545 Tubbs · Rockwall, TX 75032

$255,000

4 bd · 2.0 ba · 2,172 sqft · SingleFamily public records · 34 Days on market

Built 2000 4,791 sqft lot Est $387k · 34% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +12.8/30.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick and Stone home two story with galley type kitchen. Large master with walkin closets and in Rockwall ISD. Does need some TLC. Buyers should obtain a free. preq. , letter with Wells Fargo Home Mort. ,or an entity which is a joint venture with a mort. consultant or online at wellsfargo. Buyers have option to provide proof of funds. Call agent for details in submitting an offer.

Key facts

• Private retreat
• Bright living areas
• 4,791 sq ft lot

Tags

• OPEN FUNCTIONAL FLOOR PLAN
• BRIGHT LIVING AREAS
• PRIVATE RETREAT

Property features AI

Finance

• Financial info: No second mortgage reported; Listing offered with an exclusive right to sell
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking space; 2-space carport; Driveway
• Utilities: City sewer; City water; Electricity connected; Not in a municipal utility district
• Home design: Single-family residence; Two levels; Residential property in the Rockwall Lake subdivision
• Construction: Built in 2000; Shingle roof; Slab foundation
• Exterior features: Back yard fencing; Lot under 0.5 acre (approximately 0.11 acre / 4,791 sq ft)

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bedrooms: Primary bedroom located on the 2nd level (approx. 18 x 18); Three additional bedrooms on the 1st level (approx. 13 x 14; 11 x 12; 12 x 12)
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating
• Interior features: Chandelier and decorative lighting; One living area and one dining area; Seven total rooms
• Laundry & utility: Separate utility room (approx. 4 x 4)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-24 ($-290/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (5.6% below list).
• Recommended offer: $241k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Zoned schools: Amanda Rochell El (math 38% / reading 34%, grade F, #1,921 of 4,322 statewide, top 45%, 408 students, 65% FRL); Maurine Cain Middle (math 50% / reading 51%, grade C, #333 of 1,662 statewide, top 21%, 1,122 students, 31% FRL); Rockwall-Heath H S (math 50% / reading 61%, grade C, #364 of 1,632 statewide, top 23%, 2,912 students, 28% FRL) — zoned schools average 41% FRL vs 24% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.5%/yr); 978 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $8k 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 34 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $124k; list at $255k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,621 (5.6% 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 34 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $386,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 Bass Rd	0.05mi	4/2.0	1,988 (-8%)	9mo	$270,000	$136	76
3690 Sycamore Ln	0.21mi	4/3.0	2,171 (-0%)	16mo	$329,900	$152	73
113 Windmill Ridge Dr	0.43mi	4/2.5	2,324 (+7%)	0mo	$350,000	$151	66
3159 Market Center Dr	0.34mi	3/2.0 (-1)	2,250 (+4%)	12mo	$392,000	$174	63
3196 Market Center Dr	0.26mi	4/2.0	1,909 (-12%)	9mo	$360,000	$189	61
3020 Paint Brush Trl	0.54mi	4/2.0	1,936 (-11%)	4mo	$345,000	$178	53
157 Lakeside Dr	0.42mi	3/2.0 (-1)	1,968 (-9%)	12mo	$299,000	$152	49
3985 FM 3097	0.41mi	4/3.0	1,947 (-10%)	13mo	$359,900	$185	49
734 Brazos Way	0.72mi	4/2.0	2,012 (-7%)	9mo	$399,900	$199	46
3134 Oak Dr	0.74mi	4/3.0	2,414 (+11%)	9mo	$524,999	$217	36
751 Micah Dr	0.72mi	4/3.0	2,405 (+11%)	14mo	$595,000	$247	33
2913 Goldenwave St	0.61mi	3/2.5 (-1)	1,872 (-14%)	18mo	$319,900	$171	26

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 · 1.47% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.35×
• Total profit: $-46,372
• Equity at exit: $38,021

10-year hold

• IRR: -14.9%
• Equity multiple: 0.21×
• Total profit: $-56,325
• Equity at exit: $22,048

Cash invested: $71,400 (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 75032

• Home prices YoY: -22.9%
• Rents YoY: 1.5%
• Active inventory: 978
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,406 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$482 /mo · $5,779/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-24

Break-even live

Break-even rent $2,437

Max offer price $250,733

Occupancy floor 96%

Sensitivity live

Price	-10% $120	-5% $48	+0% $-24	+5% $-96	+10% $-169
Rent	-10% $-214	-5% $-119	+0% $-24	+5% $71	+10% $166
Rate	-1.0pp $104	-0.5pp $41	base $-24	+0.5pp $-90	+1.0pp $-157

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
464 Bass Rd Rockwall, TX	4.0	3.0	2220	$2,450	$1.10	45d	1	0.06mi
436 Perch Rd Rockwall, TX	3.0	3.0	1888	$2,866	$1.52	1d	1	0.10mi
221 Dartmouth Dr Rockwall, TX	3.0	2.0	1828	$2,215	$1.21	26d	1	0.11mi
552 Trout St Rockwall, TX	3.0	2.0	1415	$2,195	$1.55	9d	1	0.12mi
552 Trout St Rockwall, TX	3.0	2.0	1415	$2,195	$1.55	19d	1	0.12mi
112 Walnut Ln Rockwall, TX	3.0	2.0	1491	$1,895	$1.27	18d	1	0.14mi
349 Bass Rd Rockwall, TX	3.0	2.0	1594	$1,649	$1.03	17d	1	0.17mi
3729 Sycamore Ln Rockwall, TX	3.0	2.0	1842	$2,250	$1.22	45d	1	0.26mi
147 Southlake Dr Rockwall, TX	3.0	2.0	1637	$2,095	$1.28	26d	1	0.33mi
132 Brookshore Dr Rockwall, TX	4.0	2.0	2029	$2,200	$1.08	45d	1	0.33mi
607 Pendleton Dr Rockwall, TX	4.0	2.0	2000	$2,249	$1.12	26d	1	0.35mi
140 Trout St Rockwall, TX	3.0	2.0	1680	$1,950	$1.16	45d	1	0.41mi
140 Trout St Rockwall, TX	3.0	2.0	1480	$1,950	$1.32	23d	1	0.41mi
625 Primrose Ln Rockwall, TX	4.0	2.0	1714	$1,995	$1.16	23d	1	0.43mi
204 Parkway Ct Rockwall, TX	3.0	2.0	1674	$2,425	$1.45	22d	1	0.43mi
3107 Wildflower Way Rockwall, TX	4.0	2.0	2071	$2,350	$1.13	26d	1	0.47mi
3083 Wildflower Way Rockwall, TX	3.0	2.0	1768	$2,286	$1.29	1d	1	0.52mi
2917 Newport Dr Rockwall, TX	4.0	2.5	2500	$2,900	$1.16	26d	1	1.15mi
644 Stafford Cir Rockwall, TX	4.0	2.0	2413	$3,250	$1.35	26d	1	1.22mi
2316 Graystone Dr Rockwall, TX	3.0	2.5	2414	$2,240	$0.93	4d	1	1.24mi
1429 Greenbrook Dr Rockwall, TX	3.0	2.0	1584	$2,150	$1.36	26d	1	1.24mi
1827 Mystic St Rockwall, TX	3.0	2.0	1834	$5,850	$3.19	4d	1	1.24mi
2820 Deer Ridge Dr Rockwall, TX	4.0	2.5	2637	$2,595	$0.98	45d	1	1.28mi
672 Channel Ridge Dr Rockwall, TX	3.0	2.0	2588	$3,200	$1.24	14d	1	1.29mi
1460 Stewart Dr Rockwall, TX	5.0	2.5	2945	$2,400	$0.81	0d	1	1.29mi
1452 Hickory Creek Ln Rockwall, TX	3.0	2.0	1498	$1,995	$1.33	26d	1	1.31mi
1464 Greenbrook Dr Rockwall, TX	4.0	2.5	2280	$2,076	$0.91	14d	1	1.31mi
1454 Lochspring Dr Rockwall, TX	3.0	2.0	1799	$2,400	$1.33	26d	1	1.32mi
1516 Englewood Dr Rockwall, TX	5.0	2.5	2945	$2,525	$0.86	9d	1	1.34mi
3049 Coolwood Ln Rockwall, TX	3.0	2.0	1603	$1,950	$1.22	20d	1	1.34mi
1476 Hickory Creek Ln Rockwall, TX	3.0	2.0	1498	$1,855	$1.24	21d	1	1.35mi
3028 Misty Ridge Ln Rockwall, TX	3.0	2.0	1843	$1,075	$0.58	7d	1	1.35mi
3081 Coolwood Ln Rockwall, TX	3.0	2.0	1840	$2,150	$1.17	26d	1	1.39mi
3060 Misty Ridge Ln Rockwall, TX	3.0	2.0	1611	$2,075	$1.29	14d	1	1.39mi
3022 Dusty Ridge Dr Rockwall, TX	3.0	2.0	1790	$2,125	$1.19	45d	1	1.39mi
1038 Signal Ridge Pl Rockwall, TX	3.0	2.0	1643	$1,695	$1.03	3d	1	1.40mi
311 Julian Dr Rockwall, TX	3.0	2.0	2166	$2,400	$1.11	9d	1	1.41mi
1473 Madison Dr Rockwall, TX	3.0	2.0	1693	$2,100	$1.24	45d	1	1.42mi
2065 Pontchartrain Dr Rockwall, TX	3.0	2.5	2295	$2,750	$1.20	26d	1	1.43mi
2065 Pontchartrain Dr Rockwall, TX	3.0	2.5	2295	$3,000	$1.31	45d	1	1.43mi

Listing history 28 events

1. 2026-06-21
   days on market $255,000 Active 34 DOM
2. 2026-06-18
   days on market $255,000 Active 31 DOM
3. 2026-06-17
   days on market $255,000 Active 30 DOM
4. 2026-06-16
   days on market $255,000 Active 29 DOM
5. 2026-06-15
   days on market $255,000 Active 28 DOM
6. 2026-06-13
   days on market $255,000 Active 26 DOM
7. 2026-06-13
   days on market $255,000 Active 25 DOM
8. 2026-06-09
   days on market $255,000 Active 22 DOM
9. 2026-06-08
   days on market $255,000 Active 21 DOM
10. 2026-06-07
    days on market $255,000 Active 20 DOM
11. 2026-06-04
    days on market $255,000 Active 17 DOM
12. 2026-06-03
    days on market $255,000 Active 16 DOM
13. 2026-06-02
    days on market $255,000 Active 15 DOM
14. 2026-06-01
    days on market $255,000 Active 14 DOM
15. 2026-06-01
    price $255,000 Active 13 DOM
16. 2026-05-31
    days on market $260,000 Active 13 DOM
17. 2026-05-15
    listed $260,000 Active
18. 2014-03-07
    soldstatus Closed 383-char remark

    Show marketing remark (383 chars)

    Brick and Stone home two story with galley type kitchen. Large master with walkin closets and in Rockwall ISD. Does need some TLC. Buyers should obtain a free. preq. , letter with Wells Fargo Home Mort. ,or an entity which is a joint venture with a mort. consultant or online at wellsfargo. Buyers have option to provide proof of funds. Call agent for details in submitting an offer.

19. 2014-02-13
    status Pending 383-char remark

    Show marketing remark (383 chars)

    Brick and Stone home two story with galley type kitchen. Large master with walkin closets and in Rockwall ISD. Does need some TLC. Buyers should obtain a free. preq. , letter with Wells Fargo Home Mort. ,or an entity which is a joint venture with a mort. consultant or online at wellsfargo. Buyers have option to provide proof of funds. Call agent for details in submitting an offer.

20. 2014-01-10
    listed $85,000 Active 383-char remark

    Show marketing remark (383 chars)

    Brick and Stone home two story with galley type kitchen. Large master with walkin closets and in Rockwall ISD. Does need some TLC. Buyers should obtain a free. preq. , letter with Wells Fargo Home Mort. ,or an entity which is a joint venture with a mort. consultant or online at wellsfargo. Buyers have option to provide proof of funds. Call agent for details in submitting an offer.

21. 2013-11-07
    historical
22. 2013-06-13
    status Active
23. 2013-06-09
    status Pending
24. 2013-05-26
    historical Active Option Contract
25. 2013-05-22
    listed $100,000 Active
26. 2006-02-02
    soldstatus
27. 2005-08-18
    soldstatus
28. 2002-06-06
    soldstatus $123,900

ⓘ 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: $5,779 · $482/mo
• Projected year-2 tax: $5,779 · $482/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,875
• − Mortgage interest: −$14,284
• − Property taxes: −$5,779
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,310
• − Management: −$2,310
• − Depreciation: −$7,418
• Taxable loss: −$4,501
• Est. tax savings @ 24.0%: +$1,080
• After-tax cash flow: $790/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): 39,865
• Household income: $135,742
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 636.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 17% Two or more races 9% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 10% · Canada
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 2% Arabic 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: ▼ -61.97%
• Current HPI: 209.0229
• Rent YoY: ▲ 1.47%
• 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

+109.8% since first listed

12 events — show timeline

• 2026-05-15 Listed $260,000 NTREIS
• 2014-03-07 Sold (MLS) — NTREIS
• 2014-02-13 Pending — NTREIS
• 2014-01-10 Listed $85,000 NTREIS
• 2013-11-07 Listing Removed — NTREIS
• 2013-06-13 Relisted — NTREIS
• 2013-06-09 Pending — NTREIS
• 2013-05-26 Contingent — NTREIS
• 2013-05-22 Listed $100,000 NTREIS
• 2006-02-02 Sold (Public Records) — Public Records
• 2005-08-18 Sold (Public Records) — Public Records
• 2002-06-06 Sold (Public Records) $123,900 Public Records

Property tax history

+6.1%/yr

Latest (2025): $5,779 · +8.6% YoY. Source: county tax records.