2404 Beverly Dr · Greenville, TX 75402

$135,000

3 bd · 3.0 ba · 1,287 sqft · SingleFamily public records · 24 Days on market

Built 1968 7,710 sqft lot $105/sqft · 46% below area Est $248k · 46% under ↓ 10% since listing

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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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +7.6/10.0
• 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

Looking for a charming place to put your stamp on! Welcome to 2404 Beverely!!! Step inside this 3-bedroom, 2-bath property on a secluded lot ample yard space. The cozy living room with fireplace connects to a galley kitchen making this space perfect for entertaining. A large, fenced backyard ideal for pets, cooking or entertaining. A spacious two garage with storage closet for all your tools. This home offers convenient access to Greenville ISD schools, shopping, and dining.

Key facts

• Secluded lot
• Ample yard space
• Fenced backyard

Tags

• SECLUDED LOT
• AMPLE YARD SPACE
• FENCED BACKYARD
• CONVENIENT ACCESS TO SCHOOLS
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING

Property features AI

Finance

• Other: Property listed as active under contract; Multi-parcel property
• Financial info: Special listing conditions: Real Estate Owned
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage; 2 covered garage spaces; 2 carport spaces
• Utilities: Municipal utility district: No; Other utilities
• Home design: Single-family residence; Residential property; Built in 1968; Not attached to another property
• Construction: Year built: 1968
• Exterior features: Lot under 0.5 acre (approximately 0.177 acre); Subdivision: Rolling Hills Park Add

Interior

• Kitchen: Kitchen includes built-in cabinets; Other appliances
• Bedrooms: 3 bedrooms (all on the main level); Primary bedroom on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Interior features: One-level home; 7 total rooms; Living room with fireplace; Built-in cabinets in the kitchen; Other interior features
• Laundry & utility: Other utility features

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Bowie El (math 26% / reading 30%, grade F, #2,740 of 4,322 statewide, top 64%, 609 students, 71% FRL) — zoned schools average 71% FRL vs 55% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.0%/yr); 295 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $933 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 24 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 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; 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 $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.26% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 6.6

CMA / ARV

• ARV (median comp): $248,134
• List price: $135,000
• Delta: -45.59%
• 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
6302 Graceland Dr	0.55mi	3/2.0	1,337 (+4%)	1mo	$222,599	$166	64
5505 King St	0.54mi	3/2.0	1,221 (-5%)	1mo	$165,000	$135	62
1405 Warringwood Dr	0.55mi	3/2.0	1,326 (+3%)	6mo	$230,000	$173	61
1406 Waverley Dr	0.54mi	3/2.0	1,169 (-9%)	0mo	$225,000	$192	55
6616 Pattison Ln	0.54mi	3/2.0	1,384 (+8%)	7mo	$245,438	$177	52
6405 Graceland Dr	0.57mi	3/2.0	1,169 (-9%)	3mo	$214,990	$184	52
6604 Pattison Ln	0.58mi	3/2.0	1,384 (+8%)	7mo	$255,288	$184	50
1304 Gratiot Dr	0.59mi	3/2.0	1,461 (+14%)	0mo	$217,249	$149	46
6618 Pattison Ln	0.53mi	3/2.0	1,460 (+13%)	7mo	$247,358	$169	43
1410 Gratiot Dr	0.54mi	3/2.0	1,461 (+14%)	6mo	$213,924	$146	43
3202 Poplar St	0.69mi	3/2.0	1,439 (+12%)	7mo	$224,950	$156	38
50011 Del Ra Dr	0.70mi	4/1.5 (+1)	1,455 (+13%)	5mo	$174,500	$120	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.80×
• Total profit: $-7,640
• Equity at exit: $20,129

10-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-902
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$708
• Tax from tax record: −$278 /mo · $3,342/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $300

Break-even live

Break-even rent $1,320

Max offer price $135,000

Occupancy floor 77%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6320 Stonewall St Greenville, TX	3.0	1.0–2.0	930	$1,725	$1.85	1d	1	0.32mi
6002 Stonewall St Greenville, TX	2.0	1.0–2.0	637	$1,400	$2.20	1d	1	0.33mi
1426 Thibodaux Dr Greenville, TX	3.0	2.0	1659	$1,850	$1.12	17d	1	0.49mi
1412 Waverley Dr Greenville, TX	3.0	2.0	1333	$1,650	$1.24	43d	1	0.50mi
1401 Brindle Dr Greenville, TX	3.0	2.0	1290	$1,750	$1.36	43d	1	0.55mi
3000 Webb Ave Unit 402 Greenville, TX	2.0	1.5	1300	$1,425	$1.10	24d	1	0.56mi
3000 Webb Ave Greenville, TX	2.0	1.5	1300	$1,410	$1.08	2d	2	0.56mi
1910 Joe Ramsey Blvd E Greenville, TX	1.0–2.0	1.0–2.0	694	$1,203	$1.73	1d	8	0.62mi
6529 Graceland Dr Greenville, TX	3.0	2.0	1702	$1,875	$1.10	24d	1	0.64mi
6504 Flamingo Rd Greenville, TX	3.0	2.0	1190	$1,425	$1.20	24d	1	0.69mi
50021 Del Ra Dr Greenville, TX	3.0	1.5	1452	$1,700	$1.17	24d	1	0.74mi
5501 Sayle St Greenville, TX	1.0–2.0	1.0–2.0	854	$2,007	$2.35	1d	7	0.76mi
6002 Colorado St Greenville, TX	3.0	2.0	1692	$1,900	$1.12	22d	1	0.85mi
102 Goel St Greenville, TX	4.0	2.0	1788	$1,975	$1.10	2d	1	0.90mi
102 Goel St Greenville, TX	4.0	2.0	1794	$1,975	$1.10	24d	1	0.90mi
102 Goel St Greenville, TX	4.0	2.0	1794	$1,975	$1.10	7d	1	0.90mi
110 Doma Ave Greenville, TX	4.0	2.0	1571	$1,740	$1.11	2d	1	0.91mi
3502 Austin St Greenville, TX	3.0	1.5	1140	$1,375	$1.21	43d	1	0.93mi
1214 Interstate Highway 30 Greenville, TX	1.0–3.0	1.0–2.0	900	$1,500	$1.67	1d	1	0.93mi
1905 Center Point Ln Greenville, TX	1.0–2.0	1.0–2.0	925	$1,402	$1.52	1d	15	0.93mi
116 Doma Ave Greenville, TX	4.0	2.0	1788	$1,845	$1.03	2d	1	0.93mi
112 Goel St Greenville, TX	4.0	2.0	1788	$1,835	$1.03	2d	1	0.95mi
512 Oakridge Dr Greenville, TX	3.0	3.0	1695	$1,700	$1.00	43d	1	0.96mi
116 Goel St Greenville, TX	4.0	3.0	1828	$1,885	$1.03	2d	1	0.97mi
6820 Topaz Dr Greenville, TX	3.0	2.5	1819	$900	$0.49	43d	1	0.98mi
328 Jamie Way Greenville, TX	3.0	2.0	1841	$2,150	$1.17	18d	1	1.01mi
3117 Chaparral Dr Greenville, TX	3.0	2.0	1355	$1,650	$1.22	17d	1	1.03mi
3201 Kari Ln Apt 1524 Greenville, TX	2.0	1.0	895	$1,110	$1.24	43d	1	1.05mi
6915 Justin Ln Greenville, TX	3.0	2.0	1405	$1,925	$1.37	22d	1	1.05mi
1012 Eva Dr Greenville, TX	3.0	2.0	1582	$1,895	$1.20	24d	1	1.05mi
1017 Eva Dr Greenville, TX	3.0	2.0	1582	$1,450	$0.92	43d	1	1.07mi
3201 Kari Ln Unit 1621 Greenville, TX	2.0	2.0	1148	$1,210	$1.05	43d	1	1.07mi
3201 Kari Ln Apt 1023 Greenville, TX	2.0	2.0	1014	$1,160	$1.14	43d	1	1.10mi
906 Tippit Ln Greenville, TX	3.0	2.0	1605	$1,900	$1.18	2d	1	1.10mi
3407 Tipps Dr Greenville, TX	3.0	2.0	1698	$1,875	$1.10	2d	1	1.12mi
4701 Sayle St Greenville, TX	2.0	2.0	988	$1,450	$1.47	1d	1	1.14mi
4320 Wesley St Unit 13 Greenville, TX	2.0	1.0	900	$975	$1.08	43d	1	1.15mi
804 Ransom Way Greenville, TX	3.0	2.0	1605	$1,900	$1.18	18d	1	1.17mi
802 Ransom Way Greenville, TX	3.0	2.0	1605	$1,900	$1.18	2d	1	1.18mi
4205 Stuart St Greenville, TX	3.0	2.0	1228	$1,790	$1.46	7d	1	1.19mi

Listing history 7 events

1. 2026-05-05
   listed $135,000 Active 480-char remark
2. 2026-04-30
   historical
3. 2026-03-31
   price $135,000
4. 2026-03-20
   status Active
5. 2026-03-11
   historical Active Option Contract
6. 2026-03-02
   price $142,500
7. 2026-02-03
   listed $150,000 Active

ⓘ 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: $3,342 · $278/mo
• Projected year-2 tax: $3,342 · $278/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: $20,399
• − Mortgage interest: −$7,562
• − Property taxes: −$3,342
• − Insurance: −$675
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$3,927
• Taxable income: $1,629
• Est. tax owed @ 24.0%: −$391
• After-tax cash flow: $3,212/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): 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

-10.0% since first listed

9 events — show timeline

• 2026-05-29 Pending — NTREIS
• 2026-05-22 Contingent — NTREIS
• 2026-05-05 Listed $135,000 NTREIS
• 2026-04-30 Listing Removed — NTREIS
• 2026-03-31 Price Changed $135,000 NTREIS
• 2026-03-20 Relisted — NTREIS
• 2026-03-11 Contingent — NTREIS
• 2026-03-02 Price Changed $142,500 NTREIS
• 2026-02-03 Listed $150,000 NTREIS

Property tax history

+3.0%/yr

Latest (2025): $3,342 · +3.1% YoY. Source: county tax records.