1053 Mary St · Greenville, TX 75474

$285,000

3 bd · 3.0 ba · 2,012 sqft · SingleFamily public records · 129 Days on market

Built 1980 2.36 ac lot $142/sqft · 36% below area Est $445k · 36% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +4.6/30.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

PERFECT FAMILY HOME WITH ROOM TO GROW. SITUATED ON 2.35 ACRES. CLOSE TO SHOPPING, RESTAURANTS AND ENTERTAINMENT IN GREENVILLE. THE HOMEOWNER HAS MADE IMPORTANT IMPROVEMENTS TO THE PROPERTY INCLUDING REPLACING THE HVAC (2022); REPLACED WATER HEATER (2022); REPLACED AND UPGRADED MAIN ELECTRICAL PANEL AND SUB PANELS 2022); NEW OVEN AND DISHWASHER (2022); MAIN PLUMBING LINES REPLACED FROM EXTERIOR OF HOME TO SEPTIC TANK WITH NEW CLEANOUTS (2023); NUMEROUS COSMETIC UPGRADES INCLUSIVE OF KITCHEN CABINETS AND COUNTERTOPS (2023); SEPTIC TANK PUMP (2023). PLEASE NOTE - THE FIREPLACE IS NOT FUNCTIONAL.

Key facts

• Replacing the hvac
• 2.35 acres
• 2.36 acre lot

Tags

• 2.35 ACRES
• REPLACING THE HVAC
• REPLACED WATER HEATER
• NEW OVEN AND DISHWASHER
• MAIN PLUMBING LINES REPLACED
• NUMEROUS COSMETIC UPGRADES

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-726 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (45.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (40.7% below list).
• Recommended offer: $157k (45.0% below list) — sets the bar for cash-flow.
• Cap rate 3.2% vs local median 4.1% in Greenville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Lone Oak ISD (rural): math 42% / reading 43% proficiency, ranked #310 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lone Oak El (math 37% / reading 42%, grade F, #1,545 of 4,322 statewide, top 38%, 489 students, 45% FRL); Lone Oak Middle (math 45% / reading 43%, grade D, #512 of 1,662 statewide, top 32%, 254 students, 48% FRL); Lone Oak H S (math 52% / reading 47%, grade D, #509 of 1,632 statewide, top 34%, 340 students, 43% FRL).
• Market conditions: 336 active listings in the ZIP; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 32% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Hunt County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $70k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,783 (45.0% 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 129 days. Have you received any prior offers? Is the seller open to a 45% 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. 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. 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: 0.59% ✗
• Cap rate: 3.24%
• Cash-on-cash: -10.91%
• DSCR: 0.51
• GRM: 14.0

CMA / ARV

• ARV (median comp): $444,786
• List price: $285,000
• Delta: -35.92%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 2.37×
• Total profit: $109,073
• Equity at exit: $256,751

10-year hold

• IRR: 15.9%
• Equity multiple: 5.48×
• Total profit: $357,718
• Equity at exit: $553,692

Cash invested: $79,800 (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 75474

• Home prices YoY: 7.5%
• Active inventory: 336
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,691 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$448 /mo · $5,377/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-726

Break-even live

Break-even rent $2,609

Max offer price $156,783

Occupancy floor —

Sensitivity live

Price	-10% $-564	-5% $-645	+0% $-726	+5% $-806	+10% $-887
Rent	-10% $-859	-5% $-793	+0% $-726	+5% $-659	+10% $-592
Rate	-1.0pp $-582	-0.5pp $-653	base $-726	+0.5pp $-800	+1.0pp $-875

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $285,000 Active 129 DOM
2. 2026-06-18
   days on market $285,000 Active 126 DOM
3. 2026-06-17
   days on market $285,000 Active 125 DOM
4. 2026-06-16
   days on market $285,000 Active 124 DOM
5. 2026-06-15
   days on market $285,000 Active 123 DOM
6. 2026-06-13
   days on market $285,000 Active 121 DOM
7. 2026-06-09
   days on market $285,000 Active 117 DOM
8. 2026-06-08
   days on market $285,000 Active 116 DOM
9. 2026-06-07
   pricedays on market $285,000 Active 115 DOM
10. 2026-06-04
    days on market $305,000 Active 112 DOM
11. 2026-06-03
    days on market $305,000 Active 111 DOM
12. 2026-06-02
    days on market $305,000 Active 110 DOM
13. 2026-06-01
    days on market $305,000 Active 109 DOM
14. 2026-05-31
    days on market $305,000 Active 108 DOM
15. 2026-04-30
    price $305,000 604-char remark

    Show marketing remark (604 chars)

    PERFECT FAMILY HOME WITH ROOM TO GROW. SITUATED ON 2.35 ACRES. CLOSE TO SHOPPING, RESTAURANTS AND ENTERTAINMENT IN GREENVILLE. THE HOMEOWNER HAS MADE IMPORTANT IMPROVEMENTS TO THE PROPERTY INCLUDING REPLACING THE HVAC (2022); REPLACED WATER HEATER (2022); REPLACED AND UPGRADED MAIN ELECTRICAL PANEL AND SUB PANELS 2022); NEW OVEN AND DISHWASHER (2022); MAIN PLUMBING LINES REPLACED FROM EXTERIOR OF HOME TO SEPTIC TANK WITH NEW CLEANOUTS (2023); NUMEROUS COSMETIC UPGRADES INCLUSIVE OF KITCHEN CABINETS AND COUNTERTOPS (2023); SEPTIC TANK PUMP (2023). PLEASE NOTE - THE FIREPLACE IS NOT FUNCTIONAL.

16. 2026-04-07
    price $325,000 604-char remark

    Show marketing remark (604 chars)

    PERFECT FAMILY HOME WITH ROOM TO GROW. SITUATED ON 2.35 ACRES. CLOSE TO SHOPPING, RESTAURANTS AND ENTERTAINMENT IN GREENVILLE. THE HOMEOWNER HAS MADE IMPORTANT IMPROVEMENTS TO THE PROPERTY INCLUDING REPLACING THE HVAC (2022); REPLACED WATER HEATER (2022); REPLACED AND UPGRADED MAIN ELECTRICAL PANEL AND SUB PANELS 2022); NEW OVEN AND DISHWASHER (2022); MAIN PLUMBING LINES REPLACED FROM EXTERIOR OF HOME TO SEPTIC TANK WITH NEW CLEANOUTS (2023); NUMEROUS COSMETIC UPGRADES INCLUSIVE OF KITCHEN CABINETS AND COUNTERTOPS (2023); SEPTIC TANK PUMP (2023). PLEASE NOTE - THE FIREPLACE IS NOT FUNCTIONAL.

17. 2026-03-11
    price $345,000 604-char remark

    Show marketing remark (604 chars)

    PERFECT FAMILY HOME WITH ROOM TO GROW. SITUATED ON 2.35 ACRES. CLOSE TO SHOPPING, RESTAURANTS AND ENTERTAINMENT IN GREENVILLE. THE HOMEOWNER HAS MADE IMPORTANT IMPROVEMENTS TO THE PROPERTY INCLUDING REPLACING THE HVAC (2022); REPLACED WATER HEATER (2022); REPLACED AND UPGRADED MAIN ELECTRICAL PANEL AND SUB PANELS 2022); NEW OVEN AND DISHWASHER (2022); MAIN PLUMBING LINES REPLACED FROM EXTERIOR OF HOME TO SEPTIC TANK WITH NEW CLEANOUTS (2023); NUMEROUS COSMETIC UPGRADES INCLUSIVE OF KITCHEN CABINETS AND COUNTERTOPS (2023); SEPTIC TANK PUMP (2023). PLEASE NOTE - THE FIREPLACE IS NOT FUNCTIONAL.

18. 2026-02-12
    listed $355,000 Active 604-char remark

    Show marketing remark (604 chars)

    PERFECT FAMILY HOME WITH ROOM TO GROW. SITUATED ON 2.35 ACRES. CLOSE TO SHOPPING, RESTAURANTS AND ENTERTAINMENT IN GREENVILLE. THE HOMEOWNER HAS MADE IMPORTANT IMPROVEMENTS TO THE PROPERTY INCLUDING REPLACING THE HVAC (2022); REPLACED WATER HEATER (2022); REPLACED AND UPGRADED MAIN ELECTRICAL PANEL AND SUB PANELS 2022); NEW OVEN AND DISHWASHER (2022); MAIN PLUMBING LINES REPLACED FROM EXTERIOR OF HOME TO SEPTIC TANK WITH NEW CLEANOUTS (2023); NUMEROUS COSMETIC UPGRADES INCLUSIVE OF KITCHEN CABINETS AND COUNTERTOPS (2023); SEPTIC TANK PUMP (2023). PLEASE NOTE - THE FIREPLACE IS NOT FUNCTIONAL.

19. 2021-08-05
    soldstatus
20. 2021-08-03
    soldstatus Sold 655-char remark

    Show marketing remark (655 chars)

    Country Cutie 3BR 2.5BTH brick home with a half wrap porch and patio is set up on over 2 acres with lots of mature trees including 3 pecan trees, pear trees and tons of shade. This home is part of the Lone Oak School District and offers lots of outdoor space to enjoy and great indoor space for entertaining. This amazing piece of property is located about 10 minutes South of I30 in Greenville which makes for a quick run to town to dine out at local restaurants, or shop at the Wesley Street Outlets, or if you need to get to the highway for your work commute. Multiple offers received. Sellers requesting best and highest by noon, Monday, June 28th.

21. 2021-07-07
    status Pending 655-char remark

    Show marketing remark (655 chars)

    Country Cutie 3BR 2.5BTH brick home with a half wrap porch and patio is set up on over 2 acres with lots of mature trees including 3 pecan trees, pear trees and tons of shade. This home is part of the Lone Oak School District and offers lots of outdoor space to enjoy and great indoor space for entertaining. This amazing piece of property is located about 10 minutes South of I30 in Greenville which makes for a quick run to town to dine out at local restaurants, or shop at the Wesley Street Outlets, or if you need to get to the highway for your work commute. Multiple offers received. Sellers requesting best and highest by noon, Monday, June 28th.

22. 2021-06-29
    historical Active Option Contract 655-char remark

    Show marketing remark (655 chars)

    Country Cutie 3BR 2.5BTH brick home with a half wrap porch and patio is set up on over 2 acres with lots of mature trees including 3 pecan trees, pear trees and tons of shade. This home is part of the Lone Oak School District and offers lots of outdoor space to enjoy and great indoor space for entertaining. This amazing piece of property is located about 10 minutes South of I30 in Greenville which makes for a quick run to town to dine out at local restaurants, or shop at the Wesley Street Outlets, or if you need to get to the highway for your work commute. Multiple offers received. Sellers requesting best and highest by noon, Monday, June 28th.

23. 2021-06-24
    listed $255,000 Active 655-char remark

    Show marketing remark (655 chars)

    Country Cutie 3BR 2.5BTH brick home with a half wrap porch and patio is set up on over 2 acres with lots of mature trees including 3 pecan trees, pear trees and tons of shade. This home is part of the Lone Oak School District and offers lots of outdoor space to enjoy and great indoor space for entertaining. This amazing piece of property is located about 10 minutes South of I30 in Greenville which makes for a quick run to town to dine out at local restaurants, or shop at the Wesley Street Outlets, or if you need to get to the highway for your work commute. Multiple offers received. Sellers requesting best and highest by noon, Monday, June 28th.

24. 2015-05-04
    soldstatus
25. 2015-05-01
    soldstatus Sold
26. 2015-03-30
    status Pending
27. 2015-03-19
    historical Active Option Contract
28. 2015-03-12
    listed $149,900 Active
29. 2011-01-18
    historical
30. 2010-11-01
    price $159,900
31. 2010-07-04
    listed $165,000 Active
32. 1988-11-14
    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: $5,377 · $448/mo
• Projected year-2 tax: $5,377 · $448/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 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: $20,288
• − Mortgage interest: −$15,964
• − Property taxes: −$5,377
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$8,291
• Taxable loss: −$14,016
• Est. tax savings @ 24.0%: +$3,364
• After-tax cash flow: $-5,346/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: Lone Oak ISD
• NCES district ID: 4828020
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $51,628
• Composite: 36.72/100
• National rank: #4593
• State rank: #310 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

• County: Hunt County · 71,969 people
• City population: 42,767
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 17,671
• Household income: $64,103
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 181.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 19% Two or more races 8% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 2% Romanian 2% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Asian/Pacific 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: ▲ 33.95%
• Current HPI: 484.21
• Rent YoY: —
• 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

+84.8% since first listed

18 events — show timeline

• 2026-04-30 Price Changed $305,000 NTREIS
• 2026-04-07 Price Changed $325,000 NTREIS
• 2026-03-11 Price Changed $345,000 NTREIS
• 2026-02-12 Listed $355,000 NTREIS
• 2021-08-05 Sold (Public Records) — Public Records
• 2021-08-03 Sold (MLS) — NTREIS
• 2021-07-07 Pending — NTREIS
• 2021-06-29 Contingent — NTREIS
• 2021-06-24 Listed $255,000 NTREIS
• 2015-05-04 Sold (Public Records) — Public Records
• 2015-05-01 Sold (MLS) — NTREIS
• 2015-03-30 Pending — NTREIS
• 2015-03-19 Contingent — NTREIS
• 2015-03-12 Listed $149,900 NTREIS
• 2011-01-18 Listing Removed — NTREIS
• 2010-11-01 Price Changed $159,900 NTREIS
• 2010-07-04 Listed $165,000 NTREIS
• 1988-11-14 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $5,377 · +0.0% YoY. Source: county tax records.