3709 Pace St · Greenville, TX 75401

$145,000

3 bd · 2.0 ba · 1,014 sqft · SingleFamily public records · 111 Days on market

Built 1975 7,187 sqft lot $143/sqft · 28% below area Est $203k · 28% 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).

• Cash flow +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great as a starter home or if you are downsizing. This 3 bedroom 1 and a half bath has been remodeled with hardwood flooring throughout and stone in the wet areas for easy clean up. Located on a corner lot, priced below appraised value and loaded with potential. The sounds of nature abound in this mature part of the city where neighbors walk their pets and enjoy the peace and quiet, away from noisy traffic. New builds all around are helping bring value to the area. Don't miss out! Buyer and Buyer's agent to verify all relevant information regarding this listing.

Key facts

• Hardwood flooring
• Stone in wet areas
• Corner lot

Tags

• HARDWOOD FLOORING
• STONE IN WET AREAS
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.1% in Greenville — 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 (#78 in TX, #2,719 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: employment D, schools D-, commute F.
• Greenville ISD (town): math 20% / reading 26% proficiency, ranked #743 of 826 in TX (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 395 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 31% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 111 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.06% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 7.8

CMA / ARV

• ARV (median comp): $202,530
• List price: $145,000
• Delta: -28.41%
• 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
1210 Edgar St	0.25mi	3/2.0	1,020 (+1%)	19mo	$187,000	$183	71
1215 Walnut St	0.15mi	3/2.0	1,125 (+11%)	13mo	$209,900	$187	64
2105 Speedway St	0.35mi	3/1.0	1,002 (-1%)	19mo	$89,000	$89	62
1909 Fuller St	0.50mi	2/2.0 (-1)	1,027 (+1%)	23mo	$210,000	$204	50
1401 Wesley St	0.55mi	3/2.0	1,090 (+8%)	16mo	$209,990	$193	48
3603 Washington St	0.55mi	4/2.0 (+1)	1,136 (+12%)	6mo	$100,000	$88	44
4015 Lake St	0.73mi	3/1.0	1,035 (+2%)	20mo	$109,000	$105	42
4518 Bourland St	0.62mi	2/1.0 (-1)	930 (-8%)	12mo	$115,000	$124	38
1904 Utilis St	0.64mi	2/1.0 (-1)	928 (-8%)	13mo	$84,900	$91	36
3605 Eutopia St	0.43mi	3/1.0	1,156 (+14%)	20mo	$162,500	$141	36
1206 Sabine St	0.42mi	3/1.0	1,162 (+15%)	20mo	$119,999	$103	35
2308 Morgan St	0.69mi	3/1.0	886 (-13%)	22mo	$149,000	$168	25

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 · 0.62% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.63×
• Total profit: $-15,122
• Equity at exit: $21,620

10-year hold

• IRR: -5.0%
• Equity multiple: 0.71×
• Total profit: $-11,737
• Equity at exit: $12,537

Cash invested: $40,600 (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 75401

• Home prices YoY: -20.7%
• Rents YoY: 0.6%
• Active inventory: 395
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,541 high
• Mortgage (P&I): −$760
• Tax from tax record: −$209 /mo · $2,514/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $187

Break-even live

Break-even rent $1,304

Max offer price $145,000

Occupancy floor 83%

Sensitivity live

Price	-10% $270	-5% $228	+0% $187	+5% $146	+10% $105
Rent	-10% $66	-5% $127	+0% $187	+5% $248	+10% $309
Rate	-1.0pp $260	-0.5pp $224	base $187	+0.5pp $150	+1.0pp $112

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3840 McDougal St Greenville, TX	3.0	2.0	1458	$2,000	$1.37	8d	1	0.09mi
3604 Bourland St Greenville, TX	3.0	2.0	1028	$1,360	$1.32	45d	1	0.24mi
3307 Polk St Unit A Greenville, TX	3.0	2.0	1288	$1,550	$1.20	18d	1	0.24mi
3305 Stevens St Greenville, TX	3.0	2.0	1069	$1,475	$1.38	45d	1	0.27mi
3305 Stevens St Unit A Greenville, TX	3.0	2.0	1069	$1,300	$1.22	45d	1	0.27mi
3305 Stevens St Unit B Greenville, TX	3.0	2.0	1069	$1,350	$1.26	45d	1	0.27mi
3333 Dalton St Greenville, TX	3.0	2.0	1493	$1,635	$1.10	25d	1	0.33mi
3333 Dalton St Greenville, TX	3.0	2.0	1493	$1,635	$1.10	6d	1	0.33mi
3333 Dalton St Greenville, TX	3.0	2.0	1493	$1,635	$1.10	8d	1	0.33mi
1711 Langford St Greenville, TX	3.0	1.5	1274	$1,495	$1.17	23d	1	0.33mi
1711 Langford St Greenville, TX	3.0	1.5	1274	$1,495	$1.17	25d	1	0.33mi
1707 Wright St Greenville, TX	3.0	2.0	1400	$1,725	$1.23	6d	1	0.37mi
3113 Bourland St Greenville, TX	3.0	2.0	1200	$1,650	$1.38	0d	1	0.41mi
1901 Wright St Greenville, TX	3.0	2.0	1260	$1,550	$1.23	0d	1	0.41mi
2217 Sayle St Unit B Greenville, TX	2.0	2.0	812	$1,275	$1.57	23d	1	0.42mi
2217 Sayle St Greenville, TX	2.0	2.0	812	$1,275	$1.57	3d	1	0.43mi
3605 Eutopia St Greenville, TX	3.0	1.0	1156	$1,450	$1.25	45d	1	0.43mi
902 Clark St Greenville, TX	3.0	2.0	1200	$1,900	$1.58	45d	1	0.46mi
2209 Wellington St Greenville, TX	3.0	2.0	1372	$1,499	$1.09	0d	1	0.47mi
2113 Wright St Unit A Greenville, TX	3.0	2.5	1436	$1,800	$1.25	45d	1	0.48mi
2123 Langford St Greenville, TX	2.0	2.0	700	$1,199	$1.71	45d	1	0.48mi
2406 Beecha St Greenville, TX	3.0	2.0	1263	$1,575	$1.25	45d	1	0.48mi
3020 Henry St Unit B Greenville, TX	3.0	2.0	1100	$2,850	$2.59	45d	1	0.49mi
3020 Henry St Unit A Greenville, TX	3.0	2.0	1100	$2,800	$2.55	45d	1	0.49mi
2116 King St Unit 1 Greenville, TX	2.0	1.0	1000	$1,150	$1.15	5d	1	0.51mi
2915 Bourland St Greenville, TX	3.0	2.0	1197	$1,364	$1.14	45d	1	0.52mi
3513 Washington St Unit G Greenville, TX	2.0	1.0	930	$925	$0.99	25d	1	0.57mi
2225 College St Greenville, TX	3.0	2.0	1439	$1,800	$1.25	25d	1	0.57mi
3513 Washington St Unit H Greenville, TX	2.0	1.0	930	$462	$0.50	0d	1	0.57mi
3430 Sockwell Blvd Greenville, TX	1.0–2.0	1.0–1.5	850	$1,025	$1.21	0d	3	0.57mi
3430 Sockwell Blvd Unit 3462 Greenville, TX	2.0	1.0	850	$960	$1.13	25d	1	0.57mi
2006 Morgan St Greenville, TX	3.0	2.0	1215	$1,450	$1.19	45d	1	0.59mi
2005 Wesley St Unit 4 Greenville, TX	2.0	1.0	1056	$1,250	$1.18	3d	1	0.60mi
3509 Pickett St Greenville, TX	3.0	2.0	1090	$1,550	$1.42	0d	1	0.61mi
2811 Walnut St Greenville, TX	3.0	2.0	1368	$1,595	$1.17	45d	1	0.67mi
2309 Wesley St Unit D Greenville, TX	2.0	1.0	1150	$1,100	$0.96	23d	1	0.68mi
2309 Wesley St Unit A Greenville, TX	2.0	1.0	1150	$1,175	$1.02	45d	1	0.68mi
2901 Lee St Apt 1 Greenville, TX	2.0	2.0	1250	$1,575	$1.26	45d	1	0.68mi
2106 Stonewall St Unit 2B Greenville, TX	2.0	1.0	1220	$1,265	$1.04	21d	1	0.69mi
2106 Stonewall St Unit 2B Greenville, TX	2.0	1.0	1200	$1,263	$1.05	12d	1	0.69mi

Listing history 20 events

1. 2026-06-15
   days on market $145,000 Active 111 DOM
2. 2026-06-13
   days on market $145,000 Active 109 DOM
3. 2026-06-09
   days on market $145,000 Active 105 DOM
4. 2026-06-08
   days on market $145,000 Active 104 DOM
5. 2026-06-07
   days on market $145,000 Active 103 DOM
6. 2026-06-04
   days on market $145,000 Active 100 DOM
7. 2026-06-03
   days on market $145,000 Active 99 DOM
8. 2026-06-02
   days on market $145,000 Active 98 DOM
9. 2026-06-01
   days on market $145,000 Active 97 DOM
10. 2026-05-31
    days on market $145,000 Active 96 DOM
11. 2026-03-26
    status Active 573-char remark

    Show marketing remark (573 chars)

    Great as a starter home or if you are downsizing. This 3 bedroom 1 and a half bath has been remodeled with hardwood flooring throughout and stone in the wet areas for easy clean up. Located on a corner lot, priced below appraised value and loaded with potential. The sounds of nature abound in this mature part of the city where neighbors walk their pets and enjoy the peace and quiet, away from noisy traffic. New builds all around are helping bring value to the area. Don't miss out! Buyer and Buyer's agent to verify all relevant information regarding this listing.

12. 2026-03-18
    historical Active Option Contract 573-char remark

    Show marketing remark (573 chars)

    Great as a starter home or if you are downsizing. This 3 bedroom 1 and a half bath has been remodeled with hardwood flooring throughout and stone in the wet areas for easy clean up. Located on a corner lot, priced below appraised value and loaded with potential. The sounds of nature abound in this mature part of the city where neighbors walk their pets and enjoy the peace and quiet, away from noisy traffic. New builds all around are helping bring value to the area. Don't miss out! Buyer and Buyer's agent to verify all relevant information regarding this listing.

13. 2026-02-24
    listed $145,000 Active 573-char remark

    Show marketing remark (573 chars)

    Great as a starter home or if you are downsizing. This 3 bedroom 1 and a half bath has been remodeled with hardwood flooring throughout and stone in the wet areas for easy clean up. Located on a corner lot, priced below appraised value and loaded with potential. The sounds of nature abound in this mature part of the city where neighbors walk their pets and enjoy the peace and quiet, away from noisy traffic. New builds all around are helping bring value to the area. Don't miss out! Buyer and Buyer's agent to verify all relevant information regarding this listing.

14. 2020-03-02
    soldstatus Sold 446-char remark

    Show marketing remark (446 chars)

    HGTV or Investor Special - Situated on a nice size corner lot with large shade trees. Freshly painted exterior, interior needs work to revive back to livable in condition. Property being sold as is - utilities are not on - Please show during daylight hours. Use care when walking around property. This is a true fixer upper, Ready for your personal touch and design. Great small town feel, yet close to schools, parks, restaurants & shopping.

15. 2020-03-02
    soldstatus

    Show marketing remark (446 chars)

    HGTV or Investor Special - Situated on a nice size corner lot with large shade trees. Freshly painted exterior, interior needs work to revive back to livable in condition. Property being sold as is - utilities are not on - Please show during daylight hours. Use care when walking around property. This is a true fixer upper, Ready for your personal touch and design. Great small town feel, yet close to schools, parks, restaurants & shopping.

16. 2020-02-24
    status Pending 446-char remark

    Show marketing remark (446 chars)

    HGTV or Investor Special - Situated on a nice size corner lot with large shade trees. Freshly painted exterior, interior needs work to revive back to livable in condition. Property being sold as is - utilities are not on - Please show during daylight hours. Use care when walking around property. This is a true fixer upper, Ready for your personal touch and design. Great small town feel, yet close to schools, parks, restaurants & shopping.

17. 2020-02-20
    historical Active Option Contract 446-char remark

    Show marketing remark (446 chars)

    HGTV or Investor Special - Situated on a nice size corner lot with large shade trees. Freshly painted exterior, interior needs work to revive back to livable in condition. Property being sold as is - utilities are not on - Please show during daylight hours. Use care when walking around property. This is a true fixer upper, Ready for your personal touch and design. Great small town feel, yet close to schools, parks, restaurants & shopping.

18. 2020-01-03
    price $55,000 446-char remark

    Show marketing remark (446 chars)

    HGTV or Investor Special - Situated on a nice size corner lot with large shade trees. Freshly painted exterior, interior needs work to revive back to livable in condition. Property being sold as is - utilities are not on - Please show during daylight hours. Use care when walking around property. This is a true fixer upper, Ready for your personal touch and design. Great small town feel, yet close to schools, parks, restaurants & shopping.

19. 2019-11-19
    listed $65,000 Active 446-char remark

    Show marketing remark (446 chars)

    HGTV or Investor Special - Situated on a nice size corner lot with large shade trees. Freshly painted exterior, interior needs work to revive back to livable in condition. Property being sold as is - utilities are not on - Please show during daylight hours. Use care when walking around property. This is a true fixer upper, Ready for your personal touch and design. Great small town feel, yet close to schools, parks, restaurants & shopping.

20. 1990-01-22
    soldstatus

ⓘ 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: $2,514 · $209/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$140/yr (+$12/mo · 5.6%)

ⓘ 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 ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,498
• − Mortgage interest: −$8,122
• − Property taxes: −$2,514
• − Insurance: −$725
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$4,218
• Taxable loss: −$41
• Est. tax savings @ 24.0%: +$10
• After-tax cash flow: $2,259/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: Greenville ISD
• NCES district ID: 4821720
• Math proficiency: 20% ▼ -12.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $41,374
• Composite: 19.56/100
• National rank: #8759
• State rank: #743 of 826 in TX

Livability — Greenville

• Score: 77/100
• State rank: #78
• US rank: #2719

Category grades

Amenities B+ Commute F Cost of living A+ Crime B+ Employment D Housing A+ Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, TX
• County: Hunt County · 71,969 people
• City population: 42,767
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 22,669
• Household income: $59,908
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 638.0

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 0.62)
• Race & ethnicity: White 51% Hispanic / Latino 32% Black 13% Two or more races 11%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Slovak 2% Lithuanian 1% Iranian 1%
• Foreign-born: 13% · Canada
• Languages at home: 75% English-only · Spanish 24%

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: ▼ -88.45%
• Current HPI: 339.0287
• Rent YoY: ▲ 0.62%
• 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

+123.1% since first listed

10 events — show timeline

• 2026-03-26 Relisted — NTREIS
• 2026-03-18 Contingent — NTREIS
• 2026-02-24 Listed $145,000 NTREIS
• 2020-03-02 Sold (Public Records) — Public Records
• 2020-03-02 Sold (MLS) — NTREIS
• 2020-02-24 Pending — NTREIS
• 2020-02-20 Contingent — NTREIS
• 2020-01-03 Price Changed $55,000 NTREIS
• 2019-11-19 Listed $65,000 NTREIS
• 1990-01-22 Sold (Public Records) — Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,514 · +21.6% YoY. Source: county tax records.