Concept 2915 Plan · Gunter, TX 75058

$673,990

4 bd · 2.5 ba · 2,915 sqft · SingleFamily · 961 Days on market

Excellent condition

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• Schools +5.3/10.0
• Condition / age +4.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0

Listing remarks MLS

This stunning home offers room for everyone to spread out and relax along with gorgeous entertaining spaces where you can gather with loved ones. There are numerous options ensuring you can transform this home to fit your lifestyle. A covered porch welcomes you to the foyer from the exterior featuring one of six elevations, three that include beautiful stone details. The formal dining room with a boxed ceiling is set just off the entry. If you would prefer, you can convert this space into a study with French doors or move the formal dining room to the opposite side of the entry, replacing bedroom four. Day-to-day life is sure to revolve around the spacious, light-filled, and open-concept family room, kitchen, and breakfast nook. A corner fireplace adds comfort in addition to the wall of windows that frame views over the backyard and draw in warm natural light. Whether you're a passionate cook or simply prepare meals as part of your routine, you'll enjoy the designer kitchen with granite countertops, an island with room for seating, stainless steel appliances, and ample counter and cabinet space. Access to the optional rear covered patio is through the breakfast nook. The master suite boasts an enormous walk-in closet that opens to the utility room. Separated by double doors, the master bath features dual vanities, a separate shower with a seat, and a garden tub or you could opt for the luxury bath offering a freestanding tub and a larger walk-in shower.

Key facts

• 3 garage spots
• Listed 960 days

🏗️ New construction. The $673,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $773,191.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $674k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $548k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $479k (28.9% below list).
• Recommended offer: $479k (28.9% below list) — sets the bar for 1% rule.

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); Gunter Middle (math 46% / reading 56%, grade C, #326 of 1,662 statewide, top 20%, 373 students, 19% FRL); Gunter H S (math 42% / reading 67%, grade C-, #379 of 1,632 statewide, top 26%, 371 students, 20% FRL).
• Market conditions: 312 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).
• At $4,792/mo this rent would consume 49% of the median local household income ($118k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $83k of equity ($5k loan paydown + $77k 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 ~$133k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 961 days — a 12% lower offer ($593k) is reasonable based on typical stale-listing flexibility.

Recommended offer $479,209 (28.9% 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 961 days. Have you received any prior offers? Is the seller open to a 29% 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. 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?
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: 0.62% ✗
• Cap rate: 3.88%
• Cash-on-cash: -8.63%
• DSCR: 0.62
• GRM: 13.4

CMA / ARV

• ARV (median comp): $773,191
• List price: $673,990
• Delta: -12.83%
• 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
335 Waterview Dr	0.08mi	4/3.0	3,014 (+3%)	5mo	$800,199	$265	84
160 Waterview Dr	0.29mi	4/2.5	2,862 (-2%)	5mo	$684,999	$239	79
300 Waterview Dr	0.19mi	4/3.0	2,784 (-4%)	4mo	$700,000	$251	78
150 Waterview Dr	0.29mi	4/3.0	3,021 (+4%)	6mo	$774,789	$256	74
180 Waterview Dr	0.32mi	4/3.0	3,206 (+10%)	1mo	$799,000	$249	65
115 Knoll Trl	0.40mi	4/3.5	3,132 (+7%)	1mo	$850,000	$271	64
145 Knoll Trl	0.22mi	3/2.5 (-1)	2,623 (-10%)	6mo	$674,999	$257	63
154 Whispering Winds Dr	0.33mi	4/2.0	2,559 (-12%)	3mo	$395,000	$154	60
115 Knoll Trl	0.41mi	4/3.5	3,132 (+7%)	6mo	$849,900	$271	60
153 Whispering Winds Dr	0.28mi	3/3.5 (-1)	2,500 (-14%)	2mo	$425,000	$170	53
686 Cypress Point Dr	0.67mi	3/2.5 (-1)	2,767 (-5%)	4mo	$729,000	$263	52
1264 Mackey Rd	0.68mi	5/3.0 (+1)	3,009 (+3%)	6mo	$2,475,000	$823	50

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: 18.2%
• Equity multiple: 2.49×
• Total profit: $321,968
• Equity at exit: $696,551

10-year hold

• IRR: 17.0%
• Equity multiple: 5.74×
• Total profit: $1,026,301
• Equity at exit: $1,502,140

Cash invested: $216,493 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 9 under contract
• Months of supply: 5.7 mo (18%/mo absorbed)
• Median asking: $677,990 ($248/sqft)
• Median days on market: 961 d
• This list price: 47% of active listings are priced below it
• ARV vs active asking: +7.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 75058

• Home prices YoY: 6.4%
• Active inventory: 312
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $4,792 medium
• Mortgage (P&I): −$4,055
• Tax est. 1.5%: −$966 /mo · $11,598/yr
• Insurance: −$322
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,006
• Net cashflow: $-1,558

Break-even live

Break-even rent $6,764

Max offer price $547,804

Occupancy floor —

Sensitivity live

Price	-10% $-1,023	-5% $-1,290	+0% $-1,558	+5% $-1,825	+10% $-2,092
Rent	-10% $-1,936	-5% $-1,747	+0% $-1,558	+5% $-1,368	+10% $-1,179
Rate	-1.0pp $-1,168	-0.5pp $-1,361	base $-1,558	+0.5pp $-1,758	+1.0pp $-1,962

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: $193,298
• Closing costs: $23,196
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 Waterview Dr Gunter, TX	3.0	2.0	2412	$4,200	$1.74	0d	1	0.14mi
300 Waterview Dr Gunter, TX	4.0	3.0	2784	$5,500	$1.98	94d	1	0.19mi

Listing history 50 events

1. 2026-09-24
   days on market $673,990 Active 961 DOM
2. 2026-09-23
   days on market $673,990 Active 960 DOM
3. 2026-09-22
   days on market $673,990 Active 959 DOM
4. 2026-09-21
   days on market $673,990 Active 958 DOM
5. 2026-09-20
   days on market $673,990 Active 957 DOM
6. 2026-09-19
   days on market $673,990 Active 956 DOM
7. 2026-09-18
   days on market $673,990 Active 955 DOM
8. 2026-09-17
   days on market $673,990 Active 954 DOM
9. 2026-09-16
   days on market $673,990 Active 953 DOM
10. 2026-09-15
    days on market $673,990 Active 952 DOM
11. 2026-09-14
    days on market $673,990 Active 951 DOM
12. 2026-09-13
    days on market $673,990 Active 950 DOM
13. 2026-09-12
    days on market $673,990 Active 949 DOM
14. 2026-09-11
    days on market $673,990 Active 948 DOM
15. 2026-09-05
    days on market $673,990 Active 942 DOM
16. 2026-09-04
    days on market $673,990 Active 941 DOM
17. 2026-09-02
    days on market $673,990 Active 939 DOM
18. 2026-08-31
    days on market $673,990 Active 937 DOM
19. 2026-08-29
    days on market $673,990 Active 935 DOM
20. 2026-08-28
    days on market $673,990 Active 934 DOM
21. 2026-08-27
    days on market $673,990 Active 933 DOM
22. 2026-08-25
    days on market $673,990 Active 931 DOM
23. 2026-08-24
    days on market $673,990 Active 930 DOM
24. 2026-08-23
    days on market $673,990 Active 929 DOM
25. 2026-08-22
    days on market $673,990 Active 928 DOM
26. 2026-08-21
    days on market $673,990 Active 927 DOM
27. 2026-08-20
    days on market $673,990 Active 926 DOM
28. 2026-08-19
    days on market $673,990 Active 925 DOM
29. 2026-08-18
    days on market $673,990 Active 924 DOM
30. 2026-08-17
    days on market $673,990 Active 923 DOM
31. 2026-08-16
    days on market $673,990 Active 922 DOM
32. 2026-08-15
    days on market $673,990 Active 921 DOM
33. 2026-08-14
    days on market $673,990 Active 920 DOM
34. 2026-08-13
    days on market $673,990 Active 919 DOM
35. 2026-08-12
    days on market $673,990 Active 918 DOM
36. 2026-08-11
    days on market $673,990 Active 917 DOM
37. 2026-08-10
    days on market $673,990 Active 916 DOM
38. 2026-08-09
    days on market $673,990 Active 915 DOM
39. 2026-08-08
    days on market $673,990 Active 914 DOM
40. 2026-08-06
    days on market $673,990 Active 912 DOM
41. 2026-08-05
    days on market $673,990 Active 911 DOM
42. 2026-08-04
    days on market $673,990 Active 910 DOM
43. 2026-08-03
    days on market $673,990 Active 909 DOM
44. 2026-07-31
    days on market $673,990 Active 906 DOM
45. 2026-07-30
    days on market $673,990 Active 904 DOM
46. 2026-07-28
    days on market $673,990 Active 903 DOM
47. 2026-07-26
    days on market $673,990 Active 901 DOM
48. 2026-07-24
    days on market $673,990 Active 899 DOM
49. 2026-07-23
    days on market $673,990 Active 898 DOM
50. 2026-07-22
    days on market $673,990 Active 897 DOM

ⓘ 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: $57,505
• − Mortgage interest: −$43,311
• − Property taxes: −$11,598
• − Insurance: −$3,866
• − Repairs & maintenance: −$4,600
• − Management: −$4,600
• − Depreciation: −$22,493
• Taxable loss: −$32,963
• Est. tax savings @ 24.0%: +$7,911
• After-tax cash flow: $-10,780/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This stunning home is in excellent condition with modern finishes and a well-maintained exterior. It offers a great opportunity for a potential buyer or renter looking for a move-in-ready property with room for growth and updates.

Value-add opportunities

• Resale Paint exterior brick and stone — Fresh paint can enhance curb appeal and home value ↑
• Both Install smart home automation — Modern technology can increase both resale and rental value ↑
• Both Add outdoor lighting — Enhances curb appeal and safety ↑
• Resale Upgrade kitchen appliances — Modern appliances can boost resale value ↑
• Both Install smart thermostat — Energy-efficient systems can increase both resale and rental value ↑

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Gunter El C TX #621/4,322 Nat'l #9,801/41,679 Middle Gunter Middle C TX #326/1,662 Nat'l #3,276/14,009 High Gunter H S C- TX #379/1,632 Nat'l #4,461/17,239

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

B Composite livability gradescore 72/100

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
• County: Grayson · 134,540 people
• Metro: Sherman-Denison, TX
• Population (ZIP): 3,614
• Household income: $117,689
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 7% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2024-02-06 Listed $673,990 Zillow