2117 Frazier St · Greenville, TX 75401

$194,900

4 bd · 3.0 ba · 1,039 sqft · SingleFamily public records · 139 Days on market

Built 1965 8,146 sqft lot $188/sqft · 13% above area Est $209k · 7% under ↓ 3% since listing

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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 +12.2/30.0
• ARV discount +10.6/15.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• 1% rule +3.3/10.0
• 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

Completely remodeled and move in ready, this home at 2117 Frazier in Greenville offers modern updates and a light, bright feel throughout. Recent improvements include brand new appliances, new cabinets, beautiful granite countertops, updated fixtures, and fresh finishes that create a clean, contemporary look. The layout is comfortable and functional, making it ideal for everyday living or entertaining. Conveniently located with easy access to I-30, shopping, dining, and schools, this home combines style, comfort, and location, making it a great rental opportunity.

Key facts

• Brand new appliances
• Modern updates
• New cabinets

Tags

• MODERN UPDATES
• BRAND NEW APPLIANCES
• NEW CABINETS
• GRANITE COUNTERTOPS
• UPDATED FIXTURES
• FRESH FINISHES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-38 ($-455/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (16.9% below list).
• Recommended offer: $162k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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, 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.
• Zoned schools: Lamar El (math 28% / reading 33%, grade F, #2,464 of 4,322 statewide, top 58%, 554 students, 59% FRL); Greenville Middle (math 17% / reading 28%, grade F, #1,341 of 1,662 statewide, top 82%, 727 students, 76% FRL); Greenville H S (math 17% / reading 37%, grade F, #1,204 of 1,632 statewide, top 75%, 1,480 students, 66% FRL).
• 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); 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 32% 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 $6k 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 139 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

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 $161,959 (16.9% 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 139 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 10.0

CMA / ARV

• ARV (median comp): $209,469
• List price: $194,900
• Delta: -6.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4314 Johnson St	0.20mi	3/2.0 (-1)	1,050 (+1%)	10mo	$180,000	$171	72
1800 Walworth St	0.25mi	3/1.5 (-1)	1,084 (+4%)	13mo	$135,000	$125	59
1423 Morse St	0.66mi	3/2.0 (-1)	1,028 (-1%)	3mo	$175,000	$170	56
2104 Division St	0.13mi	3/2.0 (-1)	1,160 (+12%)	14mo	$174,000	$150	54
4312 Roberts St	0.44mi	3/2.0 (-1)	1,020 (-2%)	18mo	$174,999	$172	52
1226 Cleveland St	0.44mi	3/2.0 (-1)	1,016 (-2%)	18mo	$189,999	$187	52
3812 King St	0.57mi	3/1.0 (-1)	1,065 (+2%)	13mo	$59,000	$55	46
2804 Horsley St	0.39mi	3/1.0 (-1)	1,114 (+7%)	16mo	$170,000	$153	44
1605 Hemphill St	0.52mi	3/2.0 (-1)	1,112 (+7%)	18mo	$179,900	$162	40
3105 Barling St	0.64mi	3/2.0 (-1)	1,090 (+5%)	16mo	$209,990	$193	39
4309 King St	0.46mi	3/2.0 (-1)	1,159 (+12%)	20mo	$190,000	$164	34
4604 3rd St	0.53mi	3/1.0 (-1)	1,176 (+13%)	20mo	$189,500	$161	24

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: -20.3%
• Equity multiple: 0.31×
• Total profit: $-37,778
• Equity at exit: $29,060

10-year hold

• IRR: -19.5%
• Equity multiple: 0.07×
• Total profit: $-50,801
• Equity at exit: $16,851

Cash invested: $54,572 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,620 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$214 /mo · $2,569/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-38

Break-even live

Break-even rent $1,668

Max offer price $188,204

Occupancy floor 97%

Sensitivity live

Price	-10% $72	-5% $17	+0% $-38	+5% $-93	+10% $-148
Rent	-10% $-166	-5% $-102	+0% $-38	+5% $26	+10% $90
Rate	-1.0pp $60	-0.5pp $12	base $-38	+0.5pp $-88	+1.0pp $-140

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4205 Stuart St Greenville, TX	3.0	2.0	1228	$1,790	$1.46	9d	1	0.16mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	26d	1	0.17mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	9d	1	0.17mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	12d	1	0.17mi
4214 Johnson St Greenville, TX	3.0	1.0	1096	$1,250	$1.14	26d	1	0.23mi
3415 Henderson St Greenville, TX	3.0	2.0	1299	$1,650	$1.27	14d	1	0.46mi
3002 Stanford St Unit B Greenville, TX	3.0	2.0	1500	$1,400	$0.93	0d	1	0.51mi
1214 Interstate Highway 30 Greenville, TX	1.0–3.0	1.0–2.0	900	$1,500	$1.67	0d	1	0.53mi
2704 Jones St Greenville, TX	3.0	2.0	1273	$1,550	$1.22	4d	1	0.56mi
1412 Hemphill St Greenville, TX	3.0	2.0	1200	$500	$0.42	26d	1	0.60mi
2010 Morse St Greenville, TX	3.0	2.0	1248	$1,400	$1.12	23d	1	0.61mi
3112 Travis St Greenville, TX	3.0	2.0	1200	$1,400	$1.17	45d	1	0.61mi
1228 Jones St Greenville, TX	3.0	2.0	1234	$1,700	$1.38	23d	1	0.63mi
1110 Jones St Greenville, TX	3.0	2.0	1090	$1,414	$1.30	0d	1	0.71mi
3110 Saint John St Greenville, TX	3.0	2.0	1273	$1,500	$1.18	45d	1	0.71mi
3110 Saint John St Unit B Greenville, TX	3.0	2.0	1273	$1,400	$1.10	26d	1	0.71mi
3110 Saint John St Unit A Greenville, TX	3.0	2.0	1273	$1,425	$1.12	45d	1	0.71mi
3110 Saint John St Unit B Greenville, TX	3.0	2.0	1273	$1,450	$1.14	46d	1	0.71mi
3110 Saint John St Unit A Greenville, TX	3.0	2.0	1273	$1,500	$1.18	46d	1	0.71mi
1107 Hemphill St Greenville, TX	3.0	2.0	1090	$1,190	$1.09	45d	1	0.74mi
3305 Mineola St Unit B Greenville, TX	3.0	2.0	1017	$1,350	$1.33	45d	1	0.75mi
3305 Mineola St Unit A Greenville, TX	3.0	2.0	1017	$1,300	$1.28	45d	1	0.75mi
3214 King St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	12d	1	0.76mi
3118 Hemphill St Greenville, TX	3.0	2.0	1125	$1,600	$1.42	45d	1	0.80mi
3412 Marshall St Unit A Greenville, TX	3.0	2.0	1068	$1,250	$1.17	26d	1	0.89mi
3412 Marshall St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	4d	1	0.89mi
3420 Marshall St Unit B Greenville, TX	3.0	1.0	838	$1,360	$1.62	0d	1	0.91mi
2203 Henry St Unit B Greenville, TX	3.0	2.0	980	$1,250	$1.28	45d	1	1.07mi
3912 Briscoe St Greenville, TX	3.0	1.0	1084	$1,300	$1.20	45d	1	1.07mi
2113 Henry St Unit B Greenville, TX	3.0	2.0	1068	$1,400	$1.31	26d	1	1.08mi
2113 Henry St Greenville, TX	3.0	2.0	1068	$1,400	$1.31	19d	1	1.08mi
3303 Texas St Greenville, TX	3.0	1.0	1260	$1,450	$1.15	4d	1	1.08mi
2018 Henry St Unit A Greenville, TX	3.0	1.0	838	$1,030	$1.23	17d	1	1.09mi
2203 Henry St Unit A Greenville, TX	3.0	2.0	980	$1,250	$1.28	12d	1	1.10mi
2203 Henry St Unit A Greenville, TX	3.0	2.0	980	$1,250	$1.28	22d	1	1.10mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,575	$1.19	0d	1	1.11mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,600	$1.21	45d	1	1.11mi
2107 Church St Unit A Greenville, TX	3.0	2.0	1069	$1,400	$1.31	26d	1	1.13mi
2107 Church St Unit B Greenville, TX	3.0	2.0	1069	$1,400	$1.31	45d	1	1.13mi
50021 Del Ra Dr Greenville, TX	3.0	1.5	1452	$1,700	$1.17	26d	1	1.13mi

Listing history 18 events

1. 2026-06-21
   days on market $194,900 Active 139 DOM
2. 2026-06-18
   days on market $194,900 Active 136 DOM
3. 2026-06-17
   days on market $194,900 Active 135 DOM
4. 2026-06-16
   days on market $194,900 Active 134 DOM
5. 2026-06-15
   days on market $194,900 Active 133 DOM
6. 2026-06-13
   days on market $194,900 Active 131 DOM
7. 2026-06-09
   days on market $194,900 Active 127 DOM
8. 2026-06-08
   days on market $194,900 Active 126 DOM
9. 2026-06-07
   days on market $194,900 Active 125 DOM
10. 2026-06-04
    days on market $194,900 Active 122 DOM
11. 2026-06-03
    days on market $194,900 Active 121 DOM
12. 2026-06-02
    days on market $194,900 Active 120 DOM
13. 2026-06-01
    days on market $194,900 Active 119 DOM
14. 2026-05-31
    days on market $194,900 Active 118 DOM
15. 2026-04-02
    price $194,900 570-char remark

    Show marketing remark (570 chars)

    Completely remodeled and move in ready, this home at 2117 Frazier in Greenville offers modern updates and a light, bright feel throughout. Recent improvements include brand new appliances, new cabinets, beautiful granite countertops, updated fixtures, and fresh finishes that create a clean, contemporary look. The layout is comfortable and functional, making it ideal for everyday living or entertaining. Conveniently located with easy access to I-30, shopping, dining, and schools, this home combines style, comfort, and location, making it a great rental opportunity.

16. 2026-02-02
    listed $199,900 Active 570-char remark

    Show marketing remark (570 chars)

    Completely remodeled and move in ready, this home at 2117 Frazier in Greenville offers modern updates and a light, bright feel throughout. Recent improvements include brand new appliances, new cabinets, beautiful granite countertops, updated fixtures, and fresh finishes that create a clean, contemporary look. The layout is comfortable and functional, making it ideal for everyday living or entertaining. Conveniently located with easy access to I-30, shopping, dining, and schools, this home combines style, comfort, and location, making it a great rental opportunity.

17. 2025-01-22
    soldstatus
18. 2025-01-22
    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: $2,569 · $214/mo
• Projected year-2 tax: $3,567 · $297/mo
• Expected delta: +$998/yr (+$83/mo · 38.8%)

ⓘ 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: $19,435
• − Mortgage interest: −$10,917
• − Property taxes: −$2,569
• − Insurance: −$974
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$5,670
• Taxable loss: −$3,805
• Est. tax savings @ 24.0%: +$913
• After-tax cash flow: $458/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

-2.5% since first listed

4 events — show timeline

• 2026-04-02 Price Changed $194,900 NTREIS
• 2026-02-02 Listed $199,900 NTREIS
• 2025-01-22 Sold (Public Records) — Public Records
• 2025-01-22 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,569 · -3.5% YoY. Source: county tax records.