The Rockport Plan · Royse City, TX 75189

$276,990

4 bd · 2.0 ba · 1,668 sqft · SingleFamily · 394 Days on market

Excellent condition

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Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• 1% rule +2.4/10.0
• Rent growth +2.2/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover The Rockport, one of the five brand new floor plans exclusive to the Creekside Community by William Ryan Homes Dallas. . This beautiful homes features 4 bedrooms, 2 bathrooms, and a 2-car garage, at 1,668 square feet. This spacious and energy-efficient layout is designed to provide both comfort and functionality, making it the perfect choice for those who want a smart and affordable living space that accommodates their needs. Open-Concept Layout The open-concept design features a large great room that flows seamlessly into the dining area and kitchen, creating a welcoming space for family time and entertaining. The kitchen boasts ample counter space, and a convenient island, perfect for meal prep and casual dining. The owner's suite is located at the back of the home for added privacy, offering a tranquil retreat with a spacious walk-in closet and an ensuite bath with dual vanities, and a walk-in shower. Three additional bedrooms are located toward the front of the home, sharing a full bath, making this layout ideal for children, guests, or a home office. Energy-Efficient Features Energy-efficient features throughout The Rockport help keep utility costs low while ensuring year-round comfort. The 2-car garage provides ample storage space and easy access to the laundry room.

Key facts

• Ample counter space
• Walk-in closet
• Ensuite bath

Tags

• OPEN-CONCEPT LAYOUT
• AMPLE COUNTER SPACE
• CONVENIENT ISLAND
• OWNER'S SUITE
• WALK-IN CLOSET
• ENSUITE BATH

🏗️ New construction. The $276,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $330,992.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $277k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-341 ($-4k/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 $246k (11.0% below list).
• Recommended offer: $244k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.1% 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); 1569 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 394 days — a 12% lower offer ($244k) is reasonable based on typical stale-listing flexibility.

Recommended offer $243,751 (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 394 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: 0.74% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.41%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $330,992
• List price: $276,990
• Delta: -16.32%
• 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
2240 Aspen Chase Dr	0.06mi	4/2.0	1,709 (+2%)	5mo	$307,000	$180	88
2248 Aspen Chase Dr	0.39mi	4/2.0	1,668 (0%)	9mo	$299,990	$180	74
2716 Green River Rd	0.22mi	4/2.0	1,709 (+2%)	18mo	$297,000	$174	70
3000 Beau Daniel Dr	0.45mi	3/2.0 (-1)	1,711 (+3%)	3mo	$330,135	$193	67
2721 Caroline St	0.25mi	4/2.0	1,709 (+2%)	21mo	$329,000	$193	67
2237 Spring Side Dr	0.30mi	3/2.0 (-1)	1,711 (+3%)	15mo	$299,999	$175	64
2231 River Bend Rd	0.54mi	3/2.0 (-1)	1,658 (-1%)	9mo	$299,000	$180	61
2821 King William St	0.41mi	3/2.0 (-1)	1,711 (+3%)	16mo	$339,490	$198	58
2705 Green River Rd	0.18mi	3/3.0 (-1)	1,598 (-4%)	21mo	$299,000	$187	58
3033 Leatherwood Ln	0.31mi	4/2.0	1,800 (+8%)	22mo	$319,900	$178	54
2826 Caroline St	0.33mi	4/2.0	1,800 (+8%)	22mo	$319,900	$178	53
2821 Robertson Way	0.29mi	3/2.0 (-1)	1,532 (-8%)	21mo	$299,900	$196	50

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: -27.1%
• Equity multiple: 0.11×
• Total profit: $-82,529
• Equity at exit: $49,352

10-year hold

• IRR: -40.4%
• Equity multiple: -0.38×
• Total profit: $-127,575
• Equity at exit: $28,618

Cash invested: $92,678 (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: 59 active · 10 under contract
• Months of supply: 25.3 mo (4%/mo absorbed)
• Median asking: $313,490 ($169/sqft)
• Median days on market: 66 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +17.5% 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: 1569
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,464 high
• Mortgage (P&I): −$1,736
• Tax est. 1.5%: −$414 /mo · $4,965/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-341

Break-even live

Break-even rent $2,895

Max offer price $281,668

Occupancy floor —

Sensitivity live

Price	-10% $-112	-5% $-226	+0% $-341	+5% $-455	+10% $-570
Rent	-10% $-536	-5% $-438	+0% $-341	+5% $-244	+10% $-146
Rate	-1.0pp $-174	-0.5pp $-257	base $-341	+0.5pp $-427	+1.0pp $-514

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: $82,748
• Closing costs: $9,930
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2629 Green River Rd Royse City, TX	4.0	3.0	2182	$2,500	$1.15	73d	1	0.18mi
2629 Green River Rd Royse City, TX	4.0	3.0	2182	$2,500	$1.15	0d	1	0.18mi
2717 Green River Rd Royse City, TX	3.0	2.5	1935	$2,199	$1.14	56d	1	0.20mi
2717 Green River Rd Royse City, TX	3.0	3.0	1935	$2,099	$1.08	2d	1	0.20mi
2401 Green River Rd Royse City, TX	4.0	3.0	2184	$2,500	$1.14	0d	1	0.24mi
2401 Green River Rd Royse City, TX	4.0	3.0	2184	$2,700	$1.24	31d	1	0.24mi
3109 Leatherwood Ln Royse City, TX	4.0	2.0	1800	$2,050	$1.14	42d	1	0.28mi
3109 Leatherwood Ln Royse City, TX	4.0	2.0	1800	$2,295	$1.27	61d	1	0.28mi
2529 Moser Ln Royse City, TX	4.0	3.0	2174	$2,600	$1.20	43d	1	0.29mi
2413 Spring Side Dr Royse City, TX	4.0	3.0	2164	$2,190	$1.01	93d	1	0.31mi
3032 Leatherwood Ln Royse City, TX	3.0	2.0	1586	$2,000	$1.26	0d	1	0.32mi
2912 Wooten Trl Royse City, TX	4.0	3.0	2092	$1,895	$0.91	52d	1	0.84mi
505 Banner Ave Royse City, TX	5.0	2.0	2012	$2,180	$1.08	73d	1	0.88mi
505 Banner Ave Royse City, TX	5.0	2.0	2012	$2,180	$1.08	55d	1	0.88mi
305 Banner Ave Royse City, TX	4.0	2.0	1830	$2,350	$1.28	52d	1	0.91mi
2940 Lawson Dr Royse City, TX	5.0	2.0	2012	$2,295	$1.14	41d	1	1.00mi
3745 Prairie Chapel Rd Royse City, TX	4.0	2.0	1962	$2,300	$1.17	0d	1	1.02mi
3032 Zinnia St Royse City, TX	4.0	2.0	1917	$2,000	$1.04	73d	1	1.03mi
3000 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$1,895	$1.00	64d	1	1.05mi
3312 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$2,060	$1.09	34d	1	1.10mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,795	$0.94	38d	1	1.10mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	70d	1	1.10mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	93d	1	1.10mi
1708 Calanques St Royse City, TX	4.0	2.0	1898	$2,500	$1.32	4d	1	1.38mi
1825 Lotus St Royse City, TX	4.0	2.0	1996	$2,045	$1.02	4d	1	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $276,990 Active 394 DOM
2. 2026-08-06
   days on market $276,990 Active 392 DOM
3. 2026-08-05
   days on market $276,990 Active 391 DOM
4. 2026-08-04
   days on market $276,990 Active 390 DOM
5. 2026-08-03
   days on market $276,990 Active 389 DOM
6. 2026-07-31
   days on market $276,990 Active 386 DOM
7. 2026-07-30
   days on market $276,990 Active 384 DOM
8. 2026-07-28
   days on market $276,990 Active 383 DOM
9. 2026-07-26
   days on market $276,990 Active 381 DOM
10. 2026-07-24
    days on market $276,990 Active 379 DOM
11. 2026-07-23
    days on market $276,990 Active 378 DOM
12. 2026-07-22
    days on market $276,990 Active 377 DOM
13. 2026-07-21
    days on market $276,990 Active 376 DOM
14. 2026-07-20
    days on market $276,990 Active 375 DOM
15. 2026-07-18
    days on market $276,990 Active 373 DOM
16. 2026-07-18
    days on market $276,990 Active 372 DOM
17. 2026-07-16
    days on market $276,990 Active 371 DOM
18. 2026-07-15
    days on market $276,990 Active 370 DOM
19. 2026-07-14
    days on market $276,990 Active 369 DOM
20. 2026-07-13
    days on market $276,990 Active 368 DOM
21. 2026-07-13
    days on market $276,990 Active 367 DOM
22. 2026-07-11
    days on market $276,990 Active 366 DOM
23. 2026-07-10
    days on market $276,990 Active 365 DOM
24. 2026-07-09
    days on market $276,990 Active 364 DOM
25. 2026-07-07
    days on market $276,990 Active 362 DOM
26. 2026-07-06
    days on market $276,990 Active 361 DOM
27. 2026-07-06
    days on market $276,990 Active 360 DOM
28. 2026-07-05
    days on market $276,990 Active 359 DOM
29. 2026-07-03
    days on market $276,990 Active 358 DOM
30. 2026-07-02
    days on market $276,990 Active 357 DOM
31. 2026-07-01
    days on market $276,990 Active 356 DOM
32. 2026-06-30
    days on market $276,990 Active 355 DOM
33. 2026-06-29
    days on market $276,990 Active 354 DOM
34. 2026-06-28
    days on market $276,990 Active 353 DOM
35. 2026-06-27
    days on market $276,990 Active 352 DOM
36. 2026-06-26
    days on market $276,990 Active 351 DOM
37. 2026-06-24
    days on market $276,990 Active 349 DOM
38. 2026-06-22
    days on market $276,990 Active 347 DOM
39. 2026-06-21
    days on market $276,990 Active 346 DOM
40. 2026-06-18
    days on market $276,990 Active 343 DOM
41. 2026-06-17
    days on market $276,990 Active 342 DOM
42. 2026-06-16
    days on market $276,990 Active 341 DOM
43. 2026-06-15
    days on market $276,990 Active 340 DOM
44. 2026-06-13
    days on market $276,990 Active 338 DOM
45. 2026-06-09
    days on market $276,990 Active 334 DOM
46. 2026-06-08
    days on market $276,990 Active 333 DOM
47. 2026-06-07
    days on market $276,990 Active 332 DOM
48. 2026-06-04
    days on market $276,990 Active 329 DOM
49. 2026-06-03
    days on market $276,990 Active 328 DOM
50. 2026-06-02
    days on market $276,990 Active 327 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: $29,568
• − Mortgage interest: −$18,541
• − Property taxes: −$4,965
• − Insurance: −$1,655
• − Repairs & maintenance: −$2,365
• − Management: −$2,365
• − Depreciation: −$9,629
• Taxable loss: −$9,952
• Est. tax savings @ 24.0%: +$2,389
• After-tax cash flow: $-1,702/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 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Interior updates (paint, minor repairs) — Fresh paint and minor repairs can improve the home's appearance and attract more interest. ↑
• Both HVAC maintenance — A clean and efficient HVAC system can improve comfort and energy efficiency, attracting more buyers/tenants. ↑
• Both Kitchen and bathroom updates — Modernizing the kitchen and bathrooms can significantly increase the home's value and appeal to a broader market. ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Davis El D- TX #1,080/4,322 Nat'l #15,452/41,679 Middle Ouida Baley Middle F TX #911/1,662 Nat'l #7,937/14,009 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%
• 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%

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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 $276,990 Zillow