257 Cypress Point Dr · Gunter, TX 75058

$750,000

4 bd · 2.5 ba · 2,190 sqft · SingleFamily public records · 164 Days on market

Built 1999 5.09 ac lot $342/sqft · 7% above area Est $700k · 7% over $33/mo HOA · 1% of rent ↓ 9% since listing

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• Schools +4.8/10.0
• ARV discount +4.3/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.2/10.0

Listing remarks MLS

Experience wide open space and privacy without giving up city convenience. Situated on 5.09 acres, this 4 bedroom, 2.5 bath home with a dedicated office offers the perfect blend of peaceful living and everyday accessibility. Freshly painted throughout, the home features luxury vinyl plank flooring that flows seamlessly through the main living areas and bedrooms, complemented by tile in the kitchen and bathrooms. The kitchen is designed for gathering, complete with a central island, generous prep space, and a seamless connection to the spacious laundry room with abundant storage and direct access to the backyard. The living room serves as the heart of the home, anchored by a cozy fireplace and an open layout that flows effortlessly into the dining area, creating an inviting space for both everyday living and entertaining. The private primary suite offers a relaxing retreat with dual vanities, a soaking tub, and an upgraded walk in shower. Step outside to your own backyard escape featuring a spa like pool with a fenced enclosure, perfect for relaxing, hosting, or simply enjoying the peaceful acreage views. With over 5 acres, the property provides the space and flexibility to bring your vision to life, whether that includes adding a shop, guest house, or creating your own equestrian setup. The HOA allows one large animal per acre, offering flexibility for horses or livestock. All of this while still being just minutes from shopping, dining, and city conveniences.

Key facts

• Spa-like pool
• Fenced enclosure
• Cozy fireplace

Tags

• SPA-LIKE POOL
• FENCED ENCLOSURE
• CENTER ISLAND
• ABUNDANT STORAGE
• COZY FIREPLACE
• PRIVATE BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $750k.

Deal economics

• At list price, monthly cash flow is $-723 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $622k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $550k (26.7% below list).
• Recommended offer: $550k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: 202 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 $80k of equity ($5k loan paydown + $75k appreciation (10.0% local appreciation)).
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$129k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($660k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $550,000 (26.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.13%
• DSCR: 0.82
• GRM: 11.4

CMA / ARV

• ARV (median comp): $700,000
• List price: $750,000
• Delta: 7.14%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Beavers Bend Dr	0.36mi	4/3.0	2,420 (+10%)	18mo	$535,000	$221	49
1389 Mcconnell Rd	0.62mi	3/3.0 (-1)	2,243 (+2%)	16mo	$1,150,000	$513	46
577 Hidden Lakes Blvd	0.57mi	3/2.5 (-1)	2,507 (+14%)	1mo	$718,000	$286	44
330 Waterview Dr	0.73mi	3/2.0 (-1)	2,406 (+10%)	23mo	$699,999	$291	23

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: 21.3%
• Equity multiple: 2.73×
• Total profit: $362,451
• Equity at exit: $675,659

10-year hold

• IRR: 19.3%
• Equity multiple: 6.26×
• Total profit: $1,103,580
• Equity at exit: $1,457,085

Cash invested: $210,000 (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: 202
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $5,500 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$789 /mo · $9,470/yr
• Insurance: −$312
• HOA: −$33
• Vacancy / Maint / Mgmt: −$1,155
• Net cashflow: $-723

Break-even live

Break-even rent $6,415

Max offer price $622,326

Occupancy floor —

Sensitivity live

Price	-10% $-298	-5% $-510	+0% $-723	+5% $-935	+10% $-1,147
Rent	-10% $-1,157	-5% $-940	+0% $-723	+5% $-505	+10% $-288
Rate	-1.0pp $-345	-0.5pp $-532	base $-723	+0.5pp $-917	+1.0pp $-1,115

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: $187,500
• Closing costs: $22,500
• 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	$5,500	$1.98	0d	1	0.47mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-21
   days on market $750,000 Active 164 DOM
2. 2026-06-18
   days on market $750,000 Active 161 DOM
3. 2026-06-17
   days on market $750,000 Active 160 DOM
4. 2026-06-16
   days on market $750,000 Active 159 DOM
5. 2026-06-15
   days on market $750,000 Active 158 DOM
6. 2026-06-13
   days on market $750,000 Active 156 DOM
7. 2026-06-09
   days on market $750,000 Active 152 DOM
8. 2026-06-08
   days on market $750,000 Active 151 DOM
9. 2026-06-07
   days on market $750,000 Active 150 DOM
10. 2026-06-04
    days on market $750,000 Active 147 DOM
11. 2026-06-03
    days on market $750,000 Active 146 DOM
12. 2026-06-02
    days on market $750,000 Active 145 DOM
13. 2026-06-01
    days on market $750,000 Active 144 DOM
14. 2026-05-31
    days on market $750,000 Active 143 DOM
15. 2026-01-08
    listed $750,000 Active 1505-char remark

    Show marketing remark (1505 chars)

    Experience wide open space and privacy without giving up city convenience. Situated on 5.09 acres, this 4 bedroom, 2.5 bath home with a dedicated office offers the perfect blend of peaceful living and everyday accessibility. Freshly painted throughout, the home features luxury vinyl plank flooring that flows seamlessly through the main living areas and bedrooms, complemented by tile in the kitchen and bathrooms. The kitchen is designed for gathering, complete with a central island, generous prep space, and a seamless connection to the spacious laundry room with abundant storage and direct access to the backyard. The living room serves as the heart of the home, anchored by a cozy fireplace and an open layout that flows effortlessly into the dining area, creating an inviting space for both everyday living and entertaining. The private primary suite offers a relaxing retreat with dual vanities, a soaking tub, and an upgraded walk in shower. Step outside to your own backyard escape featuring a spa like pool with a fenced enclosure, perfect for relaxing, hosting, or simply enjoying the peaceful acreage views. With over 5 acres, the property provides the space and flexibility to bring your vision to life, whether that includes adding a shop, guest house, or creating your own equestrian setup. The HOA allows one large animal per acre, offering flexibility for horses or livestock. All of this while still being just minutes from shopping, dining, and city conveniences.

16. 2025-11-25
    historical
17. 2025-09-22
    price $799,999
18. 2025-09-01
    price $820,000
19. 2025-08-14
    listed $825,000 Active
20. 1999-10-08
    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: $9,470 · $789/mo
• Projected year-2 tax: $13,725 · $1,144/mo
• Expected delta: +$4,255/yr (+$355/mo · 44.9%)

ⓘ 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: $66,000
• − Mortgage interest: −$42,012
• − Property taxes: −$9,470
• − Insurance: −$3,750
• − Repairs & maintenance: −$5,280
• − Management: −$5,280
• − HOA: −$396
• − Depreciation: −$21,818
• Taxable loss: −$22,006
• Est. tax savings @ 24.0%: +$5,281
• After-tax cash flow: $-3,391/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

-9.1% since first listed

6 events — show timeline

• 2026-01-08 Listed $750,000 NTREIS
• 2025-11-25 Listing Removed — NTREIS
• 2025-09-22 Price Changed $799,999 NTREIS
• 2025-09-01 Price Changed $820,000 NTREIS
• 2025-08-14 Listed $825,000 NTREIS
• 1999-10-08 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $9,470 · +5.6% YoY. Source: county tax records.