Concept 2862 Plan · Gunter, TX 75058

$665,990

4 bd · 2.5 ba · 2,862 sqft · SingleFamily · 866 Days on market

Good 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 +7.4/30.0
• Schools +4.8/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0

Listing remarks MLS

This grand and stylish concept offers comfort and luxury with spacious floor plan options that can accommodate almost any fit for you to craft the perfect dream home. Once you step inside to discover your new abode, you'll feel right at home. Stepping through the grand and elegant foyer, you'll come to the spacious family room, where a cozy fireplace keeps you warm in the cooler months if you choose to add one. This space flows effortlessly to the impressive chef's kitchen with a nook space and then onto your private dining room. The master bedroom is a luxurious haven to retreat to, where you'll find a walk-in closet and a master bathroom with an optional luxury bath. There are three additional bedrooms in this floor plan, two with a walk-in closet and one with a built-in robe. Choose to convert bedroom four into a study, or for additional bedrooms, choose to convert the flex room into bedroom five with a third bath. The main bathroom that services the rest of the home is perfectly positioned, and there is a utility room, and you can choose to add a third garage to extend the parking and storage space. There is a covered patio off the family room to allow for indoor-outdoor living, plus there is an option to extend this out further and add another patio off the flex room to take this plan to its full potential.

Key facts

• 3 garage spots
• Listed 865 days

🏗️ New construction. The $665,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $773,440.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $666k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $629k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $550k (17.4% below list).
• Recommended offer: $550k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 1.8% 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.
• Market conditions: 202 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 $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 866 days — a 12% lower offer ($586k) is reasonable based on typical stale-listing flexibility.

Recommended offer $550,000 (17.4% 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 866 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.71% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.54%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $773,440
• List price: $665,990
• Delta: -13.89%
• 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
160 Waterview Dr	0.29mi	4/2.5	2,862 (0%)	2mo	$684,999	$239	85
335 Waterview Dr	0.08mi	4/3.0	3,014 (+5%)	2mo	$800,199	$265	84
300 Waterview Dr	0.19mi	4/3.0	2,784 (-3%)	1mo	$700,000	$251	84
105 Meadow Ln	0.23mi	4/2.5	2,798 (-2%)	12mo	$727,888	$260	75
150 Waterview Dr	0.29mi	4/3.0	3,021 (+6%)	2mo	$774,789	$256	73
145 Knoll Trl	0.22mi	3/2.5 (-1)	2,623 (-8%)	3mo	$674,999	$257	69
154 Whispering Winds Dr	0.33mi	4/2.0	2,559 (-11%)	0mo	$395,000	$154	65
170 Waterview Dr	0.37mi	4/3.0	3,009 (+5%)	11mo	$749,888	$249	63
115 Knoll Trl	0.41mi	4/3.5	3,132 (+9%)	3mo	$849,900	$271	59
686 Cypress Point Dr	0.67mi	3/2.5 (-1)	2,767 (-3%)	1mo	$729,000	$263	57
1264 Mackey Rd	0.68mi	5/3.0 (+1)	3,009 (+5%)	3mo	$2,475,000	$823	50
139 Parkside Ct	0.56mi	4/3.0	3,275 (+14%)	4mo	$900,000	$275	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: 20.4%
• Equity multiple: 2.65×
• Total profit: $357,624
• Equity at exit: $696,776

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $1,103,398
• Equity at exit: $1,502,624

Cash invested: $216,563 (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: 202
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $5,500 medium
• Mortgage (P&I): −$4,056
• Tax est. 1.5%: −$967 /mo · $11,602/yr
• Insurance: −$322
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,155
• Net cashflow: $-1,000

Break-even live

Break-even rent $6,766

Max offer price $628,728

Occupancy floor —

Sensitivity live

Price	-10% $-466	-5% $-733	+0% $-1,000	+5% $-1,267	+10% $-1,535
Rent	-10% $-1,435	-5% $-1,217	+0% $-1,000	+5% $-783	+10% $-566
Rate	-1.0pp $-611	-0.5pp $-803	base $-1,000	+0.5pp $-1,200	+1.0pp $-1,404

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: $193,360
• Closing costs: $23,203
• 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	$5,500	$1.98	0d	1	0.19mi

Listing history 15 events

1. 2026-06-21
   days on market $665,990 Active 866 DOM
2. 2026-06-18
   days on market $665,990 Active 863 DOM
3. 2026-06-17
   days on market $665,990 Active 862 DOM
4. 2026-06-16
   days on market $665,990 Active 861 DOM
5. 2026-06-15
   days on market $665,990 Active 860 DOM
6. 2026-06-13
   days on market $665,990 Active 858 DOM
7. 2026-06-09
   days on market $665,990 Active 854 DOM
8. 2026-06-08
   days on market $665,990 Active 853 DOM
9. 2026-06-07
   days on market $665,990 Active 852 DOM
10. 2026-06-04
    days on market $665,990 Active 849 DOM
11. 2026-06-03
    days on market $665,990 Active 848 DOM
12. 2026-06-02
    days on market $665,990 Active 847 DOM
13. 2026-06-01
    days on market $665,990 Active 846 DOM
14. 2026-05-31
    days on market $665,990 Active 845 DOM
15. 2024-02-06
    listed $665,990 Active 1333-char remark

    Show marketing remark (1333 chars)

    This grand and stylish concept offers comfort and luxury with spacious floor plan options that can accommodate almost any fit for you to craft the perfect dream home. Once you step inside to discover your new abode, you'll feel right at home. Stepping through the grand and elegant foyer, you'll come to the spacious family room, where a cozy fireplace keeps you warm in the cooler months if you choose to add one. This space flows effortlessly to the impressive chef's kitchen with a nook space and then onto your private dining room. The master bedroom is a luxurious haven to retreat to, where you'll find a walk-in closet and a master bathroom with an optional luxury bath. There are three additional bedrooms in this floor plan, two with a walk-in closet and one with a built-in robe. Choose to convert bedroom four into a study, or for additional bedrooms, choose to convert the flex room into bedroom five with a third bath. The main bathroom that services the rest of the home is perfectly positioned, and there is a utility room, and you can choose to add a third garage to extend the parking and storage space. There is a covered patio off the family room to allow for indoor-outdoor living, plus there is an option to extend this out further and add another patio off the flex room to take this plan to its full potential.

ⓘ 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: $66,000
• − Mortgage interest: −$43,325
• − Property taxes: −$11,602
• − Insurance: −$3,867
• − Repairs & maintenance: −$5,280
• − Management: −$5,280
• − Depreciation: −$22,500
• Taxable loss: −$25,854
• Est. tax savings @ 24.0%: +$6,205
• After-tax cash flow: $-5,796/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 · 4 photos

Good 75/100 Cosmetic rehab

This single-family home in Gunter, TX, is in good condition with a good exterior and well-maintained landscaping. It has a good foundation and structure, and the roof and windows appear to be in good condition. The home is ready for a fresh coat of paint to enhance its curb appeal and improve its resale value.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers.
• Rental Replace or clean gutters — Clean gutters improve water drainage and prevent water damage, which is important for maintaining a good rental property condition.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Replace or clean gutters — Clean gutters improve water drainage and prevent water damage, which is important for maintaining a good rental property condition. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2024-02-06 Listed $665,990 Zillow