1700 Manor Gdn · Greenville, TX 75401

$194,000

4 bd · 2.0 ba · 1,233 sqft · SingleFamily public records · 77 Days on market

Built 1983 8,451 sqft lot Est $195k · at est.

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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).

• Cash flow +14.6/30.0
• ARV discount +7.7/15.0
• DSCR +4.5/10.0
• 1% rule +3.9/10.0
• 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

Find your new home and make memories in this beautifully renovated property, perfect for a family! Private entrance, spacious parking, and a modern kitchen with updated cabinets and countertops. This move-in-ready home is complete with brand new appliances!

Key facts

• Brand new appliances
• Updated cabinets
• Private entrance

Tags

• PRIVATE ENTRANCE
• SPACIOUS PARKING
• MODERN KITCHEN
• UPDATED CABINETS
• UPDATED COUNTERTOPS
• BRAND NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $48 ($571/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 $173k (11.1% below list).
• Recommended offer: $173k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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, 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.
• Zoned schools: Carver El (math 18% / reading 15%, grade F, #3,946 of 4,322 statewide, top 92%, 524 students, 93% FRL); Greenville Middle (math 17% / reading 28%, grade F, #1,341 of 1,662 statewide, top 82%, 727 students, 76% FRL); Greenville H S (math 17% / reading 37%, grade F, #1,204 of 1,632 statewide, top 75%, 1,480 students, 66% FRL) — zoned schools average 78% FRL vs 55% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 395 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 35% 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 $6k 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 77 days — a 6% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $172,515 (11.1% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.89% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $194,814
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 Manor Gdn	0.00mi	4/2.0	1,233 (0%)	0mo	$194,000	$157	100
1505 Reed St	0.05mi	3/2.0 (-1)	1,269 (+3%)	6mo	$189,000	$149	83
1702 Manor Gdn	0.01mi	3/2.0 (-1)	1,264 (+2%)	9mo	$159,000	$126	82
1305 Reed St	0.09mi	3/2.0 (-1)	1,316 (+7%)	1mo	$259,900	$197	79
1203 Reed St	0.14mi	3/2.0 (-1)	1,175 (-5%)	7mo	$249,900	$213	75
4805 Fillmore Dr	0.18mi	3/2.0 (-1)	1,175 (-5%)	5mo	$249,900	$213	75
4705 Fillmore Dr	0.21mi	3/2.0 (-1)	1,316 (+7%)	1mo	$259,900	$197	73
4809 Fillmore Dr	0.17mi	3/2.0 (-1)	1,316 (+7%)	4mo	$259,900	$197	73
2004 Morgan St	0.38mi	3/2.0 (-1)	1,215 (-2%)	9mo	$170,000	$140	68
4810 Bourland St	0.22mi	3/1.5 (-1)	1,344 (+9%)	2mo	$149,000	$111	66
4909 Henry St	0.38mi	3/2.0 (-1)	1,299 (+5%)	8mo	$205,000	$158	62
2008 Morgan St	0.40mi	3/2.0 (-1)	1,404 (+14%)	8mo	$199,500	$142	46

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: -17.3%
• Equity multiple: 0.40×
• Total profit: $-32,431
• Equity at exit: $28,926

10-year hold

• IRR: -14.4%
• Equity multiple: 0.26×
• Total profit: $-40,084
• Equity at exit: $16,774

Cash invested: $54,320 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$1,017
• Tax from tax record: −$217 /mo · $2,605/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $48

Break-even live

Break-even rent $1,665

Max offer price $194,000

Occupancy floor 92%

Sensitivity live

Price	-10% $157	-5% $102	+0% $48	+5% $-7	+10% $-62
Rent	-10% $-89	-5% $-21	+0% $48	+5% $116	+10% $184
Rate	-1.0pp $145	-0.5pp $97	base $48	+0.5pp $-3	+1.0pp $-54

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4909 Delano St Greenville, TX	3.0–4.0	2.0–2.5	1614	$2,225	$1.38	0d	1	0.03mi
1712 Manor Garden Curv Greenville, TX	3.0	2.0	1108	$1,425	$1.29	45d	1	0.10mi
1716 Manor Garden Curv Unit 75401 Greenville, TX	3.0	2.0	1108	$1,525	$1.38	26d	1	0.12mi
1902 Oliver St Greenville, TX	3.0	2.0	1380	$1,700	$1.23	4d	1	0.16mi
1906 Oliver St Greenville, TX	3.0	2.0	1380	$1,650	$1.20	4d	1	0.18mi
2006 Morgan St Greenville, TX	3.0	2.0	1215	$1,450	$1.19	45d	1	0.37mi
4709 Henry St Greenville, TX	3.0	2.0	1299	$1,550	$1.19	9d	1	0.42mi
1711 Langford St Greenville, TX	3.0	1.5	1274	$1,495	$1.17	24d	1	0.53mi
1711 Langford St Greenville, TX	3.0	1.5	1274	$1,495	$1.17	26d	1	0.53mi
2225 College St Greenville, TX	3.0	2.0	1439	$1,800	$1.25	26d	1	0.59mi
4506 Pickett St Greenville, TX	3.0	2.0	1024	$1,395	$1.36	20d	1	0.65mi
2209 Wellington St Greenville, TX	3.0	2.0	1372	$1,499	$1.09	0d	1	0.66mi
2406 Beecha St Greenville, TX	3.0	2.0	1263	$1,575	$1.25	45d	1	0.71mi
3840 McDougal St Greenville, TX	3.0	2.0	1458	$2,000	$1.37	9d	1	0.75mi
5904 Lee St Greenville, TX	3.0	1.0	1224	$1,500	$1.23	45d	1	0.80mi
3603 McDougal St Greenville, TX	5.0	2.0	1472	$1,850	$1.26	45d	1	0.89mi
3604 Bourland St Greenville, TX	3.0	2.0	1028	$1,360	$1.32	45d	1	0.90mi
2811 Walnut St Greenville, TX	3.0	2.0	1368	$1,595	$1.17	45d	1	0.95mi
3605 Eutopia St Greenville, TX	3.0	1.0	1156	$1,450	$1.25	45d	1	0.96mi
804 County Road 1058 Greenville, TX	3.0	2.0	1200	$1,750	$1.46	0d	1	0.99mi
3307 Polk St Unit A Greenville, TX	3.0	2.0	1288	$1,550	$1.20	19d	1	1.01mi
3305 Stevens St Greenville, TX	3.0	2.0	1069	$1,475	$1.38	45d	1	1.01mi
3305 Stevens St Unit B Greenville, TX	3.0	2.0	1069	$1,350	$1.26	45d	1	1.01mi
3305 Stevens St Unit A Greenville, TX	3.0	2.0	1069	$1,300	$1.22	45d	1	1.01mi
2907 Texas St Greenville, TX	3.0	2.0	1028	$1,314	$1.28	45d	1	1.05mi
3333 Dalton St Greenville, TX	3.0	2.0	1493	$1,635	$1.10	26d	1	1.07mi
3333 Dalton St Greenville, TX	3.0	2.0	1493	$1,635	$1.10	7d	1	1.07mi
3333 Dalton St Greenville, TX	3.0	2.0	1493	$1,635	$1.10	9d	1	1.07mi
3509 Pickett St Greenville, TX	3.0	2.0	1090	$1,550	$1.42	0d	1	1.09mi
4405 Oneal St Unit 4 Greenville, TX	3.0	2.0	1005	$1,275	$1.27	45d	1	1.10mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,600	$1.21	45d	1	1.11mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,575	$1.19	0d	1	1.11mi
902 Clark St Greenville, TX	3.0	2.0	1200	$1,900	$1.58	45d	1	1.15mi
3113 Bourland St Greenville, TX	3.0	2.0	1200	$1,650	$1.38	0d	1	1.15mi
1707 Wright St Greenville, TX	3.0	2.0	1400	$1,725	$1.23	7d	1	1.18mi
3303 Texas St Greenville, TX	3.0	1.0	1260	$1,450	$1.15	4d	1	1.18mi
1901 Wright St Greenville, TX	3.0	2.0	1260	$1,550	$1.23	0d	1	1.19mi
2113 Wright St Unit A Greenville, TX	3.0	2.5	1436	$1,800	$1.25	45d	1	1.21mi
3020 Henry St Unit A Greenville, TX	3.0	2.0	1100	$2,800	$2.55	45d	1	1.21mi
3020 Henry St Unit B Greenville, TX	3.0	2.0	1100	$2,850	$2.59	45d	1	1.21mi

Listing history 7 events

1. 2026-04-02
   status Pending
2. 2026-03-24
   historical Active Option Contract
3. 2026-03-22
   price $194,000
4. 2026-01-15
   listed $189,000 Active
5. 2023-03-15
   soldstatus
6. 2019-04-29
   soldstatus
7. 1991-02-08
   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: $2,605 · $217/mo
• Projected year-2 tax: $3,550 · $296/mo
• Expected delta: +$945/yr (+$79/mo · 36.3%)

ⓘ 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 6/10 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: $20,702
• − Mortgage interest: −$10,867
• − Property taxes: −$2,605
• − Insurance: −$970
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$5,644
• Taxable loss: −$2,696
• Est. tax savings @ 24.0%: +$647
• After-tax cash flow: $1,218/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

+2.6% since first listed

7 events — show timeline

• 2026-04-02 Pending — NTREIS
• 2026-03-24 Contingent — NTREIS
• 2026-03-22 Price Changed $194,000 NTREIS
• 2026-01-15 Listed $189,000 NTREIS
• 2023-03-15 Sold (Public Records) — Public Records
• 2019-04-29 Sold (Public Records) — Public Records
• 1991-02-08 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,605 · +5.1% YoY. Source: county tax records.