154 Whispering Winds Dr · Gunter, TX 75058

$395,000

4 bd · 2.0 ba · 2,559 sqft · SingleFamily public records · 39 Days on market

Built 2002 1.00 ac lot $154/sqft · 45% below area Est $725k · 45% under $29/mo HOA · 1% of rent

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Why this score? — see what drove the A- 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 +27.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.6/10.0
• 1% rule +8.9/10.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled on a quiet cul-de-sac in The Woodlands of Preston, this stunning one-story David Weekley home offers the ideal blend of comfort, functionality, and style. Featuring 4 bedrooms and a flexible open-concept layout, the home is filled with natural light and enhanced by high ceilings, crown molding, recessed lighting, and custom built-ins throughout. The chef’s kitchen is designed to impress, complete with a large island, double ovens, and a built-in wine and coffee bar—perfect for entertaining or everyday living. The spacious primary suite provides a private retreat with dual vanities, a soaking tub, separate shower, and a walk-in closet with built-ins. The versatile floor plan includes a fourth bedroom that can easily serve as a private office, along with a separate front living and dining area for added flexibility. Step outside to enjoy the cedar-covered back porch, fenced yard, and surround sound wiring that extends to the patio—ideal for relaxing or hosting gatherings. Additional highlights include a three-car garage with a separate single-car bay and an attic lift for convenient storage. Located in the highly sought-after Gunter ISD with easy access to Preston Road, this home offers both tranquility and convenience. Refrigerator conveys. Home to be sold AS IS.

Key facts

• Three-car garage
• Fenced yard
• Attic lift

Tags

• CHEF'S KITCHEN
• CEDAR-COVERED BACK PORCH
• FENCED YARD
• SURROUND SOUND WIRING
• THREE-CAR GARAGE
• ATTIC LIFT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $395k).
• Recommended offer: $383k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 $42k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $111k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($383k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago 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

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $383,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.39% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.54%
• DSCR: 1.56
• GRM: 6.0

CMA / ARV

• ARV (median comp): $724,526
• List price: $395,000
• Delta: -45.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 Whispering Winds Dr	0.00mi	4/2.0	2,559 (0%)	0mo	$395,000	$154	100
300 Waterview Dr	0.21mi	4/3.0	2,784 (+9%)	1mo	$700,000	$251	70
150 Whispering Winds Dr	0.08mi	4/3.0	2,635 (+3%)	21mo	$602,500	$229	70
115 Beavers Bend Dr	0.12mi	4/3.0	2,420 (-5%)	18mo	$535,000	$221	67
145 Knoll Trl	0.54mi	3/2.5 (-1)	2,623 (+2%)	3mo	$674,999	$257	61
105 Meadow Ln	0.39mi	4/2.5	2,798 (+9%)	12mo	$727,888	$260	54
160 Waterview Dr	0.54mi	4/2.5	2,862 (+12%)	2mo	$684,999	$239	52
340 Waterview Dr	0.21mi	3/2.5 (-1)	2,885 (+13%)	14mo	$744,888	$258	51
686 Cypress Point Dr	0.72mi	3/2.5 (-1)	2,767 (+8%)	1mo	$729,000	$263	45
330 Waterview Dr	0.54mi	3/2.0 (-1)	2,406 (-6%)	23mo	$699,999	$291	41
1389 Mcconnell Rd	0.71mi	3/3.0 (-1)	2,243 (-12%)	16mo	$1,150,000	$513	24

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: 33.5%
• Equity multiple: 3.61×
• Total profit: $289,113
• Equity at exit: $355,847

10-year hold

• IRR: 28.9%
• Equity multiple: 8.18×
• Total profit: $794,222
• Equity at exit: $767,398

Cash invested: $110,600 (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: 6.0×

Monthly cashflow live

• Estimated rent: $5,500 medium
• Mortgage (P&I): −$2,071
• Tax from tax record: −$924 /mo · $11,089/yr
• Insurance: −$165
• HOA: −$29
• Vacancy / Maint / Mgmt: −$1,155
• Net cashflow: $1,156

Break-even live

Break-even rent $4,037

Max offer price $395,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,380	-5% $1,268	+0% $1,156	+5% $1,044	+10% $932
Rent	-10% $721	-5% $939	+0% $1,156	+5% $1,373	+10% $1,590
Rate	-1.0pp $1,355	-0.5pp $1,256	base $1,156	+0.5pp $1,054	+1.0pp $949

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: $98,750
• Closing costs: $11,850
• 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	0.22mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 34 events

1. 2026-05-02
   status Pending 1323-char remark

   Show marketing remark (1323 chars)

   Nestled on a quiet cul-de-sac in The Woodlands of Preston, this stunning one-story David Weekley home offers the ideal blend of comfort, functionality, and style. Featuring 4 bedrooms and a flexible open-concept layout, the home is filled with natural light and enhanced by high ceilings, crown molding, recessed lighting, and custom built-ins throughout. The chef’s kitchen is designed to impress, complete with a large island, double ovens, and a built-in wine and coffee bar—perfect for entertaining or everyday living. The spacious primary suite provides a private retreat with dual vanities, a soaking tub, separate shower, and a walk-in closet with built-ins. The versatile floor plan includes a fourth bedroom that can easily serve as a private office, along with a separate front living and dining area for added flexibility. Step outside to enjoy the cedar-covered back porch, fenced yard, and surround sound wiring that extends to the patio—ideal for relaxing or hosting gatherings. Additional highlights include a three-car garage with a separate single-car bay and an attic lift for convenient storage. Located in the highly sought-after Gunter ISD with easy access to Preston Road, this home offers both tranquility and convenience. Refrigerator conveys. Home to be sold AS IS.

2. 2026-03-24
   listed $395,000 Active 1323-char remark

   Show marketing remark (1323 chars)

   Nestled on a quiet cul-de-sac in The Woodlands of Preston, this stunning one-story David Weekley home offers the ideal blend of comfort, functionality, and style. Featuring 4 bedrooms and a flexible open-concept layout, the home is filled with natural light and enhanced by high ceilings, crown molding, recessed lighting, and custom built-ins throughout. The chef’s kitchen is designed to impress, complete with a large island, double ovens, and a built-in wine and coffee bar—perfect for entertaining or everyday living. The spacious primary suite provides a private retreat with dual vanities, a soaking tub, separate shower, and a walk-in closet with built-ins. The versatile floor plan includes a fourth bedroom that can easily serve as a private office, along with a separate front living and dining area for added flexibility. Step outside to enjoy the cedar-covered back porch, fenced yard, and surround sound wiring that extends to the patio—ideal for relaxing or hosting gatherings. Additional highlights include a three-car garage with a separate single-car bay and an attic lift for convenient storage. Located in the highly sought-after Gunter ISD with easy access to Preston Road, this home offers both tranquility and convenience. Refrigerator conveys. Home to be sold AS IS.

3. 2026-01-31
   historical
4. 2026-01-20
   historical Active Option Contract
5. 2025-12-30
   price $415,000
6. 2025-11-12
   listed $420,000 Active
7. 2020-09-09
   soldstatus
8. 2020-09-04
   soldstatus Sold
9. 2020-07-26
   status Pending
10. 2020-07-18
    historical Active Option Contract
11. 2020-07-15
    listed $349,000 Active
12. 2019-08-22
    historical
13. 2019-08-06
    price $342,000
14. 2019-06-19
    price $358,000
15. 2019-05-31
    price $380,000
16. 2019-04-30
    price $390,000
17. 2019-04-16
    listed $395,000 Active
18. 2017-01-23
    soldstatus
19. 2017-01-17
    soldstatus Sold
20. 2016-12-22
    status Pending
21. 2016-12-14
    historical Active Option Contract
22. 2016-10-31
    price $298,000
23. 2016-09-27
    listed $310,000 Active
24. 2011-07-06
    soldstatus
25. 2011-06-23
    status Pending
26. 2011-06-20
    soldstatus Closed
27. 2011-06-13
    historical Active Option Contract
28. 2011-03-18
    listed $209,900 Active
29. 2011-03-15
    historical
30. 2011-01-03
    price $229,900
31. 2010-07-26
    listed $249,900 Active
32. 2003-02-10
    soldstatus
33. 2003-01-09
    historical
34. 2003-01-06
    listed $25,400

ⓘ 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: $11,089 · $924/mo
• Projected year-2 tax: $11,089 · $924/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 7/10 Severe
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,000
• − Mortgage interest: −$22,126
• − Property taxes: −$11,089
• − Insurance: −$1,975
• − Repairs & maintenance: −$5,280
• − Management: −$5,280
• − HOA: −$348
• − Depreciation: −$11,491
• Taxable income: $8,411
• Est. tax owed @ 24.0%: −$2,019
• After-tax cash flow: $11,852/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

• Census place: Gunter, TX
• 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

+1455.1% since first listed

34 events — show timeline

• 2026-05-02 Pending — NTREIS
• 2026-03-24 Listed $395,000 NTREIS
• 2026-01-31 Listing Removed — NTREIS
• 2026-01-20 Contingent — NTREIS
• 2025-12-30 Price Changed $415,000 NTREIS
• 2025-11-12 Listed $420,000 NTREIS
• 2020-09-09 Sold (Public Records) — Public Records
• 2020-09-04 Sold (MLS) — NTREIS
• 2020-07-26 Pending — NTREIS
• 2020-07-18 Contingent — NTREIS
• 2020-07-15 Listed $349,000 NTREIS
• 2019-08-22 Listing Removed — NTREIS
• 2019-08-06 Price Changed $342,000 NTREIS
• 2019-06-19 Price Changed $358,000 NTREIS
• 2019-05-31 Price Changed $380,000 NTREIS
• 2019-04-30 Price Changed $390,000 NTREIS
• 2019-04-16 Listed $395,000 NTREIS
• 2017-01-23 Sold (Public Records) — Public Records
• 2017-01-17 Sold (MLS) — NTREIS
• 2016-12-22 Pending — NTREIS
• 2016-12-14 Contingent — NTREIS
• 2016-10-31 Price Changed $298,000 NTREIS
• 2016-09-27 Listed $310,000 NTREIS
• 2011-07-06 Sold (Public Records) — Public Records
• 2011-06-23 Pending — NTREIS
• 2011-06-20 Sold (MLS) — NTREIS
• 2011-06-13 Contingent — NTREIS
• 2011-03-18 Listed $209,900 NTREIS
• 2011-03-15 Listing Removed — NTREIS
• 2011-01-03 Price Changed $229,900 NTREIS
• 2010-07-26 Listed $249,900 NTREIS
• 2003-02-10 Sold (Public Records) — Public Records
• 2003-01-09 Listing Removed — NTREIS
• 2003-01-06 Listed $25,400 NTREIS

Property tax history

+3.5%/yr

Latest (2025): $11,089 · +8.2% YoY. Source: county tax records.