1908 Division St · Greenville, TX 75401

$151,900

3 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 161 Days on market

Built 1950 4,269 sqft lot $143/sqft · 16% below area Est $172k · 12% under

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Why this score? — see what drove the C- 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 +19.5/30.0
• ARV discount +12.8/15.0
• DSCR +6.1/10.0
• 1% rule +4.9/10.0
• 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 MLS

Experience the charm of this NEWLY REMODELED 3-bedroom, 2-bath home, where cozy comfort meets stylish updates. Beautiful, easy-to-maintain luxury vinyl plank (LVP) flooring flows throughout, adding warmth and durability. The living room provides a welcoming space for relaxation, while the kitchen is designed for functionality with modern finishes. Each bedroom offers a personal retreat, and both bathrooms are updated to provide a refreshing experience. Step outside to a large, fenced backyard—perfect for outdoor gatherings or enjoying a quiet moment. This home is move-in ready and waiting for you! OWNER FINANCING AVAILABLE!

Key facts

• Move-in ready
• 4,269 sq ft lot
• Garage

Tags

• LUXURY VINYL PLANK FLOORING
• LARGE FENCED BACKYARD
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/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 $150k (1.4% below list).
• Recommended offer: $134k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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, 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; 396 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).

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 161 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $133,672 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 0.99% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 8.5

CMA / ARV

• ARV (median comp): $172,277
• List price: $151,900
• Delta: -11.83%
• 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
1800 Walworth St	0.12mi	3/1.5	1,084 (+2%)	13mo	$135,000	$125	78
4314 Johnson St	0.29mi	3/2.0	1,050 (-1%)	10mo	$180,000	$171	76
2104 Division St	0.06mi	3/2.0	1,160 (+9%)	14mo	$174,000	$150	71
1423 Morse St	0.52mi	3/2.0	1,028 (-3%)	3mo	$175,000	$170	68
3812 King St	0.56mi	3/1.0	1,065 (+0%)	13mo	$59,000	$55	59
1217 1/2 Morse St	0.63mi	3/2.0	1,064 (0%)	15mo	$209,900	$197	58
3006 Division St	0.55mi	2/1.0 (-1)	1,092 (+3%)	7mo	$130,000	$119	55
2804 Horsley St	0.45mi	3/1.0	1,114 (+5%)	15mo	$170,000	$153	54
4022 Roberts St	0.48mi	2/1.0 (-1)	1,165 (+10%)	7mo	$109,000	$94	47
1226 Coleman St	0.48mi	3/2.0	1,200 (+13%)	13mo	$184,997	$154	45
2615 Oneal St	0.41mi	2/1.0 (-1)	936 (-12%)	10mo	$129,900	$139	44
832 Oneal St	0.70mi	3/2.0	1,194 (+12%)	14mo	$219,900	$184	35

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: -11.4%
• Equity multiple: 0.60×
• Total profit: $-17,211
• Equity at exit: $22,649

10-year hold

• IRR: -6.0%
• Equity multiple: 0.66×
• Total profit: $-14,650
• Equity at exit: $13,134

Cash invested: $42,532 (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: 396
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,497 high
• Mortgage (P&I): −$797
• Tax from tax record: −$152 /mo · $1,822/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $171

Break-even live

Break-even rent $1,281

Max offer price $151,900

Occupancy floor 84%

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: $37,975
• Closing costs: $4,557
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3907 Bois D Arc St Greenville, TX	2.0	1.0	868	$1,100	$1.27	12d	1	0.16mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	7d	1	0.18mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	11d	1	0.18mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	24d	1	0.18mi
4205 Stuart St Greenville, TX	3.0	2.0	1228	$1,790	$1.46	7d	1	0.21mi
1808 Oneal St Unit B Greenville, TX	2.0	1.0	950	$1,295	$1.36	43d	1	0.28mi
4214 Johnson St Greenville, TX	3.0	1.0	1096	$1,250	$1.14	24d	1	0.28mi
3415 Henderson St Greenville, TX	3.0	2.0	1299	$1,650	$1.27	12d	1	0.32mi
1412 Hemphill St Greenville, TX	3.0	2.0	1200	$500	$0.42	24d	1	0.46mi
4320 Wesley St Unit 13 Greenville, TX	2.0	1.0	900	$975	$1.08	43d	1	0.47mi
3112 Travis St Greenville, TX	3.0	2.0	1200	$1,400	$1.17	43d	1	0.47mi
2010 Morse St Greenville, TX	3.0	2.0	1248	$1,400	$1.12	22d	1	0.47mi
1228 Jones St Greenville, TX	3.0	2.0	1234	$1,700	$1.38	22d	1	0.50mi
2704 Jones St Greenville, TX	3.0	2.0	1273	$1,550	$1.22	2d	1	0.50mi
1214 Interstate Highway 30 Greenville, TX	1.0–3.0	1.0–2.0	900	$1,500	$1.67	1d	1	0.58mi
1110 Jones St Greenville, TX	3.0	2.0	1090	$1,440	$1.32	2d	1	0.58mi
1107 Hemphill St Greenville, TX	3.0	2.0	1090	$1,190	$1.09	43d	1	0.61mi
3110 Saint John St Unit B Greenville, TX	3.0	2.0	1273	$1,450	$1.14	44d	1	0.62mi
3110 Saint John St Unit A Greenville, TX	3.0	2.0	1273	$1,425	$1.12	43d	1	0.62mi
3110 Saint John St Unit B Greenville, TX	3.0	2.0	1273	$1,400	$1.10	24d	1	0.62mi
3110 Saint John St Greenville, TX	3.0	2.0	1273	$1,500	$1.18	43d	1	0.62mi
3110 Saint John St Unit A Greenville, TX	3.0	2.0	1273	$1,500	$1.18	44d	1	0.62mi
1910 Joe Ramsey Blvd E Greenville, TX	1.0–2.0	1.0–2.0	694	$1,203	$1.73	1d	8	0.63mi
3108 Stanford St Apt A Greenville, TX	2.0	1.5	1020	$1,185	$1.16	43d	1	0.68mi
3214 King St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	11d	1	0.70mi
3305 Mineola St Unit A Greenville, TX	3.0	2.0	1017	$1,300	$1.28	43d	1	0.71mi
3305 Mineola St Unit B Greenville, TX	3.0	2.0	1017	$1,350	$1.33	43d	1	0.71mi
3118 Hemphill St Greenville, TX	3.0	2.0	1125	$1,600	$1.42	43d	1	0.76mi
4701 Sayle St Greenville, TX	2.0	2.0	988	$1,450	$1.47	1d	1	0.81mi
3412 Marshall St Unit A Greenville, TX	3.0	2.0	1068	$1,250	$1.17	24d	1	0.86mi
3412 Marshall St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	2d	1	0.86mi
3420 Marshall St Unit B Greenville, TX	3.0	1.0	838	$1,380	$1.65	2d	1	0.88mi
3507 Marshall St Unit C Greenville, TX	2.0	1.0	784	$1,100	$1.40	24d	1	0.91mi
3507 Marshall St Unit C Greenville, TX	2.0	1.0	784	$1,075	$1.37	22d	1	0.91mi
2901 Lee St Apt 1 Greenville, TX	2.0	2.0	1250	$1,575	$1.26	43d	1	0.93mi
2203 Henry St Unit B Greenville, TX	3.0	2.0	980	$1,250	$1.28	43d	1	0.94mi
2113 Henry St Unit B Greenville, TX	3.0	2.0	1068	$1,400	$1.31	24d	1	0.94mi
2113 Henry St Greenville, TX	3.0	2.0	1068	$1,400	$1.31	17d	1	0.94mi
2018 Henry St Unit A Greenville, TX	3.0	1.0	838	$1,030	$1.23	15d	1	0.96mi
2203 Henry St Unit A Greenville, TX	3.0	2.0	980	$1,250	$1.28	20d	1	0.97mi

Listing history 27 events

1. 2026-06-18
   days on market $151,900 Active 161 DOM
2. 2026-06-17
   days on market $151,900 Active 160 DOM
3. 2026-06-16
   days on market $151,900 Active 159 DOM
4. 2026-06-15
   days on market $151,900 Active 158 DOM
5. 2026-06-13
   days on market $151,900 Active 156 DOM
6. 2026-06-09
   days on market $151,900 Active 152 DOM
7. 2026-06-08
   days on market $151,900 Active 151 DOM
8. 2026-06-07
   days on market $151,900 Active 150 DOM
9. 2026-06-04
   days on market $151,900 Active 147 DOM
10. 2026-06-03
    days on market $151,900 Active 146 DOM
11. 2026-06-02
    days on market $151,900 Active 145 DOM
12. 2026-06-01
    days on market $151,900 Active 144 DOM
13. 2026-05-31
    days on market $151,900 Active 143 DOM
14. 2026-03-12
    price $151,900 637-char remark

    Show marketing remark (637 chars)

    Experience the charm of this NEWLY REMODELED 3-bedroom, 2-bath home, where cozy comfort meets stylish updates. Beautiful, easy-to-maintain luxury vinyl plank (LVP) flooring flows throughout, adding warmth and durability. The living room provides a welcoming space for relaxation, while the kitchen is designed for functionality with modern finishes. Each bedroom offers a personal retreat, and both bathrooms are updated to provide a refreshing experience. Step outside to a large, fenced backyard—perfect for outdoor gatherings or enjoying a quiet moment. This home is move-in ready and waiting for you! OWNER FINANCING AVAILABLE!

15. 2026-01-08
    listed $152,000 Active 637-char remark

    Show marketing remark (637 chars)

    Experience the charm of this NEWLY REMODELED 3-bedroom, 2-bath home, where cozy comfort meets stylish updates. Beautiful, easy-to-maintain luxury vinyl plank (LVP) flooring flows throughout, adding warmth and durability. The living room provides a welcoming space for relaxation, while the kitchen is designed for functionality with modern finishes. Each bedroom offers a personal retreat, and both bathrooms are updated to provide a refreshing experience. Step outside to a large, fenced backyard—perfect for outdoor gatherings or enjoying a quiet moment. This home is move-in ready and waiting for you! OWNER FINANCING AVAILABLE!

16. 2025-09-05
    historical
17. 2025-08-07
    price $163,500
18. 2025-06-03
    price $168,500
19. 2025-04-29
    price $169,900
20. 2025-04-01
    price $175,000
21. 2025-03-05
    listed $179,900 Active
22. 2025-02-10
    historical
23. 2024-12-18
    price $174,990
24. 2024-11-13
    price $175,000
25. 2024-10-25
    listed $185,000 Active
26. 2022-09-27
    price $101,000
27. 2022-09-13
    listed $108,000 Active

ⓘ 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: $1,822 · $152/mo
• Projected year-2 tax: $2,780 · $232/mo
• Expected delta: +$958/yr (+$80/mo · 52.6%)

ⓘ 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: $17,969
• − Mortgage interest: −$8,509
• − Property taxes: −$1,822
• − Insurance: −$760
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$4,419
• Taxable loss: −$415
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $2,155/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

+40.6% since first listed

14 events — show timeline

• 2026-03-12 Price Changed $151,900 NTREIS
• 2026-01-08 Listed $152,000 NTREIS
• 2025-09-05 Listing Removed — NTREIS
• 2025-08-07 Price Changed $163,500 NTREIS
• 2025-06-03 Price Changed $168,500 NTREIS
• 2025-04-29 Price Changed $169,900 NTREIS
• 2025-04-01 Price Changed $175,000 NTREIS
• 2025-03-05 Listed $179,900 NTREIS
• 2025-02-10 Listing Removed — NTREIS
• 2024-12-18 Price Changed $174,990 NTREIS
• 2024-11-13 Price Changed $175,000 NTREIS
• 2024-10-25 Listed $185,000 NTREIS
• 2022-09-27 Price Changed $101,000 NTREIS
• 2022-09-13 Listed $108,000 NTREIS

Property tax history

+10.8%/yr

Latest (2025): $1,822 · +21.6% YoY. Source: county tax records.