2820 Vinnie St · Greenville, TX 75401

$115,000

2 bd · 2.0 ba · 1,390 sqft · SingleFamily public records · 62 Days on market

Built 1949 9,235 sqft lot $83/sqft · 33% below area Est $172k · 33% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.4/10.0
• 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

INVESTOR OPPORTUNITY!!! BRING ALL OFFERS. IF YOU'RE LOOKING FOR YOUR NEXT INVESTMENT, THIS COULD BE IT! LOCATED IN A GREAT AREA WITH MIXED USE. This property sits on a great-sized lot with great potential.

Key facts

• 9,235 sq ft lot
• Parking
• Built 1949

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: Travis El (math 20% / reading 14%, grade F, #3,836 of 4,322 statewide, top 91%, 655 students, 85% 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 75% FRL vs 55% district-wide (20 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); 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 $795 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.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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: 1.24% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.05%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (median comp): $171,898
• List price: $115,000
• Delta: -33.10%
• 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
2820 Vinnie St	0.00mi	2/2.0	1,390 (0%)	1mo	$115,000	$83	99
2309 Marshall St	0.74mi	3/2.0 (+1)	1,401 (+1%)	1mo	$235,000	$168	58
3502 Stanford St	0.36mi	3/2.0 (+1)	1,541 (+11%)	3mo	$245,000	$159	57
5004 Canton St	0.74mi	3/2.0 (+1)	1,369 (-2%)	1mo	$185,000	$135	57
3117 Barling St	0.54mi	3/2.0 (+1)	1,300 (-6%)	2mo	$235,000	$181	57
3201 King St	0.74mi	3/2.0 (+1)	1,351 (-3%)	1mo	$199,999	$148	55
3919 Houston St	0.57mi	2/1.0	1,509 (+9%)	0mo	$160,000	$106	55
3501 Canton St	0.71mi	3/2.0 (+1)	1,437 (+3%)	2mo	$174,900	$122	55
1707 Pollard St	0.61mi	3/2.0 (+1)	1,522 (+10%)	3mo	$229,900	$151	48
3309 Canton St	0.57mi	3/2.0 (+1)	1,216 (-12%)	2mo	$199,900	$164	46
5505 King St	0.71mi	3/2.0 (+1)	1,221 (-12%)	1mo	$165,000	$135	41
3420 Caddo St	0.69mi	3/2.0 (+1)	1,574 (+13%)	4mo	$165,000	$105	37

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: -1.1%
• Equity multiple: 0.96×
• Total profit: $-1,349
• Equity at exit: $17,147

10-year hold

• IRR: 5.8%
• Equity multiple: 1.39×
• Total profit: $12,407
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,425 high
• Mortgage (P&I): −$603
• Tax from tax record: −$152 /mo · $1,820/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $323

Break-even live

Break-even rent $1,016

Max offer price $115,000

Occupancy floor 72%

Sensitivity live

Price	-10% $388	-5% $356	+0% $323	+5% $291	+10% $258
Rent	-10% $211	-5% $267	+0% $323	+5% $380	+10% $436
Rate	-1.0pp $381	-0.5pp $353	base $323	+0.5pp $294	+1.0pp $263

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4320 Wesley St Unit 13 Greenville, TX	2.0	1.0	900	$975	$1.08	45d	1	0.12mi
3002 Stanford St Unit B Greenville, TX	3.0	2.0	1500	$1,400	$0.93	0d	1	0.14mi
3108 Stanford St Apt A Greenville, TX	2.0	1.5	1020	$1,185	$1.16	45d	1	0.21mi
4701 Sayle St Greenville, TX	2.0	2.0	988	$1,450	$1.47	0d	1	0.28mi
4214 Johnson St Greenville, TX	3.0	1.0	1096	$1,250	$1.14	26d	1	0.29mi
4205 Stuart St Greenville, TX	3.0	2.0	1228	$1,790	$1.46	9d	1	0.34mi
4105 Stuart St Greenville, TX	3.0	2.0	1558	$1,675	$1.08	18d	1	0.37mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	26d	1	0.38mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	9d	1	0.38mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	12d	1	0.38mi
1910 Joe Ramsey Blvd E Greenville, TX	1.0–2.0	1.0–2.0	694	$1,203	$1.73	0d	6	0.61mi
2704 Jones St Greenville, TX	3.0	2.0	1273	$1,550	$1.22	4d	1	0.61mi
5501 Sayle St Greenville, TX	1.0–2.0	1.0–2.0	854	$2,007	$2.35	0d	7	0.66mi
3305 Mineola St Unit A Greenville, TX	3.0	2.0	1017	$1,300	$1.28	45d	1	0.68mi
3305 Mineola St Unit B Greenville, TX	3.0	2.0	1017	$1,350	$1.33	45d	1	0.68mi
3912 Briscoe St Greenville, TX	3.0	1.0	1084	$1,300	$1.20	45d	1	0.69mi
3118 Hemphill St Greenville, TX	3.0	2.0	1125	$1,600	$1.42	45d	1	0.70mi
4115 Joe Ramsey Blvd E Greenville, TX	1.0–2.0	1.0–2.0	895	$1,350	$1.51	0d	1	0.71mi
3214 King St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	12d	1	0.72mi
3407 Tipps Dr Greenville, TX	3.0	2.0	1698	$1,875	$1.10	3d	1	0.74mi
1808 Oneal St Unit B Greenville, TX	2.0	1.0	950	$1,295	$1.36	45d	1	0.75mi
3412 Marshall St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	4d	1	0.75mi
3000 Webb Ave Unit 402 Greenville, TX	2.0	1.5	1300	$1,425	$1.10	26d	1	0.75mi
3412 Marshall St Unit A Greenville, TX	3.0	2.0	1068	$1,250	$1.17	26d	1	0.75mi
142 Canales Cir Greenville, TX	3.0	2.0	1532	$1,695	$1.11	45d	1	0.76mi
3415 Henderson St Greenville, TX	3.0	2.0	1299	$1,650	$1.27	14d	1	0.76mi
3000 Webb Ave Greenville, TX	2.0	1.5	1300	$1,395	$1.07	0d	1	0.77mi
3110 Saint John St Unit B Greenville, TX	3.0	2.0	1273	$1,400	$1.10	26d	1	0.79mi
3110 Saint John St Unit B Greenville, TX	3.0	2.0	1273	$1,450	$1.14	46d	1	0.79mi
3110 Saint John St Unit A Greenville, TX	3.0	2.0	1273	$1,500	$1.18	46d	1	0.79mi
3110 Saint John St Unit A Greenville, TX	3.0	2.0	1273	$1,425	$1.12	45d	1	0.79mi
3110 Saint John St Greenville, TX	3.0	2.0	1273	$1,500	$1.18	45d	1	0.79mi
3626 Marshall St Greenville, TX	2.0	1.0	896	$1,300	$1.45	45d	1	0.83mi
3303 Texas St Greenville, TX	3.0	1.0	1260	$1,450	$1.15	4d	1	0.85mi
2010 Morse St Greenville, TX	3.0	2.0	1248	$1,400	$1.12	23d	1	0.87mi
1214 Interstate Highway 30 Greenville, TX	1.0–3.0	1.0–2.0	900	$1,185	$1.32	0d	1	0.87mi
3912 Oneal St Greenville, TX	3.0	2.5	1592	$1,750	$1.10	45d	1	0.87mi
1421 Jones St Greenville, TX	3.0	12.0	1618	$1,750	$1.08	26d	1	0.89mi
1421 Jones St Greenville, TX	3.0	2.0	1617	$1,750	$1.08	4d	1	0.89mi
3112 Travis St Greenville, TX	3.0	2.0	1200	$1,400	$1.17	45d	1	0.90mi

Listing history 10 events

1. 2026-04-27
   status Active 210-char remark

   Show marketing remark (210 chars)

   INVESTOR OPPORTUNITY!!! BRING ALL OFFERS. IF YOU'RE LOOKING FOR YOUR NEXT INVESTMENT, THIS COULD BE IT! LOCATED IN A GREAT AREA WITH MIXED USE. This property sits on a great-sized lot with great potential.

2. 2026-04-17
   historical Active Option Contract 210-char remark

   Show marketing remark (210 chars)

   INVESTOR OPPORTUNITY!!! BRING ALL OFFERS. IF YOU'RE LOOKING FOR YOUR NEXT INVESTMENT, THIS COULD BE IT! LOCATED IN A GREAT AREA WITH MIXED USE. This property sits on a great-sized lot with great potential.

3. 2026-04-13
   price $115,000 210-char remark

   Show marketing remark (210 chars)

   INVESTOR OPPORTUNITY!!! BRING ALL OFFERS. IF YOU'RE LOOKING FOR YOUR NEXT INVESTMENT, THIS COULD BE IT! LOCATED IN A GREAT AREA WITH MIXED USE. This property sits on a great-sized lot with great potential.

4. 2026-03-21
   listed $135,000 Active 210-char remark

   Show marketing remark (210 chars)

   INVESTOR OPPORTUNITY!!! BRING ALL OFFERS. IF YOU'RE LOOKING FOR YOUR NEXT INVESTMENT, THIS COULD BE IT! LOCATED IN A GREAT AREA WITH MIXED USE. This property sits on a great-sized lot with great potential.

5. 2025-12-11
   historical
6. 2025-11-14
   listed $145,000 Active
7. 2004-12-14
   soldstatus
8. 2004-11-08
   soldstatus
9. 2004-10-28
   historical
10. 2004-09-08
    listed $39,500

ⓘ 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: $1,820 · $152/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$285/yr (+$24/mo · 15.6%)

ⓘ 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: $17,104
• − Mortgage interest: −$6,442
• − Property taxes: −$1,820
• − Insurance: −$575
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$3,345
• Taxable income: $2,185
• Est. tax owed @ 24.0%: −$524
• After-tax cash flow: $3,356/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

+191.1% since first listed

10 events — show timeline

• 2026-04-27 Relisted — NTREIS
• 2026-04-17 Contingent — NTREIS
• 2026-04-13 Price Changed $115,000 NTREIS
• 2026-03-21 Listed $135,000 NTREIS
• 2025-12-11 Listing Removed — NTREIS
• 2025-11-14 Listed $145,000 NTREIS
• 2004-12-14 Sold (Public Records) — Public Records
• 2004-11-08 Sold (MLS) — NTREIS
• 2004-10-28 Listing Removed — NTREIS
• 2004-09-08 Listed $39,500 NTREIS

Property tax history

+3.8%/yr

Latest (2025): $1,820 · +11.4% YoY. Source: county tax records.