897 Cypress Point Dr · Gunter, TX 75058

$620,000

3 bd · 2.0 ba · 2,158 sqft · SingleFamily public records · 61 Days on market

Built 1999 1.00 ac lot $287/sqft · 9% below area Est $678k · 9% under $38/mo HOA · 1% of rent

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Why this score? — see what drove the B 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 +22.9/30.0
• ARV discount +11.4/15.0
• Appreciation +10.0/10.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover a peaceful retreat in the heart of Gunter, where wide-open spaces and rolling countryside create the perfect setting for relaxed living. Located in the growing Hidden Lakes community, this beautifully updated 3-bedroom, 2-bath home with a dedicated study sits on a serene one-acre corner lot, offering both privacy and charm. Thoughtfully designed with a balance of functionality and style, the home features rich hardwood flooring and a fully renovated kitchen showcasing modern finishes and updated design. The bathrooms have been tastefully remodeled, including a stunning primary suite with a freestanding tub, separate shower, and refined cabinetry. Additional enhancements include custom built-ins in the living area, new windows, fresh interior paint, and a newly installed irrigation system. Step outside to your own private outdoor oasis. The expansive backyard, dotted with mature trees and enclosed by elegant wrought-iron fencing, offers endless possibilities. A spacious cedar-covered patio provides the ideal foundation for an outdoor kitchen and is perfectly suited for both quiet evenings and entertaining guests. Enjoy the best of country living with the convenience of a growing community—this exceptional property combines modern updates, generous space, and timeless appeal.

Key facts

• Updated design
• Modern finishes
• One-acre corner lot

Tags

• ONE-ACRE CORNER LOT
• RICH HARDWOOD FLOORING
• FULLY RENOVATED KITCHEN
• MODERN FINISHES
• UPDATED DESIGN
• TASTEFULLY REMODELED BATHROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $620k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $620k).
• Recommended offer: $583k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 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 $66k of equity ($4k loan paydown + $62k appreciation (10.0% local appreciation)).
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $174k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$107k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($583k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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: major wind risk, 27% 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 $582,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.10% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $678,376
• List price: $620,000
• Delta: -8.61%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1389 Mcconnell Rd	0.59mi	3/3.0	2,243 (+4%)	16mo	$1,150,000	$513	49
343 Forest Meadow Dr	0.62mi	4/2.5 (+1)	2,382 (+10%)	19mo	$525,000	$220	31

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: 29.8%
• Equity multiple: 3.34×
• Total profit: $407,021
• Equity at exit: $558,545

10-year hold

• IRR: 25.8%
• Equity multiple: 7.59×
• Total profit: $1,144,356
• Equity at exit: $1,204,524

Cash invested: $173,600 (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: 7.6×

Monthly cashflow live

• Estimated rent: $6,800 medium
• Mortgage (P&I): −$3,251
• Tax from tax record: −$737 /mo · $8,844/yr
• Insurance: −$258
• HOA: −$38
• Vacancy / Maint / Mgmt: −$1,428
• Net cashflow: $1,087

Break-even live

Break-even rent $5,424

Max offer price $620,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,438	-5% $1,263	+0% $1,087	+5% $912	+10% $736
Rent	-10% $550	-5% $819	+0% $1,087	+5% $1,356	+10% $1,624
Rate	-1.0pp $1,400	-0.5pp $1,245	base $1,087	+0.5pp $927	+1.0pp $763

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: $155,000
• Closing costs: $18,600
• 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	16d	1	0.94mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 29 events

1. 2026-06-18
   days on market $620,000 Active 61 DOM
2. 2026-06-17
   days on market $620,000 Active 60 DOM
3. 2026-06-16
   days on market $620,000 Active 59 DOM
4. 2026-06-15
   days on market $620,000 Active 58 DOM
5. 2026-06-13
   days on market $620,000 Active 56 DOM
6. 2026-06-09
   days on market $620,000 Active 52 DOM
7. 2026-06-08
   days on market $620,000 Active 51 DOM
8. 2026-06-07
   days on market $620,000 Active 50 DOM
9. 2026-06-04
   days on market $620,000 Active 47 DOM
10. 2026-06-03
    days on market $620,000 Active 46 DOM
11. 2026-06-02
    days on market $620,000 Active 45 DOM
12. 2026-06-01
    days on market $620,000 Active 44 DOM
13. 2026-05-31
    days on market $620,000 Active 43 DOM
14. 2026-04-18
    listed $620,000 Active 1309-char remark

    Show marketing remark (1309 chars)

    Discover a peaceful retreat in the heart of Gunter, where wide-open spaces and rolling countryside create the perfect setting for relaxed living. Located in the growing Hidden Lakes community, this beautifully updated 3-bedroom, 2-bath home with a dedicated study sits on a serene one-acre corner lot, offering both privacy and charm. Thoughtfully designed with a balance of functionality and style, the home features rich hardwood flooring and a fully renovated kitchen showcasing modern finishes and updated design. The bathrooms have been tastefully remodeled, including a stunning primary suite with a freestanding tub, separate shower, and refined cabinetry. Additional enhancements include custom built-ins in the living area, new windows, fresh interior paint, and a newly installed irrigation system. Step outside to your own private outdoor oasis. The expansive backyard, dotted with mature trees and enclosed by elegant wrought-iron fencing, offers endless possibilities. A spacious cedar-covered patio provides the ideal foundation for an outdoor kitchen and is perfectly suited for both quiet evenings and entertaining guests. Enjoy the best of country living with the convenience of a growing community—this exceptional property combines modern updates, generous space, and timeless appeal.

15. 2024-05-31
    soldstatus Closed 746-char remark

    Show marketing remark (746 chars)

    Tranquil Retreat in Gunter, TX: Hidden Lakes is a growing neighborhood amid the rolling hills and farmland of Gunter, Texas, in Southern Grayson County. Delight in the tranquility of this 3-bedroom, 2-bath with study nestled on a serene, corner one-acre lot. This home marries functionality with sophistication, boasting a freshly updated kitchen and sleek, modern baths. The hardwood floors echo the home's timeless allure. Outside, enjoy the huge backyard with some trees and the wrought-iron fencing ensconcing the property. A vast cedar-covered patio is ready for the perfect outdoor kitchen and offers a private oasis for relaxation or entertainment. Experience country in the growing Gunter, TX - this well-appointed gem awaits your visit.

16. 2024-04-26
    status Pending 746-char remark

    Show marketing remark (746 chars)

    Tranquil Retreat in Gunter, TX: Hidden Lakes is a growing neighborhood amid the rolling hills and farmland of Gunter, Texas, in Southern Grayson County. Delight in the tranquility of this 3-bedroom, 2-bath with study nestled on a serene, corner one-acre lot. This home marries functionality with sophistication, boasting a freshly updated kitchen and sleek, modern baths. The hardwood floors echo the home's timeless allure. Outside, enjoy the huge backyard with some trees and the wrought-iron fencing ensconcing the property. A vast cedar-covered patio is ready for the perfect outdoor kitchen and offers a private oasis for relaxation or entertainment. Experience country in the growing Gunter, TX - this well-appointed gem awaits your visit.

17. 2024-04-21
    historical Active Option Contract 746-char remark

    Show marketing remark (746 chars)

    Tranquil Retreat in Gunter, TX: Hidden Lakes is a growing neighborhood amid the rolling hills and farmland of Gunter, Texas, in Southern Grayson County. Delight in the tranquility of this 3-bedroom, 2-bath with study nestled on a serene, corner one-acre lot. This home marries functionality with sophistication, boasting a freshly updated kitchen and sleek, modern baths. The hardwood floors echo the home's timeless allure. Outside, enjoy the huge backyard with some trees and the wrought-iron fencing ensconcing the property. A vast cedar-covered patio is ready for the perfect outdoor kitchen and offers a private oasis for relaxation or entertainment. Experience country in the growing Gunter, TX - this well-appointed gem awaits your visit.

18. 2024-04-20
    status Active 746-char remark

    Show marketing remark (746 chars)

    Tranquil Retreat in Gunter, TX: Hidden Lakes is a growing neighborhood amid the rolling hills and farmland of Gunter, Texas, in Southern Grayson County. Delight in the tranquility of this 3-bedroom, 2-bath with study nestled on a serene, corner one-acre lot. This home marries functionality with sophistication, boasting a freshly updated kitchen and sleek, modern baths. The hardwood floors echo the home's timeless allure. Outside, enjoy the huge backyard with some trees and the wrought-iron fencing ensconcing the property. A vast cedar-covered patio is ready for the perfect outdoor kitchen and offers a private oasis for relaxation or entertainment. Experience country in the growing Gunter, TX - this well-appointed gem awaits your visit.

19. 2024-04-16
    historical Active Option Contract 746-char remark

    Show marketing remark (746 chars)

    Tranquil Retreat in Gunter, TX: Hidden Lakes is a growing neighborhood amid the rolling hills and farmland of Gunter, Texas, in Southern Grayson County. Delight in the tranquility of this 3-bedroom, 2-bath with study nestled on a serene, corner one-acre lot. This home marries functionality with sophistication, boasting a freshly updated kitchen and sleek, modern baths. The hardwood floors echo the home's timeless allure. Outside, enjoy the huge backyard with some trees and the wrought-iron fencing ensconcing the property. A vast cedar-covered patio is ready for the perfect outdoor kitchen and offers a private oasis for relaxation or entertainment. Experience country in the growing Gunter, TX - this well-appointed gem awaits your visit.

20. 2024-04-05
    listed $590,000 Active 746-char remark

    Show marketing remark (746 chars)

    Tranquil Retreat in Gunter, TX: Hidden Lakes is a growing neighborhood amid the rolling hills and farmland of Gunter, Texas, in Southern Grayson County. Delight in the tranquility of this 3-bedroom, 2-bath with study nestled on a serene, corner one-acre lot. This home marries functionality with sophistication, boasting a freshly updated kitchen and sleek, modern baths. The hardwood floors echo the home's timeless allure. Outside, enjoy the huge backyard with some trees and the wrought-iron fencing ensconcing the property. A vast cedar-covered patio is ready for the perfect outdoor kitchen and offers a private oasis for relaxation or entertainment. Experience country in the growing Gunter, TX - this well-appointed gem awaits your visit.

21. 2008-06-30
    soldstatus
22. 2008-06-23
    soldstatus
23. 2008-06-01
    historical
24. 2008-01-17
    listed $214,900
25. 2005-08-02
    soldstatus
26. 2005-07-29
    soldstatus
27. 2005-06-21
    historical
28. 2005-01-21
    listed $189,900
29. 1999-01-22
    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: $8,844 · $737/mo
• Projected year-2 tax: $11,346 · $946/mo
• Expected delta: +$2,502/yr (+$208/mo · 28.3%)

ⓘ 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 6/10 Major 27% 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: −$34,730
• − Property taxes: −$8,844
• − Insurance: −$3,100
• − Repairs & maintenance: −$6,528
• − Management: −$6,528
• − HOA: −$456
• − Depreciation: −$18,036
• Taxable income: $3,378
• Est. tax owed @ 24.0%: −$811
• After-tax cash flow: $12,237/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

• 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

+226.5% since first listed

16 events — show timeline

• 2026-04-18 Listed $620,000 NTREIS
• 2024-05-31 Sold (MLS) — NTREIS
• 2024-04-26 Pending — NTREIS
• 2024-04-21 Contingent — NTREIS
• 2024-04-20 Relisted — NTREIS
• 2024-04-16 Contingent — NTREIS
• 2024-04-05 Listed $590,000 NTREIS
• 2008-06-30 Sold (MLS) — NTREIS
• 2008-06-23 Sold (Public Records) — Public Records
• 2008-06-01 Listing Removed — NTREIS
• 2008-01-17 Listed $214,900 NTREIS
• 2005-08-02 Sold (Public Records) — Public Records
• 2005-07-29 Sold (MLS) — NTREIS
• 2005-06-21 Listing Removed — NTREIS
• 2005-01-21 Listed $189,900 NTREIS
• 1999-01-22 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $8,844 · -6.8% YoY. Source: county tax records.