The Rockport Plan · Royse City, TX 75189

$276,990

4 bd · 2.0 ba · 1,668 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 +9.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.2/5.0
• 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 — $329,797.

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 $-255 ($-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 $256k (7.5% below list).
• Recommended offer: $244k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.4% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 ($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 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: 0.78% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $329,797
• List price: $276,990
• Delta: -16.01%
• 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
2240 Aspen Chase Dr	0.06mi	4/2.0	1,709 (+2%)	8mo	$307,000	$180	86
3105 Leatherwood Ln	0.28mi	3/2.0 (-1)	1,711 (+3%)	1mo	$321,275	$188	77
2248 Aspen Chase Dr	0.39mi	4/2.0	1,668 (0%)	12mo	$299,990	$180	72
2716 Green River Rd	0.22mi	4/2.0	1,709 (+2%)	21mo	$297,000	$174	68
3000 Beau Daniel Dr	0.45mi	3/2.0 (-1)	1,711 (+3%)	6mo	$330,135	$193	65
2237 Spring Side Dr	0.30mi	3/2.0 (-1)	1,711 (+3%)	18mo	$299,999	$175	62
2231 River Bend Rd	0.54mi	3/2.0 (-1)	1,658 (-1%)	12mo	$299,000	$180	58
2821 King William St	0.41mi	3/2.0 (-1)	1,711 (+3%)	20mo	$339,490	$198	55
2821 Robertson Way	0.29mi	3/2.0 (-1)	1,532 (-8%)	24mo	$299,900	$196	48

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: -25.2%
• Equity multiple: 0.16×
• Total profit: $-77,148
• Equity at exit: $49,174

10-year hold

• IRR: -34.3%
• Equity multiple: -0.27×
• Total profit: $-116,949
• Equity at exit: $28,515

Cash invested: $92,343 (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: 73 active · 26 under contract
• Months of supply: 21.9 mo (5%/mo absorbed)
• Median asking: $310,000 ($169/sqft)
• Median days on market: 72 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +17.2% 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: 9.0×

Monthly cashflow live

• Estimated rent: $2,562 high
• Mortgage (P&I): −$1,729
• Tax est. 1.5%: −$412 /mo · $4,947/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-255

Break-even live

Break-even rent $2,885

Max offer price $292,909

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-141	+0% $-255	+5% $-369	+10% $-483
Rent	-10% $-457	-5% $-356	+0% $-255	+5% $-154	+10% $-53
Rate	-1.0pp $-89	-0.5pp $-171	base $-255	+0.5pp $-340	+1.0pp $-427

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: $82,449
• Closing costs: $9,894
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	165d	1	0.18mi
2629 Green River Rd Royse City, TX	4.0	3.0	2182	$2,300	$1.05	0d	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	$2,300	$1.05	10d	1	0.24mi
2401 Green River Rd Royse City, TX	4.0	3.0	2184	$2,700	$1.24	123d	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
3108 Beau Daniel Dr Royse City, TX	5.0	3.0	2126	$2,600	$1.22	0d	1	0.41mi
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
505 Banner Ave Royse City, TX	5.0	2.0	2012	$2,180	$1.08	165d	1	0.88mi
505 Banner Ave Royse City, TX	5.0	2.0	2012	$2,180	$1.08	147d	1	0.88mi
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
2940 Lawson Dr Royse City, TX	5.0	2.0	2012	$2,295	$1.14	133d	1	1.00mi
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

Listing history 50 events

1. 2026-11-08
   days on market $276,990 Active 468 DOM
2. 2026-11-07
   days on market $276,990 Active 467 DOM
3. 2026-11-06
   days on market $276,990 Active 466 DOM
4. 2026-11-05
   days on market $276,990 Active 465 DOM
5. 2026-11-04
   days on market $276,990 Active 464 DOM
6. 2026-11-02
   days on market $276,990 Active 462 DOM
7. 2026-11-01
   days on market $276,990 Active 461 DOM
8. 2026-10-31
   days on market $276,990 Active 460 DOM
9. 2026-10-30
   days on market $276,990 Active 459 DOM
10. 2026-10-29
    days on market $276,990 Active 458 DOM
11. 2026-10-28
    days on market $276,990 Active 457 DOM
12. 2026-10-27
    days on market $276,990 Active 456 DOM
13. 2026-10-26
    days on market $276,990 Active 455 DOM
14. 2026-10-26
    days on market $276,990 Active 454 DOM
15. 2026-10-24
    days on market $276,990 Active 453 DOM
16. 2026-10-23
    days on market $276,990 Active 452 DOM
17. 2026-10-22
    days on market $276,990 Active 451 DOM
18. 2026-10-21
    days on market $276,990 Active 450 DOM
19. 2026-10-20
    days on market $276,990 Active 449 DOM
20. 2026-10-19
    days on market $276,990 Active 448 DOM
21. 2026-10-18
    days on market $276,990 Active 447 DOM
22. 2026-10-17
    days on market $276,990 Active 446 DOM
23. 2026-10-16
    days on market $276,990 Active 445 DOM
24. 2026-09-26
    days on market $276,990 Active 443 DOM
25. 2026-09-25
    days on market $276,990 Active 442 DOM
26. 2026-09-24
    days on market $276,990 Active 441 DOM
27. 2026-09-23
    days on market $276,990 Active 440 DOM
28. 2026-09-22
    days on market $276,990 Active 439 DOM
29. 2026-09-21
    days on market $276,990 Active 438 DOM
30. 2026-09-19
    days on market $276,990 Active 436 DOM
31. 2026-09-18
    days on market $276,990 Active 435 DOM
32. 2026-09-17
    days on market $276,990 Active 434 DOM
33. 2026-09-16
    days on market $276,990 Active 433 DOM
34. 2026-09-15
    days on market $276,990 Active 432 DOM
35. 2026-09-14
    days on market $276,990 Active 431 DOM
36. 2026-09-13
    days on market $276,990 Active 430 DOM
37. 2026-09-13
    remarks 699-char remark
38. 2026-09-12
    days on market $276,990 Active 429 DOM
39. 2026-09-11
    days on market $276,990 Active 428 DOM
40. 2026-09-05
    days on market $276,990 Active 422 DOM
41. 2026-09-04
    days on market $276,990 Active 421 DOM
42. 2026-09-02
    days on market $276,990 Active 419 DOM
43. 2026-08-31
    days on market $276,990 Active 417 DOM
44. 2026-08-29
    days on market $276,990 Active 415 DOM
45. 2026-08-28
    days on market $276,990 Active 414 DOM
46. 2026-08-27
    days on market $276,990 Active 413 DOM
47. 2026-08-25
    days on market $276,990 Active 411 DOM
48. 2026-08-24
    days on market $276,990 Active 410 DOM
49. 2026-08-23
    days on market $276,990 Active 409 DOM
50. 2026-08-22
    days on market $276,990 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: $30,748
• − Mortgage interest: −$18,474
• − Property taxes: −$4,947
• − Insurance: −$1,649
• − Repairs & maintenance: −$2,460
• − Management: −$2,460
• − Depreciation: −$9,594
• Taxable loss: −$8,836
• Est. tax savings @ 24.0%: +$2,121
• After-tax cash flow: $-939/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%
• 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