3901 Oneal St · Greenville, TX 75401

$168,000

4 bd · 2.0 ba · 1,607 sqft · SingleFamily public records · 98 Days on market

Built 1968 7,275 sqft lot $105/sqft · 22% below area Est $214k · 22% 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
• Cash flow +14.4/30.0
• 1% rule +5.0/10.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• 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

Slow down to a more quiet pace of life where you and your family can thrive in this 4 bedroom, 2 bathroom home situated on a corner lot! Located less than 5 minutes from Hwy 380, shopping, parks, schools and the local hospital. This adorable home on a corner lot is perfect for a starter home or investor! Featuring upgraded flooring, newer kitchen with granite countertops, stainless steel appliances, washer, dryer and refrigerator! Each bedroom is larger in size and boasts plenty of natural sunlight! Each bedroom has plenty of closet space so no fussing over storage! Bathrooms have been upgraded with rainfall showers, vanities, fans, toilets and more. The large, lush backyard brings lots of shade and is big enough for a pool!

Key facts

• Newer kitchen
• Upgraded flooring
• Granite countertops

Tags

• CORNER LOT
• UPGRADED FLOORING
• NEWER KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PLENTY OF NATURAL SUNLIGHT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $35 ($420/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (0.4% below list).
• Recommended offer: $153k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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, schools 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.
• Market conditions: Rents flat; 395 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 34% 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 $5k 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 98 days — a 9% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $16k (9%) 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; 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 $152,880 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 8.4

CMA / ARV

• ARV (median comp): $214,249
• List price: $168,000
• Delta: -21.59%
• 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
3901 Oneal St	0.00mi	4/2.0	1,607 (0%)	1mo	$168,000	$105	99
4002 Templeton St	0.18mi	4/2.0	1,661 (+3%)	6mo	$169,900	$102	82
4106 Caddo St	0.14mi	3/2.0 (-1)	1,504 (-6%)	1mo	$332,880	$221	77
3420 Caddo St	0.34mi	3/2.0 (-1)	1,574 (-2%)	4mo	$165,000	$105	72
3817 Spencer St	0.34mi	3/2.0 (-1)	1,521 (-5%)	0mo	$199,900	$131	70
3717 Lee St	0.55mi	4/2.0	1,553 (-3%)	2mo	$231,500	$149	67
3502 Stanford St	0.52mi	3/2.0 (-1)	1,541 (-4%)	3mo	$245,000	$159	61
4217 King St	0.65mi	5/1.5 (+1)	1,671 (+4%)	1mo	$174,400	$104	55
4501 Washington St	0.59mi	4/2.5	1,771 (+10%)	1mo	$268,888	$152	52
3525 Lee St	0.59mi	3/2.0 (-1)	1,750 (+9%)	1mo	$234,999	$134	52
2517 Utilis St	0.66mi	3/2.0 (-1)	1,471 (-8%)	0mo	$180,000	$122	50
2824 Williams St	0.50mi	3/2.0 (-1)	1,429 (-11%)	6mo	$242,000	$169	49

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: -17.8%
• Equity multiple: 0.39×
• Total profit: $-28,807
• Equity at exit: $25,049

10-year hold

• IRR: -15.9%
• Equity multiple: 0.21×
• Total profit: $-37,114
• Equity at exit: $14,526

Cash invested: $47,040 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$881
• Tax from tax record: −$336 /mo · $4,035/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $35

Break-even live

Break-even rent $1,629

Max offer price $168,000

Occupancy floor 93%

Sensitivity live

Price	-10% $130	-5% $83	+0% $35	+5% $-13	+10% $-60
Rent	-10% $-97	-5% $-31	+0% $35	+5% $101	+10% $167
Rate	-1.0pp $120	-0.5pp $78	base $35	+0.5pp $-9	+1.0pp $-53

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3912 Oneal St Greenville, TX	3.0	2.5	1592	$1,750	$1.10	45d	1	0.03mi
3303 Texas St Greenville, TX	3.0	1.0	1260	$1,450	$1.15	4d	1	0.15mi
142 Canales Cir Greenville, TX	3.0	2.0	1532	$1,695	$1.11	45d	1	0.34mi
2902 Walnut St Greenville, TX	4.0	3.0	2189	$2,050	$0.94	25d	1	0.35mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,600	$1.21	45d	1	0.37mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,575	$1.19	0d	1	0.37mi
3912 Briscoe St Greenville, TX	3.0	1.0	1084	$1,300	$1.20	45d	1	0.38mi
3412 Marshall St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	3d	1	0.38mi
2811 Walnut St Greenville, TX	3.0	2.0	1368	$1,595	$1.17	45d	1	0.38mi
3412 Marshall St Unit A Greenville, TX	3.0	2.0	1068	$1,250	$1.17	25d	1	0.38mi
3118 Hemphill St Greenville, TX	3.0	2.0	1125	$1,600	$1.42	45d	1	0.47mi
3509 Pickett St Greenville, TX	3.0	2.0	1090	$1,550	$1.42	0d	1	0.51mi
3214 King St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	12d	1	0.58mi
2406 Beecha St Greenville, TX	3.0	2.0	1263	$1,575	$1.25	45d	1	0.62mi
3605 Eutopia St Greenville, TX	3.0	1.0	1156	$1,450	$1.25	45d	1	0.65mi
2209 Wellington St Greenville, TX	3.0	2.0	1372	$1,499	$1.09	0d	1	0.66mi
2225 College St Greenville, TX	4.0	2.5	1832	$2,000	$1.09	45d	1	0.66mi
2225 College St Greenville, TX	3.0	2.0	1439	$1,800	$1.25	25d	1	0.66mi
3819 Henry St Greenville, TX	3.0	2.0	1590	$1,295	$0.81	14d	1	0.67mi
2210 Langford St Greenville, TX	4.0	2.0	1510	$1,595	$1.06	45d	1	0.68mi
3002 Stanford St Unit B Greenville, TX	3.0	2.0	1500	$1,400	$0.93	0d	1	0.70mi
2704 Jones St Greenville, TX	3.0	2.0	1273	$1,550	$1.22	3d	1	0.73mi
3110 Saint John St Unit B Greenville, TX	3.0	2.0	1273	$1,450	$1.14	45d	1	0.78mi
3110 Saint John St Greenville, TX	3.0	2.0	1273	$1,500	$1.18	45d	1	0.78mi
3110 Saint John St Unit A Greenville, TX	3.0	2.0	1273	$1,425	$1.12	45d	1	0.78mi
3110 Saint John St Unit A Greenville, TX	3.0	2.0	1273	$1,500	$1.18	45d	1	0.78mi
3110 Saint John St Unit B Greenville, TX	3.0	2.0	1273	$1,400	$1.10	25d	1	0.78mi
4709 Henry St Greenville, TX	3.0	2.0	1299	$1,550	$1.19	8d	1	0.80mi
2006 Morgan St Greenville, TX	3.0	2.0	1215	$1,450	$1.19	45d	1	0.86mi
3020 Henry St Unit A Greenville, TX	3.0	2.0	1100	$2,800	$2.55	45d	1	0.87mi
3020 Henry St Unit B Greenville, TX	3.0	2.0	1100	$2,850	$2.59	45d	1	0.87mi
4811 Henry St Greenville, TX	3.0	2.0	1565	$1,800	$1.15	20d	1	0.87mi
2113 Wright St Unit A Greenville, TX	3.0	2.5	1436	$1,800	$1.25	45d	1	0.89mi
4214 Johnson St Greenville, TX	3.0	1.0	1096	$1,250	$1.14	25d	1	0.89mi
3305 Stevens St Greenville, TX	3.0	2.0	1069	$1,475	$1.38	45d	1	0.90mi
3305 Stevens St Unit B Greenville, TX	3.0	2.0	1069	$1,350	$1.26	45d	1	0.90mi
3305 Stevens St Unit A Greenville, TX	3.0	2.0	1069	$1,300	$1.22	45d	1	0.90mi
1711 Langford St Greenville, TX	3.0	1.5	1274	$1,495	$1.17	25d	1	0.90mi
1711 Langford St Greenville, TX	3.0	1.5	1274	$1,495	$1.17	23d	1	0.90mi
4504 Stonewall St Greenville, TX	4.0	3.0	2212	$1,500	$0.68	45d	1	0.91mi

Listing history 26 events

1. 2026-05-06
   historical Active Option Contract 734-char remark

   Show marketing remark (734 chars)

   Slow down to a more quiet pace of life where you and your family can thrive in this 4 bedroom, 2 bathroom home situated on a corner lot! Located less than 5 minutes from Hwy 380, shopping, parks, schools and the local hospital. This adorable home on a corner lot is perfect for a starter home or investor! Featuring upgraded flooring, newer kitchen with granite countertops, stainless steel appliances, washer, dryer and refrigerator! Each bedroom is larger in size and boasts plenty of natural sunlight! Each bedroom has plenty of closet space so no fussing over storage! Bathrooms have been upgraded with rainfall showers, vanities, fans, toilets and more. The large, lush backyard brings lots of shade and is big enough for a pool!

2. 2026-03-28
   price $168,000 734-char remark

   Show marketing remark (734 chars)

   Slow down to a more quiet pace of life where you and your family can thrive in this 4 bedroom, 2 bathroom home situated on a corner lot! Located less than 5 minutes from Hwy 380, shopping, parks, schools and the local hospital. This adorable home on a corner lot is perfect for a starter home or investor! Featuring upgraded flooring, newer kitchen with granite countertops, stainless steel appliances, washer, dryer and refrigerator! Each bedroom is larger in size and boasts plenty of natural sunlight! Each bedroom has plenty of closet space so no fussing over storage! Bathrooms have been upgraded with rainfall showers, vanities, fans, toilets and more. The large, lush backyard brings lots of shade and is big enough for a pool!

3. 2026-03-07
   price $173,000 734-char remark

   Show marketing remark (734 chars)

   Slow down to a more quiet pace of life where you and your family can thrive in this 4 bedroom, 2 bathroom home situated on a corner lot! Located less than 5 minutes from Hwy 380, shopping, parks, schools and the local hospital. This adorable home on a corner lot is perfect for a starter home or investor! Featuring upgraded flooring, newer kitchen with granite countertops, stainless steel appliances, washer, dryer and refrigerator! Each bedroom is larger in size and boasts plenty of natural sunlight! Each bedroom has plenty of closet space so no fussing over storage! Bathrooms have been upgraded with rainfall showers, vanities, fans, toilets and more. The large, lush backyard brings lots of shade and is big enough for a pool!

4. 2026-02-11
   listed $184,000 Active 734-char remark

   Show marketing remark (734 chars)

   Slow down to a more quiet pace of life where you and your family can thrive in this 4 bedroom, 2 bathroom home situated on a corner lot! Located less than 5 minutes from Hwy 380, shopping, parks, schools and the local hospital. This adorable home on a corner lot is perfect for a starter home or investor! Featuring upgraded flooring, newer kitchen with granite countertops, stainless steel appliances, washer, dryer and refrigerator! Each bedroom is larger in size and boasts plenty of natural sunlight! Each bedroom has plenty of closet space so no fussing over storage! Bathrooms have been upgraded with rainfall showers, vanities, fans, toilets and more. The large, lush backyard brings lots of shade and is big enough for a pool!

5. 2025-11-28
   price $184,000
6. 2025-10-24
   price $189,000
7. 2025-09-27
   price $199,000
8. 2025-08-30
   price $205,000
9. 2025-07-28
   listed $210,000 Active
10. 2021-08-24
    soldstatus
11. 2021-08-24
    soldstatus
12. 2021-08-20
    soldstatus Sold
13. 2021-08-03
    status Pending
14. 2021-07-24
    historical Active Option Contract
15. 2021-07-06
    listed $165,000 Active
16. 2021-03-05
    soldstatus
17. 2020-06-01
    historical
18. 2020-02-28
    listed $72,500 Active
19. 2011-06-15
    soldstatus Closed
20. 2011-04-30
    status Pending
21. 2011-01-19
    price $24,900
22. 2010-11-04
    price $27,900
23. 2010-03-19
    listed $34,900 Active
24. 2009-05-29
    soldstatus
25. 2009-05-12
    historical
26. 2008-09-04
    listed $32,500

ⓘ 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: $4,035 · $336/mo
• Projected year-2 tax: $4,035 · $336/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 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: $20,085
• − Mortgage interest: −$9,411
• − Property taxes: −$4,035
• − Insurance: −$840
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$4,887
• Taxable loss: −$2,302
• Est. tax savings @ 24.0%: +$552
• After-tax cash flow: $972/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

+416.9% since first listed

26 events — show timeline

• 2026-05-06 Contingent — NTREIS
• 2026-03-28 Price Changed $168,000 NTREIS
• 2026-03-07 Price Changed $173,000 NTREIS
• 2026-02-11 Listed $184,000 NTREIS
• 2025-11-28 Price Changed $184,000 NTREIS
• 2025-10-24 Price Changed $189,000 NTREIS
• 2025-09-27 Price Changed $199,000 NTREIS
• 2025-08-30 Price Changed $205,000 NTREIS
• 2025-07-28 Listed $210,000 NTREIS
• 2021-08-24 Sold (Public Records) — Public Records
• 2021-08-24 Sold (Public Records) — Public Records
• 2021-08-20 Sold (MLS) — NTREIS
• 2021-08-03 Pending — NTREIS
• 2021-07-24 Contingent — NTREIS
• 2021-07-06 Listed $165,000 NTREIS
• 2021-03-05 Sold (Public Records) — Public Records
• 2020-06-01 Listing Removed — NTREIS
• 2020-02-28 Listed $72,500 NTREIS
• 2011-06-15 Sold (MLS) — NTREIS
• 2011-04-30 Pending — NTREIS
• 2011-01-19 Price Changed $24,900 NTREIS
• 2010-11-04 Price Changed $27,900 NTREIS
• 2010-03-19 Listed $34,900 NTREIS
• 2009-05-29 Sold (MLS) — NTREIS
• 2009-05-12 Listing Removed — NTREIS
• 2008-09-04 Listed $32,500 NTREIS

Property tax history

+9.2%/yr

Latest (2025): $4,035 · -2.2% YoY. Source: county tax records.