104 Beavers Bend Dr · Gunter, TX 75058

$1,075,000

4 bd · 4.5 ba · 3,351 sqft · SingleFamily public records · 21 Days on market

Built 2021 1.00 ac lot Est $858k · 25% over $29/mo HOA

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +5.9/30.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Beautiful building lot, an ideal spot for your dream home. Located on a limited traffic street, nice buffer of trees creates private feel. Several very nice custom homes in immediate area. This is one of the last remaining opportunities to buy a one acre homesite as all new developments will be much smaller lots. Community pool and clubhouse. High speed internet!

Key facts

• One acre lot
• Peaceful pond views
• Gourmet kitchen

Tags

• CUSTOM BUILT HOME
• ONE ACRE LOT
• PEACEFUL POND VIEWS
• GOURMET KITCHEN
• PRIVATE ENSUITE BATHROOM
• OVERSIZED BACK PATIO

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage indicated
• HOA & community: Mandatory homeowners association; HOA managed by Woods of Preston; Annual association fee of $350 (includes grounds maintenance)

Exterior

• Parking: Attached garage with 2 garage spaces; Covered parking for 2 vehicles; Additional parking available
• Utilities: Aerobic septic; City water; Propane; Not in a municipal utility district
• Home design: Single-family residence; One and one-half story
• Construction: Built in 2021
• Exterior features: Private pool; 1.0-acre lot; Subdivision: Woodlands Of Preston

Interior

• Kitchen: Built-in coffee maker; Built-in gas range; Built-in refrigerator; Gas cooktop
• Bedrooms: Primary bedroom on level 1 with dual sinks, ensuite bath, garden tub, separate shower, and walk-in closet(s)
• Bathrooms: Four full bathrooms; One half bathroom
• Heating & cooling: Smart home features (app or pass supported)
• Interior features: Built-in features; Two living areas; Two dining areas; Three total rooms (not including bedrooms/bathrooms)

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath single-family listed at $1.07M.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $703k (34.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $680k (36.7% below list).
• Recommended offer: $680k (36.7% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 1.9% in Gunter — 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 72/100 on livability (#236 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Gunter ISD (rural): math 47% / reading 58% proficiency, ranked #103 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Gunter El (math 52% / reading 57%, grade C, #621 of 4,322 statewide, top 15%, 414 students, 23% FRL) — zoned schools at 23% FRL track the district average.
• Market conditions: 201 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).

Forward outlook

• In year one you build about $115k of equity ($7k loan paydown + $108k appreciation (10.0% local appreciation)).
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$185k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($1.06M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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: moderate wind risk, 26% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $680,000 (36.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.63% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.39%
• DSCR: 0.63
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $857,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Waterview Dr	0.18mi	4/3.0	3,402 (+2%)	10mo	$834,888	$245	75
130 Meadow Ln	0.48mi	4/3.0	3,382 (+1%)	1mo	$875,000	$259	70
115 Knoll Trl	0.33mi	4/3.5	3,132 (-6%)	3mo	$849,900	$271	68
170 Meadow Ln	0.48mi	4/3.0	3,441 (+3%)	2mo	$885,544	$257	66
335 Waterview Dr	0.21mi	4/3.0	3,014 (-10%)	2mo	$800,199	$265	66
111 Whispering Winds Dr	0.62mi	4/4.0	3,246 (-3%)	1mo	$724,900	$223	63
136 Whispering Winds Dr	0.28mi	4/3.0	3,691 (+10%)	6mo	$824,950	$224	58
150 Waterview Dr	0.44mi	4/3.0	3,021 (-10%)	2mo	$774,789	$256	55
170 Waterview Dr	0.33mi	4/3.0	3,009 (-10%)	11mo	$749,888	$249	53
105 Knoll Trl	0.35mi	5/4.5 (+1)	3,715 (+11%)	12mo	$949,000	$255	50
160 Waterview Dr	0.44mi	4/2.5	2,862 (-15%)	2mo	$684,999	$239	45
1264 Mackey Rd	0.53mi	5/3.0 (+1)	3,009 (-10%)	3mo	$2,475,000	$823	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 18.4%
• Equity multiple: 2.50×
• Total profit: $451,565
• Equity at exit: $968,445

10-year hold

• IRR: 17.1%
• Equity multiple: 5.77×
• Total profit: $1,435,455
• Equity at exit: $2,088,489

Cash invested: $301,000 (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 75058

• Home prices YoY: 6.4%
• Active inventory: 201
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $6,800 medium
• Mortgage (P&I): −$5,637
• Tax from tax record: −$1,362 /mo · $16,347/yr
• Insurance: −$448
• HOA: −$29
• Vacancy / Maint / Mgmt: −$1,428
• Net cashflow: $-2,105

Break-even live

Break-even rent $9,464

Max offer price $703,221

Occupancy floor —

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: $268,750
• Closing costs: $32,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Waterview Dr Gunter, TX	4.0	3.0	2784	$6,800	$2.44	15d	1	0.14mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: internetpool

Listing history 25 events

1. 2026-06-18
   days on market $1,075,000 Active 21 DOM
2. 2026-06-17
   days on market $1,075,000 Active 20 DOM
3. 2026-06-16
   days on market $1,075,000 Active 19 DOM
4. 2026-06-15
   days on market $1,075,000 Active 18 DOM
5. 2026-06-13
   days on market $1,075,000 Active 16 DOM
6. 2026-06-09
   days on market $1,075,000 Active 12 DOM
7. 2026-06-08
   days on market $1,075,000 Active 11 DOM
8. 2026-06-07
   days on market $1,075,000 Active 10 DOM
9. 2026-06-04
   days on market $1,075,000 Active 7 DOM
10. 2026-06-03
    days on market $1,075,000 Active 6 DOM
11. 2026-06-02
    days on market $1,075,000 Active 5 DOM
12. 2026-06-01
    days on market $1,075,000 Active 4 DOM
13. 2026-05-31
    days on market $1,075,000 Active 3 DOM
14. 2026-05-22
    listed $1,075,000 Active
15. 2020-09-03
    soldstatus
16. 2012-10-03
    soldstatus
17. 2012-10-02
    soldstatus Closed 365-char remark

    Show marketing remark (365 chars)

    Beautiful building lot, an ideal spot for your dream home. Located on a limited traffic street, nice buffer of trees creates private feel. Several very nice custom homes in immediate area. This is one of the last remaining opportunities to buy a one acre homesite as all new developments will be much smaller lots. Community pool and clubhouse. High speed internet!

18. 2012-09-12
    status Pending 365-char remark

    Show marketing remark (365 chars)

    Beautiful building lot, an ideal spot for your dream home. Located on a limited traffic street, nice buffer of trees creates private feel. Several very nice custom homes in immediate area. This is one of the last remaining opportunities to buy a one acre homesite as all new developments will be much smaller lots. Community pool and clubhouse. High speed internet!

19. 2012-01-23
    listed $14,900 Active 365-char remark

    Show marketing remark (365 chars)

    Beautiful building lot, an ideal spot for your dream home. Located on a limited traffic street, nice buffer of trees creates private feel. Several very nice custom homes in immediate area. This is one of the last remaining opportunities to buy a one acre homesite as all new developments will be much smaller lots. Community pool and clubhouse. High speed internet!

20. 2012-01-01
    historical
21. 2011-03-12
    listed $19,900 Active
22. 2011-01-01
    historical
23. 2010-03-14
    listed $29,950 Active
24. 2004-01-12
    historical
25. 2003-02-19
    listed $29,900

ⓘ 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: $16,347 · $1,362/mo
• Projected year-2 tax: $19,672 · $1,639/mo
• Expected delta: +$3,326/yr (+$277/mo · 20.3%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $81,600
• − Mortgage interest: −$60,217
• − Property taxes: −$16,347
• − Insurance: −$5,375
• − Repairs & maintenance: −$6,528
• − Management: −$6,528
• − HOA: −$348
• − Depreciation: −$31,273
• Taxable loss: −$45,015
• Est. tax savings @ 24.0%: +$10,804
• After-tax cash flow: $-14,451/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: Gunter ISD
• NCES district ID: 4821960
• Math proficiency: 47% ▼ -8.00%
• Reading proficiency: 58% ▼ -3.00%
• Median HH income: $79,375
• Composite: 47.63/100
• National rank: #2254
• State rank: #103 of 826 in TX

Livability — Gunter

• Score: 72/100
• State rank: #236
• US rank: #5729

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gunter, TX
• Population (ZIP): 3,614

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 134,540 people
• By 2030: 138,653 · +3.1%
• By 2040: 145,958 · +8.5%
• By 2050: 151,218 · +12.4%
• By 2075: 161,802 · +20.3%
• By 2100: 159,036 · +18.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 21% Two or more races 18% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 82% English-only · Spanish 18%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+54.3) · D 22.5% · R 76.7%
• 2008→2024 swing: -16.4pp toward R · 2008: -37.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+49.9 2016: R+53.1 2012: R+48.0 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.56%
• Current HPI: 309.3751
• Rent YoY: —
• Metro: —
• 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

+3495.3% since first listed

12 events — show timeline

• 2026-05-22 Listed $1,075,000 NTREIS
• 2020-09-03 Sold (Public Records) — Public Records
• 2012-10-03 Sold (Public Records) — Public Records
• 2012-10-02 Sold (MLS) — NTREIS
• 2012-09-12 Pending — NTREIS
• 2012-01-23 Listed $14,900 NTREIS
• 2012-01-01 Listing Removed — NTREIS
• 2011-03-12 Listed $19,900 NTREIS
• 2011-01-01 Listing Removed — NTREIS
• 2010-03-14 Listed $29,950 NTREIS
• 2004-01-12 Listing Removed — NTREIS
• 2003-02-19 Listed $29,900 NTREIS

Property tax history

+22.9%/yr

Latest (2025): $16,347 · -1.6% YoY. Source: county tax records.