaining a comfortable living environment. The two-car garage offers plenty of storage space and convenient access to the laundry room. The Amarillo floor plan provides the perfect combination of style, energy savings, and practicality, making it an excellent choice for anyone looking to start their homeownership journey!

Key facts

• Ample counter space
• Exclusive floor plan
• Walk-in closet

Tags

• EXCLUSIVE FLOOR PLAN
• ENERGY EFFICIENCY
• OPEN-CONCEPT LAYOUT
• AMPLE COUNTER SPACE
• OWNER'S SUITE
• WALK-IN CLOSET

🏗️ New construction. The $268,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $320,151.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (9.0% below list).
• Recommended offer: $237k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.2% 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); 2102 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals lingering (median 57d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 19,194 units permitted in Collin County in 2024 (3,988 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 $10k of value loss. Plan a longer hold.
• Collin County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 468 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.

Recommended offer $236,711 (12.0% 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 468 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
6. 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.
7. 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.
8. 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: 5.25%
• Cash-on-cash: -3.73%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $320,151
• List price: $268,990
• Delta: -15.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3105 Leatherwood Ln	0.28mi	3/2.0	1,711 (+14%)	1mo	$321,275	$188	63
2821 Robertson Way	0.29mi	3/2.0	1,532 (+2%)	24mo	$299,900	$196	63
2240 Aspen Chase Dr	0.06mi	4/2.0 (+1)	1,709 (+14%)	8mo	$307,000	$180	62
3000 Beau Daniel Dr	0.45mi	3/2.0	1,711 (+14%)	6mo	$330,135	$193	51
2248 Aspen Chase Dr	0.39mi	4/2.0 (+1)	1,668 (+11%)	12mo	$299,990	$180	48
2237 Spring Side Dr	0.30mi	3/2.0	1,711 (+14%)	18mo	$299,999	$175	48
2231 River Bend Rd	0.54mi	3/2.0	1,658 (+10%)	12mo	$299,000	$180	47
2716 Green River Rd	0.22mi	4/2.0 (+1)	1,709 (+14%)	21mo	$297,000	$174	44
2821 King William St	0.41mi	3/2.0	1,711 (+14%)	20mo	$339,490	$198	41

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: -25.9%
• Equity multiple: 0.14×
• Total profit: $-76,744
• Equity at exit: $47,736

10-year hold

• IRR: -36.5%
• Equity multiple: -0.31×
• Total profit: $-117,233
• Equity at exit: $27,681

Cash invested: $89,642 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 32 active · 10 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $310,000 ($187/sqft)
• Median days on market: 96 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: +14.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75189

• Home prices YoY: -25.0%
• Rents YoY: -1.1%
• Active inventory: 2102
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,448 high
• Mortgage (P&I): −$1,679
• Tax est. 1.5%: −$400 /mo · $4,802/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-278

Break-even live

Break-even rent $2,801

Max offer price $279,874

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-168	+0% $-278	+5% $-389	+10% $-500
Rent	-10% $-472	-5% $-375	+0% $-278	+5% $-182	+10% $-85
Rate	-1.0pp $-117	-0.5pp $-197	base $-278	+0.5pp $-361	+1.0pp $-446

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: $80,038
• Closing costs: $9,605
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2629 Green River Rd Royse City, TX	4.0	3.0	2182	$2,300	$1.05	0d	1	0.18mi
2629 Green River Rd Royse City, TX	4.0	3.0	2182	$2,500	$1.15	165d	1	0.18mi
2717 Green River Rd Royse City, TX	3.0	2.5	1935	$2,199	$1.14	148d	1	0.20mi
2717 Green River Rd Royse City, TX	3.0	2.5	1990	$2,095	$1.05	3d	1	0.20mi
2717 Green River Rd Royse City, TX	3.0	3.0	1935	$2,099	$1.08	65d	1	0.20mi
2401 Green River Rd Royse City, TX	4.0	3.0	2184	$2,700	$1.24	123d	1	0.24mi
2401 Green River Rd Royse City, TX	4.0	3.0	2184	$2,300	$1.05	10d	1	0.24mi
2533 Gaulding St Royse City, TX	3.0	2.5	1939	$2,000	$1.03	5d	1	0.24mi
2616 Gaulding St Royse City, TX	3.0	2.5	1941	$2,300	$1.18	10d	1	0.26mi
3109 Leatherwood Ln Royse City, TX	4.0	2.0	1800	$2,050	$1.14	134d	1	0.28mi
3109 Leatherwood Ln Royse City, TX	4.0	2.0	1800	$2,295	$1.27	153d	1	0.28mi
2529 Moser Ln Royse City, TX	4.0	3.0	2174	$2,600	$1.20	135d	1	0.29mi
2821 Robertson Way Royse City, TX	3.0	2.0	1524	$2,200	$1.44	0d	1	0.29mi
2413 Spring Side Dr Royse City, TX	4.0	3.0	2164	$2,190	$1.01	184d	1	0.31mi
3032 Leatherwood Ln Royse City, TX	3.0	2.0	1586	$2,000	$1.26	92d	1	0.32mi
2826 Caroline St Royse City, TX	4.0	2.0	1803	$2,500	$1.39	0d	1	0.33mi
2826 Caroline St Royse City, TX	4.0	2.0	1803	$2,500	$1.39	12d	1	0.33mi
2808 Spring Side Dr Royse City, TX	4.0	3.0	2184	$4,500	$2.06	0d	1	0.38mi
2808 Spring Side Dr Royse City, TX	4.0	3.0	2184	$3,700	$1.69	22d	1	0.38mi
2808 Spring Side Dr Royse City, TX	4.0	3.0	2184	$4,500	$2.06	14d	1	0.38mi
2828 Spring Side Dr Royse City, TX	4.0	3.0	2173	$2,300	$1.06	0d	1	0.41mi
2912 Wooten Trl Royse City, TX	4.0	3.0	2092	$1,895	$0.91	143d	1	0.84mi
305 Banner Ave Royse City, TX	4.0	2.0	1830	$2,350	$1.28	143d	1	0.91mi
2900 Lawson Dr Royse City, TX	4.0	2.0	2107	$2,400	$1.14	10d	1	0.91mi
2920 Roper St Royse City, TX	4.0	2.0	1892	$2,200	$1.16	56d	1	0.95mi
2957 Shoemaker Dr Josephine, TX	4.0	2.0	1917	$2,500	$1.30	10d	1	0.99mi
2900 Buttonbush Dr Royse City, TX	4.0	2.0	1924	$1,995	$1.04	10d	1	1.01mi
3745 Prairie Chapel Rd Royse City, TX	4.0	2.0	1962	$2,200	$1.12	0d	1	1.02mi
3032 Zinnia St Royse City, TX	4.0	2.0	1917	$2,000	$1.04	165d	1	1.03mi
3000 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$1,895	$1.00	156d	1	1.05mi
2952 Goodrich St Royse City, TX	4.0	2.0	2087	$2,150	$1.03	10d	1	1.05mi
3312 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$2,060	$1.09	126d	1	1.10mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	184d	1	1.10mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,795	$0.94	130d	1	1.10mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	161d	1	1.10mi
1708 Calanques St Royse City, TX	4.0	2.0	1898	$2,500	$1.32	96d	1	1.38mi
Agalinis Ave Royse City, TX	4.0	2.0	1760	$1,650	$0.94	10d	1	1.46mi
1825 Lotus St Royse City, TX	4.0	2.0	1996	$1,995	$1.00	85d	1	1.49mi
5400 Agalinis Ave Royse City, TX	3.0	2.0	1586	$1,795	$1.13	41d	1	1.50mi

Listing history 50 events

1. 2026-11-08
   days on market $268,990 Active 468 DOM
2. 2026-11-07
   days on market $268,990 Active 467 DOM
3. 2026-11-06
   days on market $268,990 Active 466 DOM
4. 2026-11-05
   days on market $268,990 Active 465 DOM
5. 2026-11-04
   days on market $268,990 Active 464 DOM
6. 2026-11-02
   days on market $268,990 Active 462 DOM
7. 2026-11-01
   days on market $268,990 Active 461 DOM
8. 2026-10-31
   days on market $268,990 Active 460 DOM
9. 2026-10-30
   days on market $268,990 Active 459 DOM
10. 2026-10-29
    days on market $268,990 Active 458 DOM
11. 2026-10-28
    days on market $268,990 Active 457 DOM
12. 2026-10-27
    days on market $268,990 Active 456 DOM
13. 2026-10-26
    days on market $268,990 Active 455 DOM
14. 2026-10-26
    days on market $268,990 Active 454 DOM
15. 2026-10-24
    days on market $268,990 Active 453 DOM
16. 2026-10-23
    days on market $268,990 Active 452 DOM
17. 2026-10-22
    days on market $268,990 Active 451 DOM
18. 2026-10-21
    days on market $268,990 Active 450 DOM
19. 2026-10-20
    days on market $268,990 Active 449 DOM
20. 2026-10-19
    days on market $268,990 Active 448 DOM
21. 2026-10-18
    days on market $268,990 Active 447 DOM
22. 2026-10-17
    days on market $268,990 Active 446 DOM
23. 2026-10-16
    days on market $268,990 Active 445 DOM
24. 2026-09-26
    days on market $268,990 Active 443 DOM
25. 2026-09-25
    days on market $268,990 Active 442 DOM
26. 2026-09-24
    days on market $268,990 Active 441 DOM
27. 2026-09-23
    days on market $268,990 Active 440 DOM
28. 2026-09-22
    days on market $268,990 Active 439 DOM
29. 2026-09-21
    days on market $268,990 Active 438 DOM
30. 2026-09-19
    days on market $268,990 Active 436 DOM
31. 2026-09-18
    days on market $268,990 Active 435 DOM
32. 2026-09-17
    days on market $268,990 Active 434 DOM
33. 2026-09-16
    days on market $268,990 Active 433 DOM
34. 2026-09-15
    days on market $268,990 Active 432 DOM
35. 2026-09-14
    days on market $268,990 Active 431 DOM
36. 2026-09-13
    days on market $268,990 Active 430 DOM
37. 2026-09-13
    remarks 695-char remark
38. 2026-09-12
    days on market $268,990 Active 429 DOM
39. 2026-09-11
    days on market $268,990 Active 428 DOM
40. 2026-09-05
    days on market $268,990 Active 422 DOM
41. 2026-09-04
    days on market $268,990 Active 421 DOM
42. 2026-09-02
    days on market $268,990 Active 419 DOM
43. 2026-08-31
    days on market $268,990 Active 417 DOM
44. 2026-08-29
    days on market $268,990 Active 415 DOM
45. 2026-08-28
    days on market $268,990 Active 414 DOM
46. 2026-08-27
    days on market $268,990 Active 413 DOM
47. 2026-08-25
    days on market $268,990 Active 411 DOM
48. 2026-08-24
    days on market $268,990 Active 410 DOM
49. 2026-08-23
    days on market $268,990 Active 409 DOM
50. 2026-08-22
    days on market $268,990 Active 408 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,379
• − Mortgage interest: −$17,933
• − Property taxes: −$4,802
• − Insurance: −$1,601
• − Repairs & maintenance: −$2,350
• − Management: −$2,350
• − Depreciation: −$9,313
• Taxable loss: −$8,971
• Est. tax savings @ 24.0%: +$2,153
• After-tax cash flow: $-1,187/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 · 7 photos

Excellent 100/100 None rehab

This newly constructed home is move-in ready with no visible repairs or maintenance needed. It offers a spacious open-concept layout and is ideal for first-time homebuyers or those looking for a low-maintenance home.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Davis El D- TX #1,080/4,322 Nat'l #15,452/41,679 High Royse City H S D- TX #621/1,632 Nat'l #6,621/17,239

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

B Composite livability gradescore 75/100

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 · 1,210,074 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: 22% of renters

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Population outlook (Collin County) Hauer SSP2

• Today (2025): 1,210,074 people
• By 2030: 1,358,201 · +12.2%
• By 2040: 1,654,061 · +36.7%
• By 2050: 1,937,359 · +60.1%
• By 2075: 2,567,039 · +112.1%
• By 2100: 2,952,048 · +144.0%

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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%
• Languages at home: 80% English-only · Spanish 15% Other Indo-European 1%

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Political lean MEDSL · Collin

• 2024 margin: R (+11.1) · D 43.1% · R 54.3% · Other 2.6%
• 2008→2024 swing: +14.4pp toward D · 2008: -25.6pp · 2024: -11.1pp
• All cycles: 2024: R+11.1 2020: R+4.3 2016: R+17.0 2012: R+31.6 2008: R+25.6

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

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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 event — show timeline

• 2025-07-10 Listed $268,990 Zillow