3810 Park St · Greenville, TX 75401

$139,999

3 bd · 2.0 ba · 1,066 sqft · SingleFamily public records · 42 Days on market

Built 1978 6,708 sqft lot $131/sqft · 19% below area Est $172k · 19% 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.3/10.0
• 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

Welcome to 3810 Park St, a great opportunity for investors or first-time homebuyers looking to add value at an affordable price point. This 3-bedroom, 1-bath home offers 1,066 square feet with a traditional layout and an upstairs loft for added flexibility. Built in 1978, the property features a covered carport and a spacious fenced backyard with plenty of potential. Located near downtown Greenville where growth is happening, this home is ideal for buyers with vision ready to bring it to life and build equity.

Key facts

• Upstairs loft
• Covered carport
• 6,708 sq ft lot

Tags

• UPSTAIRS LOFT
• COVERED CARPORT
• SPACIOUS FENCED BACKYARD
• NEAR DOWNTOWN GREENVILLE

Property features AI

Finance

• Financial info: Acceptable financing: Cash, Conventional, FHA, FHA-203K, VA assumable
• HOA & community: No homeowners association

Exterior

• Parking: 2 carport spaces; 1 covered parking space; Asphalt, concrete, driveway access
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One-and-a-half story; Residential property
• Construction: Built in 1978; Asphalt roof
• Exterior features: Chain-link fencing; Covered patio/porch

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; Eat-in kitchen; Loft; One living area; One dining area; Two total rooms (not including bedrooms/bathrooms)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% 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, 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) — zoned schools average 85% FRL vs 55% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 396 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $968 of loan paydown is wiped out by about $4k 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 42 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $140k implies a 1300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $135,799 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

• ARV (median comp): $172,194
• List price: $139,999
• Delta: -18.70%
• 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
3803 College St	0.28mi	3/1.5	1,051 (-1%)	1mo	$159,900	$152	82
3302 Texas St	0.19mi	2/1.0 (-1)	1,052 (-1%)	7mo	$134,900	$128	74
4202 Cornelia St	0.24mi	3/2.0	1,048 (-2%)	14mo	$237,000	$226	74
4003 Up The Grove St	0.25mi	3/1.0	999 (-6%)	4mo	$159,995	$160	70
3812 King St	0.50mi	3/1.0	1,065 (-0%)	13mo	$59,000	$55	62
3006 Division St	0.52mi	2/1.0 (-1)	1,092 (+2%)	7mo	$130,000	$119	57
3603 Washington St	0.56mi	4/2.0 (+1)	1,136 (+7%)	6mo	$100,000	$88	53
3316 Spencer St	0.51mi	3/2.0	1,179 (+11%)	8mo	$215,000	$182	52
4022 Roberts St	0.58mi	2/1.0 (-1)	1,165 (+9%)	7mo	$109,000	$94	43
3717 Eutopia St	0.65mi	3/2.0	1,182 (+11%)	15mo	$139,999	$118	39
3008 Pickett St	0.71mi	3/2.0	1,210 (+14%)	12mo	$169,900	$140	35
2615 Oneal St	0.70mi	2/1.0 (-1)	936 (-12%)	10mo	$129,900	$139	30

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: -11.6%
• Equity multiple: 0.59×
• Total profit: $-16,049
• Equity at exit: $20,874

10-year hold

• IRR: -6.3%
• Equity multiple: 0.64×
• Total profit: $-14,183
• Equity at exit: $12,105

Cash invested: $39,200 (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: 396
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$734
• Tax from tax record: −$188 /mo · $2,254/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $157

Break-even live

Break-even rent $1,241

Max offer price $139,999

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3303 Texas St Greenville, TX	3.0	1.0	1260	$1,450	$1.15	3d	1	0.18mi
3626 Marshall St Greenville, TX	2.0	1.0	896	$1,300	$1.45	44d	1	0.26mi
3507 Marshall St Unit C Greenville, TX	2.0	1.0	784	$1,100	$1.40	24d	1	0.29mi
3507 Marshall St Unit C Greenville, TX	2.0	1.0	784	$1,075	$1.37	22d	1	0.29mi
3912 Briscoe St Greenville, TX	3.0	1.0	1084	$1,300	$1.20	44d	1	0.32mi
3420 Marshall St Unit B Greenville, TX	3.0	1.0	838	$1,380	$1.65	2d	1	0.35mi
3412 Marshall St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	2d	1	0.36mi
3412 Marshall St Unit A Greenville, TX	3.0	2.0	1068	$1,250	$1.17	24d	1	0.37mi
4405 Oneal St Unit 4 Greenville, TX	3.0	2.0	1005	$1,275	$1.27	44d	1	0.39mi
2907 Texas St Greenville, TX	3.0	2.0	1028	$1,314	$1.28	44d	1	0.39mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,600	$1.21	44d	1	0.41mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,600	$1.21	24d	1	0.41mi
3118 Hemphill St Greenville, TX	3.0	2.0	1125	$1,600	$1.42	44d	1	0.44mi
2811 Walnut St Greenville, TX	3.0	2.0	1368	$1,595	$1.17	44d	1	0.45mi
3305 Mineola St Unit A Greenville, TX	3.0	2.0	1017	$1,300	$1.28	44d	1	0.49mi
3305 Mineola St Unit B Greenville, TX	3.0	2.0	1017	$1,350	$1.33	44d	1	0.49mi
3509 Pickett St Greenville, TX	3.0	2.0	1090	$1,580	$1.45	7d	1	0.55mi
3108 Stanford St Apt A Greenville, TX	2.0	1.5	1020	$1,185	$1.16	44d	1	0.55mi
3214 King St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	11d	1	0.55mi
3513 Washington St Unit H Greenville, TX	2.0	1.0	930	$925	$0.99	7d	1	0.58mi
3513 Washington St Unit G Greenville, TX	2.0	1.0	930	$925	$0.99	24d	1	0.59mi
4701 Sayle St Greenville, TX	2.0	2.0	988	$1,450	$1.47	1d	1	0.62mi
4115 Joe Ramsey Blvd E Greenville, TX	1.0–2.0	1.0–2.0	895	$1,350	$1.51	1d	1	0.65mi
4506 Pickett St Greenville, TX	3.0	2.0	1024	$1,395	$1.36	19d	1	0.66mi
2704 Jones St Greenville, TX	3.0	2.0	1273	$1,550	$1.22	2d	1	0.68mi
2406 Beecha St Greenville, TX	3.0	2.0	1263	$1,575	$1.25	44d	1	0.70mi
3605 Eutopia St Greenville, TX	3.0	1.0	1156	$1,450	$1.25	44d	1	0.70mi
4320 Wesley St Unit 13 Greenville, TX	2.0	1.0	900	$975	$1.08	44d	1	0.71mi
2225 College St Greenville, TX	3.0	2.0	1439	$1,800	$1.25	24d	1	0.74mi
3110 Saint John St Unit B Greenville, TX	3.0	2.0	1273	$1,450	$1.14	44d	1	0.75mi
3110 Saint John St Unit A Greenville, TX	3.0	2.0	1273	$1,500	$1.18	44d	1	0.75mi
3110 Saint John St Unit B Greenville, TX	3.0	2.0	1273	$1,400	$1.10	24d	1	0.75mi
3110 Saint John St Unit A Greenville, TX	3.0	2.0	1273	$1,425	$1.12	44d	1	0.75mi
3110 Saint John St Greenville, TX	3.0	2.0	1273	$1,500	$1.18	44d	1	0.75mi
2217 Sayle St Greenville, TX	2.0	2.0	812	$1,275	$1.57	2d	1	0.76mi
2217 Sayle St Unit B Greenville, TX	2.0	2.0	812	$1,275	$1.57	22d	1	0.76mi
2123 Langford St Greenville, TX	2.0	2.0	700	$1,199	$1.71	44d	1	0.79mi
4214 Johnson St Greenville, TX	3.0	1.0	1096	$1,250	$1.14	24d	1	0.81mi
2901 Lee St Apt 1 Greenville, TX	2.0	2.0	1250	$1,575	$1.26	44d	1	0.83mi
4205 Stuart St Greenville, TX	3.0	2.0	1228	$1,790	$1.46	7d	1	0.89mi

Listing history 16 events

1. 2026-06-18
   days on market $139,999 Active 42 DOM
2. 2026-06-17
   days on market $139,999 Active 41 DOM
3. 2026-06-16
   pricedays on market $139,999 Active 40 DOM
4. 2026-06-15
   days on market $144,999 Active 39 DOM
5. 2026-06-13
   days on market $144,999 Active 37 DOM
6. 2026-06-09
   days on market $144,999 Active 33 DOM
7. 2026-06-08
   days on market $144,999 Active 32 DOM
8. 2026-06-07
   days on market $144,999 Active 31 DOM
9. 2026-06-04
   days on market $144,999 Active 28 DOM
10. 2026-06-03
    days on market $144,999 Active 27 DOM
11. 2026-06-02
    days on market $144,999 Active 26 DOM
12. 2026-06-01
    days on market $144,999 Active 25 DOM
13. 2026-05-31
    days on market $144,999 Active 24 DOM
14. 2026-05-07
    listed $149,999 Active 515-char remark
15. 2009-12-01
    soldstatus $10,000
16. 2001-07-16
    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: $2,254 · $188/mo
• Projected year-2 tax: $2,562 · $213/mo
• Expected delta: +$308/yr (+$26/mo · 13.7%)

ⓘ 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: $17,270
• − Mortgage interest: −$7,842
• − Property taxes: −$2,254
• − Insurance: −$700
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$4,073
• Taxable loss: −$362
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $1,966/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

+1300.0% since first listed

5 events — show timeline

• 2026-06-10 Price Changed $139,999 NTREIS
• 2026-05-28 Price Changed $144,999 NTREIS
• 2026-05-07 Listed $149,999 NTREIS
• 2009-12-01 Sold (Public Records) $10,000 Public Records
• 2001-07-16 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $2,254 · +1.7% YoY. Source: county tax records.