6520 Fm 1570 W · Greenville, TX 75402

$199,000

4 bd · 3.0 ba · 2,030 sqft · SingleFamily public records · 1375 Days on market

Built 1970 0.50 ac lot $98/sqft · 59% below area ↓ 20% since listing

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Investors and handyman's special! This one of a kind home needs a lot of TLC to return to it's former beauty, but with repairs and updates could be a wonderful place to raise a family. Conveniently located right off of FM 1570 and I30 you have immediate access for a quick commute. The separate detached garage could make a terrific home office or workshop. This home is being sold As-Is the seller will make no repairs. Buyer will need to furnish a new survey.

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1970

Property features AI

Finance

• Other: Possession at closing/funding; Special listing conditions: Standard; Exclusions: all no-realty items; furnishings negotiable
• Financial info: Treat as clear loan type; No second mortgage; Listing terms include Cash, Conventional, Other
• HOA & community: No association

Exterior

• Parking: 2 covered parking spaces; 2-car garage (single door)
• Security: No surveillance devices reported
• Utilities: Septic system; No municipal utility district
• Home design: Single family residence; Residential property; One story; Preowned (built in 1970); Deed restrictions
• Construction: Brick and siding construction; Composition roof; Slab foundation; Year built: 1970
• Exterior features: Landscaped yard; Few trees; Cleared and grassed vegetation; Other structures: Garage(s); No fencing

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Eat-in kitchen
• Bedrooms: 4 bedrooms (all on the main level); Primary bedroom on the main level
• Flooring: Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Propane heating; Central air; Ceiling fan(s); Wall/window unit(s)
• Interior features: Open floorplan; Eat-in kitchen; Cable TV available; Built-in cabinets in kitchen and living room; Fireplace in living room; One living area; One dining area; Room count: 6; Levels: One
• Laundry & utility: Fuel tank(s) (other equipment)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 soft (-1.0%/yr); 295 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 33% of the median local income ($78k/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 1375 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $51k (20%) 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; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 1375 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 1970 — 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: 1.07% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (median comp): $481,918
• List price: $199,000
• Delta: -58.71%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.67×
• Total profit: $-18,613
• Equity at exit: $29,672

10-year hold

• IRR: -4.6%
• Equity multiple: 0.74×
• Total profit: $-14,655
• Equity at exit: $17,206

Cash invested: $55,720 (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 75402

• Rents YoY: -1.0%
• Active inventory: 295
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,130 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$244 /mo · $2,932/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $312

Break-even live

Break-even rent $1,735

Max offer price $199,000

Occupancy floor 80%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9209 FM 1570 N Greenville, TX	3.0	2.0	1420	$1,800	$1.27	1d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $199,000 Active 1375 DOM
2. 2026-06-17
   days on market $199,000 Active 1374 DOM
3. 2026-06-16
   days on market $199,000 Active 1373 DOM
4. 2026-06-15
   days on market $199,000 Active 1372 DOM
5. 2026-06-13
   days on market $199,000 Active 1370 DOM
6. 2026-06-09
   days on market $199,000 Active 1366 DOM
7. 2026-06-08
   days on market $199,000 Active 1365 DOM
8. 2026-06-07
   days on market $199,000 Active 1364 DOM
9. 2026-06-04
   days on market $199,000 Active 1361 DOM
10. 2026-06-03
    days on market $199,000 Active 1360 DOM
11. 2026-06-02
    days on market $199,000 Active 1359 DOM
12. 2026-06-01
    days on market $199,000 Active 1358 DOM
13. 2026-05-31
    days on market $199,000 Active 1357 DOM
14. 2026-02-16
    price $199,000
15. 2026-01-07
    price $210,000
16. 2024-05-15
    price $220,000
17. 2023-08-15
    price $230,000
18. 2023-07-04
    status Active
19. 2023-06-29
    historical Active Option Contract
20. 2022-12-07
    price $240,000
21. 2022-09-12
    listed $250,000 Active
22. 2006-01-04
    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: $2,932 · $244/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$710/yr (+$59/mo · 24.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 24 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: $25,556
• − Mortgage interest: −$11,147
• − Property taxes: −$2,932
• − Insurance: −$995
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − Depreciation: −$5,789
• Taxable income: $604
• Est. tax owed @ 24.0%: −$145
• After-tax cash flow: $3,594/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

• County: Hunt County · 71,969 people
• City population: 42,767
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 20,098
• Household income: $77,877
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 361.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 93% English-only · Spanish 5% Chinese 1%

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: ▼ -141.52%
• Current HPI: 232.0505
• Rent YoY: ▼ -1.00%
• 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

-20.4% since first listed

9 events — show timeline

• 2026-02-16 Price Changed $199,000 NTREIS
• 2026-01-07 Price Changed $210,000 NTREIS
• 2024-05-15 Price Changed $220,000 NTREIS
• 2023-08-15 Price Changed $230,000 NTREIS
• 2023-07-04 Relisted — NTREIS
• 2023-06-29 Contingent — NTREIS
• 2022-12-07 Price Changed $240,000 NTREIS
• 2022-09-12 Listed $250,000 NTREIS
• 2006-01-04 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,932 · -19.5% YoY. Source: county tax records.