1849 Javelina St · Royse City, TX 75189

$272,359

4 bd · 2.0 ba · 1,760 sqft · SingleFamily · 75 Days on market

Built 2025 5,489 sqft lot Est $268k · at est. $43/mo HOA · 2% of rent

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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 +12.6/30.0
• ARV discount +6.7/15.0
• 1% rule +3.8/10.0
• DSCR +3.8/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

LENNAR - Verandah - Oxford Floorplan - This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner’s suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests. Prices and features may vary and are subject to change. Photos are for illustrative purposes only.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

Property features AI

Finance

• Other: Builder special listing condition
• Financial info: Loan types accepted: Cash, Conventional, FHA, VA
• HOA & community: Mandatory association with annual fee; Association management by Essex; Association fee covers full use of facilities, grounds maintenance, and management fees

Exterior

• Parking: Attached 2-car garage (garage faces front, 2-car single door); 2 covered parking spaces
• Security: Burglar alarm; Carbon monoxide detector(s); Prewired for security; Security lights; Smoke detector(s)
• Utilities: MUD water; MUD sewer; Concrete curbs and sidewalks; Municipal utility district; Sidewalk
• Home design: Single family residence; One story; New construction completed in 2025; Residential property
• Construction: Brick and siding exterior; Composition roof; Slab foundation
• Exterior features: Covered porch(es); Exterior lighting; Landscaped yard; Sprinkler system; Wood fencing

Interior

• Kitchen: Granite countertops; Kitchen island; Gas cooktop; Gas range; Microwave; Plumbed for gas in kitchen; Vented exhaust fan
• Bedrooms: 4 bedrooms (all on one level); Primary bedroom with dual sinks and walk-in closet
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Built-in features; Cable TV available; Decorative lighting; High speed internet available; Kitchen island; Pantry; Walk-in closet(s); Other
• Laundry & utility: Tankless water heater; Disposal; Dishwasher

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $-34 ($-410/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (12.1% below list).
• Recommended offer: $239k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.2% in Royse City — 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 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: Ruth Cherry El (math 42% / reading 37%, grade F, #1,545 of 4,322 statewide, top 38%, 654 students, 45% 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 75 days — a 6% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $239,377 (12.1% 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 75 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $267,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1841 Javelina St	0.02mi	4/2.0	1,760 (0%)	2mo	$251,999	$143	98
1844 Javelina St	0.02mi	4/2.0	1,720 (-2%)	0mo	$244,999	$142	95
1853 Javelina St	0.03mi	4/2.0	1,720 (-2%)	1mo	$248,699	$145	94
1832 Javelina St	0.04mi	4/2.0	1,720 (-2%)	1mo	$232,899	$135	94
1848 Javelina St	0.02mi	3/2.0 (-1)	1,522 (-14%)	1mo	$222,649	$146	71
1616 Gulin St	0.40mi	4/2.0	1,877 (+7%)	0mo	$323,934	$173	70
1600 Etosha Dr	0.36mi	4/2.0	1,898 (+8%)	1mo	$297,990	$157	70
1828 Javelina St	0.04mi	3/2.0 (-1)	1,522 (-14%)	2mo	$234,999	$154	69
1828 Elderberry St	0.30mi	3/2.0 (-1)	1,622 (-8%)	2mo	$250,000	$154	66
1604 Etosha Dr	0.35mi	4/2.0	2,010 (+14%)	2mo	$303,990	$151	58
1613 Gulin St	0.37mi	4/2.0	2,010 (+14%)	1mo	$304,990	$152	58
2133 Fimbry Dr	0.71mi	3/2.0 (-1)	1,615 (-8%)	2mo	$270,000	$167	46

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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-53,260
• Equity at exit: $40,610

10-year hold

• IRR: -22.9%
• Equity multiple: 0.00×
• Total profit: $-76,035
• Equity at exit: $23,549

Cash invested: $76,261 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,394 high
• Mortgage (P&I): −$1,428
• Tax est. 1.5%: −$340 /mo · $4,085/yr
• Insurance: −$113
• HOA: −$43
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-34

Break-even live

Break-even rent $2,437

Max offer price $267,420

Occupancy floor 96%

Sensitivity live

Price	-10% $154	-5% $60	+0% $-34	+5% $-128	+10% $-222
Rent	-10% $-223	-5% $-129	+0% $-34	+5% $60	+10% $155
Rate	-1.0pp $103	-0.5pp $35	base $-34	+0.5pp $-105	+1.0pp $-177

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: $68,090
• Closing costs: $8,171
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1844 Javelina St Royse City, TX	4.0	2.0	1720	$2,295	$1.33	6d	1	0.05mi
1852 Javelina St Royse City, TX	4.0	2.0	1900	$2,200	$1.16	0d	1	0.06mi
1833 Lotus St Royse City, TX	4.0	2.5	2348	$2,495	$1.06	19d	1	0.09mi
1833 Lotus St Royse City, TX	4.0	2.5	2348	$2,495	$1.06	26d	1	0.09mi
1825 Lotus St Royse City, TX	4.0	2.0	1996	$2,195	$1.10	4d	1	0.10mi
1813 Huisache St Royse City, TX	3.0	2.0	1600	$1,895	$1.18	20d	1	0.16mi
1944 Javelina St Royse City, TX	3.0	2.0	1934	$2,195	$1.13	0d	1	0.16mi
1937 Huisache St Royse City, TX	4.0	2.0	1999	$2,200	$1.10	0d	1	0.19mi
1817 Grassland Dr Royse City, TX	3.0	2.0	1763	$2,000	$1.13	1d	1	0.20mi
201 Corcovado Ave Royse City, TX	4.0	3.0	2323	$3,900	$1.68	45d	1	0.23mi
1944 Fox Glove St Royse City, TX	4.0	2.0	1478	$1,795	$1.21	45d	1	0.30mi
1828 Elderberry St Royse City, TX	3.0	2.0	1907	$1,995	$1.05	16d	1	0.33mi
1916 Elderberry St Royse City, TX	3.0	2.0	1654	$2,059	$1.24	0d	1	0.33mi
1825 Damianita Dr Royse City, TX	4.0	2.0	1999	$2,100	$1.05	16d	1	0.35mi
1817 Acacia Dr Royse City, TX	4.0	3.0	2118	$2,000	$0.94	15d	1	0.46mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	22d	1	0.48mi
113 Keller Rd Royse City, TX	4.0	2.0	1917	$1,950	$1.02	45d	1	0.48mi
3312 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$2,135	$1.13	0d	1	0.48mi
2117 Berrywood Dr Royse City, TX	4.0	2.0	1706	$2,095	$1.23	3d	1	0.52mi
2117 Berrywood Dr Royse City, TX	4.0	2.0	1703	$2,095	$1.23	4d	1	0.52mi
3000 Buttonbush Dr Royse City, TX	4.0	2.0	1892	$1,895	$1.00	16d	1	0.56mi
2940 Lawson Dr Royse City, TX	5.0	2.0	2012	$2,295	$1.14	7d	1	0.58mi
3032 Zinnia St Royse City, TX	4.0	2.0	1917	$2,000	$1.04	26d	1	0.64mi
1312 Silver Maple Ln Royse City, TX	3.0	2.5	1406	$1,695	$1.21	45d	1	0.65mi
2141 Donker Dr Royse City, TX	4.0	2.0	1838	$1,850	$1.01	16d	1	0.65mi
2141 Donker Dr Royse City, TX	4.0	2.0	1838	$1,850	$1.01	5d	1	0.65mi
2134 Donker Dr Royse City, TX	4.0	2.0	1838	$1,950	$1.06	3d	1	0.66mi
305 Banner Ave Royse City, TX	4.0	2.0	1830	$2,350	$1.28	4d	1	0.67mi
1226 Banyan Dr Royse City, TX	4.0	2.0	1996	$1,895	$0.95	20d	1	0.67mi
505 Banner Ave Royse City, TX	5.0	2.0	2012	$2,180	$1.08	26d	1	0.69mi
505 Banner Ave Royse City, TX	5.0	2.0	2012	$2,180	$1.08	8d	1	0.69mi
1216 Alder Tree Ln Royse City, TX	4.0	2.5	2260	$2,029	$0.90	4d	1	0.71mi
1225 Alder Tree Ln Royse City, TX	3.0	2.5	2181	$2,000	$0.92	4d	1	0.72mi
1309 Honeywood Ln Royse City, TX	3.0	2.0	1514	$1,746	$1.15	1d	1	0.73mi
1125 Silver Maple Ln Royse City, TX	3.0	2.0	1590	$1,895	$1.19	26d	1	0.76mi
1125 Silver Maple Ln Royse City, TX	3.0	2.0	1444	$1,895	$1.31	45d	1	0.76mi
2912 Wooten Trl Royse City, TX	4.0	3.0	2092	$1,895	$0.91	4d	1	0.80mi
1004 Basswood Ln Royse City, TX	4.0	2.0	2097	$1,995	$0.95	16d	1	0.82mi
3105 Oak Crest Dr Royse City, TX	3.0	2.0	1864	$1,929	$1.03	23d	1	0.83mi
2128 Whispering Sage Blvd Royse City, TX	4.0	2.5	2306	$2,400	$1.04	26d	1	0.87mi

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 15 events

1. 2026-06-21
   days on market $272,359 Active 75 DOM
2. 2026-06-18
   days on market $272,359 Active 72 DOM
3. 2026-06-17
   days on market $272,359 Active 71 DOM
4. 2026-06-16
   days on market $272,359 Active 70 DOM
5. 2026-06-16
   price $272,359 Active 69 DOM
6. 2026-06-15
   days on market $289,999 Active 69 DOM
7. 2026-06-13
   days on market $289,999 Active 67 DOM
8. 2026-06-09
   days on market $289,999 Active 63 DOM
9. 2026-06-08
   status $289,999 Active 62 DOM
10. 2026-06-01
    status $289,999 Pending 62 DOM
11. 2026-05-31
    days on market $289,999 Active 62 DOM
12. 2026-05-25
    price $289,999
13. 2026-05-25
    status Active
14. 2026-03-03
    status Pending
15. 2026-01-06
    listed $254,349 Active

ⓘ 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: $28,725
• − Mortgage interest: −$15,256
• − Property taxes: −$4,085
• − Insurance: −$1,362
• − Repairs & maintenance: −$2,298
• − Management: −$2,298
• − HOA: −$516
• − Depreciation: −$7,923
• Taxable loss: −$5,013
• Est. tax savings @ 24.0%: +$1,203
• After-tax cash flow: $794/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: 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

+14.0% since first listed

4 events — show timeline

• 2026-05-25 Price Changed $289,999 NTREIS
• 2026-05-25 Relisted — NTREIS
• 2026-03-03 Pending — NTREIS
• 2026-01-06 Listed $254,349 NTREIS