1611 Clark St · Greenville, TX 75401

$95,000

3 bd · 2.0 ba · 973 sqft · SingleFamily public records · 338 Days on market

Built 1950 6,403 sqft lot $98/sqft · 53% below area

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This property features three bedrooms, one bathroom an electric stove, and laundry connections. It is close to Crockett Elementary and downtown Greenville. This is a great home for a first time buyer or for use as an investment property.

Key facts

• Laundry connections
• Electric stove
• Downtown greenville

Tags

• ELECTRIC STOVE
• LAUNDRY CONNECTIONS
• DOWNTOWN GREENVILLE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 338 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 338 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: 1.54% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.12%
• DSCR: 1.90
• GRM: 5.4

CMA / ARV

• ARV (median comp): $204,133
• List price: $95,000
• Delta: -53.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1210 Edgar St	0.23mi	3/2.0	1,020 (+5%)	19mo	$187,000	$183	65
1909 Fuller St	0.21mi	2/2.0 (-1)	1,027 (+6%)	23mo	$210,000	$204	57
1401 Wesley St	0.26mi	3/2.0	1,090 (+12%)	16mo	$209,990	$193	54
2105 Speedway St	0.55mi	3/1.0	1,002 (+3%)	19mo	$89,000	$89	50
2202 Stuart St	0.50mi	2/2.0 (-1)	1,110 (+14%)	6mo	$89,900	$81	43

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: 9.5%
• Equity multiple: 1.36×
• Total profit: $9,650
• Equity at exit: $14,165

10-year hold

• IRR: 16.5%
• Equity multiple: 2.20×
• Total profit: $31,825
• Equity at exit: $8,214

Cash invested: $26,600 (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 75401

• Home prices YoY: -20.7%
• Rents YoY: 0.6%
• Active inventory: 396
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$498
• Tax from tax record: −$171 /mo · $2,056/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $446

Break-even live

Break-even rent $898

Max offer price $95,000

Occupancy floor 64%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3305 Stevens St Unit B Greenville, TX	3.0	2.0	1069	$1,350	$1.26	43d	1	0.17mi
3305 Stevens St Unit A Greenville, TX	3.0	2.0	1069	$1,300	$1.22	43d	1	0.17mi
3305 Stevens St Greenville, TX	3.0	2.0	1069	$1,475	$1.38	43d	1	0.17mi
2116 King St Unit 1 Greenville, TX	2.0	1.0	1000	$1,150	$1.15	3d	1	0.27mi
3604 Bourland St Greenville, TX	3.0	2.0	1028	$1,360	$1.32	43d	1	0.28mi
3020 Henry St Unit B Greenville, TX	3.0	2.0	1100	$2,850	$2.59	43d	1	0.28mi
3020 Henry St Unit A Greenville, TX	3.0	2.0	1100	$2,800	$2.55	43d	1	0.28mi
2004 Wesley St Apt 5 Greenville, TX	2.0	1.0	682	$500	$0.73	43d	1	0.30mi
2005 Wesley St Unit 4 Greenville, TX	2.0	1.0	1056	$1,250	$1.18	1d	1	0.32mi
2217 Sayle St Unit B Greenville, TX	2.0	2.0	812	$1,275	$1.57	21d	1	0.35mi
2217 Sayle St Greenville, TX	2.0	2.0	812	$1,275	$1.57	2d	1	0.35mi
2015 Stuart St Unit A Greenville, TX	3.0	2.0	1069	$1,400	$1.31	24d	1	0.48mi
2203 Henry St Unit A Greenville, TX	3.0	2.0	980	$1,250	$1.28	10d	1	0.50mi
2203 Henry St Unit A Greenville, TX	3.0	2.0	980	$1,250	$1.28	20d	1	0.50mi
3513 Washington St Unit G Greenville, TX	2.0	1.0	930	$925	$0.99	24d	1	0.52mi
3513 Washington St Unit H Greenville, TX	2.0	1.0	930	$925	$0.99	7d	1	0.53mi
3509 Pickett St Greenville, TX	3.0	2.0	1090	$1,580	$1.45	7d	1	0.57mi
3430 Sockwell Blvd Greenville, TX	1.0–2.0	1.0	815	$960	$1.18	1d	2	0.61mi
3430 Sockwell Blvd Unit 3462 Greenville, TX	2.0	1.0	850	$960	$1.13	24d	1	0.61mi
2203 Henry St Unit B Greenville, TX	3.0	2.0	980	$1,250	$1.28	43d	1	0.61mi
2107 Church St Unit B Greenville, TX	3.0	2.0	1069	$1,400	$1.31	43d	1	0.62mi
2107 Church St Unit A Greenville, TX	3.0	2.0	1069	$1,400	$1.31	24d	1	0.62mi
2113 Henry St Greenville, TX	3.0	2.0	1068	$1,400	$1.31	17d	1	0.63mi
2113 Henry St Unit B Greenville, TX	3.0	2.0	1068	$1,400	$1.31	24d	1	0.63mi
2018 Henry St Unit A Greenville, TX	3.0	1.0	838	$1,030	$1.23	15d	1	0.64mi
2005 Bourland St Unit B Greenville, TX	3.0	2.0	1038	$1,350	$1.30	3d	1	0.68mi
2123 Langford St Greenville, TX	2.0	2.0	700	$1,199	$1.71	43d	1	0.68mi
1901 Bourland St Unit A Greenville, TX	3.0	1.0	1100	$1,399	$1.27	43d	1	0.70mi
2907 Texas St Greenville, TX	3.0	2.0	1028	$1,314	$1.28	43d	1	0.73mi
3214 King St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	10d	1	0.80mi
3412 Marshall St Unit A Greenville, TX	3.0	2.0	1068	$1,250	$1.17	24d	1	0.82mi
3412 Marshall St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	2d	1	0.83mi
3420 Marshall St Unit B Greenville, TX	3.0	1.0	838	$1,380	$1.65	1d	1	0.83mi
3118 Hemphill St Greenville, TX	3.0	2.0	1125	$1,600	$1.42	43d	1	0.84mi
3305 Mineola St Unit B Greenville, TX	3.0	2.0	1017	$1,350	$1.33	43d	1	0.85mi
3305 Mineola St Unit A Greenville, TX	3.0	2.0	1017	$1,300	$1.28	43d	1	0.85mi
3626 Marshall St Greenville, TX	2.0	1.0	896	$1,300	$1.45	43d	1	0.86mi
3507 Marshall St Unit C Greenville, TX	2.0	1.0	784	$1,100	$1.40	24d	1	0.87mi
3507 Marshall St Unit C Greenville, TX	2.0	1.0	784	$1,075	$1.37	21d	1	0.87mi
4506 Pickett St Greenville, TX	3.0	2.0	1024	$1,395	$1.36	18d	1	0.99mi

Listing history 22 events

1. 2026-06-18
   days on market $95,000 Active 338 DOM
2. 2026-06-17
   days on market $95,000 Active 337 DOM
3. 2026-06-16
   days on market $95,000 Active 336 DOM
4. 2026-06-15
   days on market $95,000 Active 335 DOM
5. 2026-06-13
   days on market $95,000 Active 333 DOM
6. 2026-06-09
   days on market $95,000 Active 329 DOM
7. 2026-06-08
   days on market $95,000 Active 328 DOM
8. 2026-06-07
   statusdays on market $95,000 Active 327 DOM
9. 2026-06-04
   days on market $95,000 Active Option Contract 324 DOM
10. 2026-06-03
    days on market $95,000 Active Option Contract 323 DOM
11. 2026-06-02
    days on market $95,000 Active Option Contract 322 DOM
12. 2026-06-01
    days on market $95,000 Active Option Contract 321 DOM
13. 2026-05-31
    days on market $95,000 Active Option Contract 320 DOM
14. 2026-05-15
    price $95,000 237-char remark

    Show marketing remark (237 chars)

    This property features three bedrooms, one bathroom an electric stove, and laundry connections. It is close to Crockett Elementary and downtown Greenville. This is a great home for a first time buyer or for use as an investment property.

15. 2026-03-13
    price $105,000 237-char remark

    Show marketing remark (237 chars)

    This property features three bedrooms, one bathroom an electric stove, and laundry connections. It is close to Crockett Elementary and downtown Greenville. This is a great home for a first time buyer or for use as an investment property.

16. 2025-12-09
    status Active 237-char remark

    Show marketing remark (237 chars)

    This property features three bedrooms, one bathroom an electric stove, and laundry connections. It is close to Crockett Elementary and downtown Greenville. This is a great home for a first time buyer or for use as an investment property.

17. 2025-12-07
    historical Active Option Contract 237-char remark

    Show marketing remark (237 chars)

    This property features three bedrooms, one bathroom an electric stove, and laundry connections. It is close to Crockett Elementary and downtown Greenville. This is a great home for a first time buyer or for use as an investment property.

18. 2025-07-11
    listed $115,000 Active 237-char remark

    Show marketing remark (237 chars)

    This property features three bedrooms, one bathroom an electric stove, and laundry connections. It is close to Crockett Elementary and downtown Greenville. This is a great home for a first time buyer or for use as an investment property.

19. 2024-11-28
    historical $1,000
20. 2024-11-22
    listed $1,000
21. 2023-10-11
    historical $1,000
22. 2023-07-29
    listed $1,000

ⓘ 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: $2,056 · $171/mo
• Projected year-2 tax: $2,056 · $171/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: $17,547
• − Mortgage interest: −$5,321
• − Property taxes: −$2,056
• − Insurance: −$475
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$2,764
• Taxable income: $4,123
• Est. tax owed @ 24.0%: −$990
• After-tax cash flow: $4,363/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

+9400.0% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $95,000 NTREIS
• 2026-03-13 Price Changed $105,000 NTREIS
• 2025-12-09 Relisted — NTREIS
• 2025-12-07 Contingent — NTREIS
• 2025-07-11 Listed $115,000 NTREIS
• 2024-11-28 Rental Removed $1,000 APPFOLIO
• 2024-11-22 Listed for Rent $1,000 APPFOLIO
• 2023-10-11 Rental Removed $1,000 APPFOLIO
• 2023-07-29 Listed for Rent $1,000 APPFOLIO

Property tax history

+13.9%/yr

Latest (2025): $2,056 · +18.1% YoY. Source: county tax records.