1803 Sayle · Greenville, TX 75401

$149,900

3 bd · 2.0 ba · 1,658 sqft · SingleFamily public records · 45 Days on market

Built 1975 8,756 sqft lot $90/sqft · 32% below area Est $219k · 32% under ↓ 14% since listing

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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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.7/10.0
• 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

CASH ONLY OFFERS. SOLD AS IS. Sitting on an oversized lot with excellent frontage, this property is ideal for investors, builders or anyone looking for a full renovation or tear down a project.

Key facts

• Excellent frontage
• Full renovation
• Oversized lot

Tags

• OVERSIZED LOT
• EXCELLENT FRONTAGE
• FULL RENOVATION

Property features AI

Finance

• Other: Property type: Single Family Residence; Parcel number available
• Financial info: Second mortgage: none; Loan type: Treat As Clear
• HOA & community: No homeowners association

Exterior

• Parking: 1 covered parking space; Carport spaces not provided; Other parking features
• Utilities: City water; Not in a municipal utility district
• Home design: Single family residence; Residential property; Built in 1975; Not attached
• Construction: Year built 1975
• Exterior features: Lot less than 0.5 acre (approximately 0.201 acres); Subdivision: ORIG TOWN OF GREENVILLE

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Built-in features; Other interior features; Seven total rooms; One living area; One dining area; Single-level (one story)
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Carver El (math 18% / reading 15%, grade F, #3,946 of 4,322 statewide, top 92%, 524 students, 93% FRL) — zoned schools average 93% FRL vs 55% district-wide (38 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).
• This rent runs 32% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 45 days — a 3% lower offer ($145k) 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; 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 $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1975 — 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: 1.07% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.73%
• DSCR: 1.39
• GRM: 7.8

CMA / ARV

• ARV (median comp): $219,090
• List price: $149,900
• Delta: -31.58%
• 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
1708 Wright St	0.19mi	3/2.0	1,640 (-1%)	1mo	$224,990	$137	89
3525 Lee St	0.33mi	3/2.0	1,750 (+6%)	1mo	$234,999	$134	75
1706 Wright St	0.19mi	3/2.0	1,478 (-11%)	2mo	$232,500	$157	71
3717 Lee St	0.38mi	4/2.0 (+1)	1,553 (-6%)	2mo	$231,500	$149	65
1224 Saint John	0.50mi	3/2.0	1,562 (-6%)	4mo	$260,000	$166	63
2221 Walnut St	0.32mi	2/2.0 (-1)	1,494 (-10%)	1mo	$149,900	$100	63
3817 Spencer St	0.58mi	3/2.0	1,521 (-8%)	0mo	$199,900	$131	58
2105 College St	0.56mi	3/2.0	1,504 (-9%)	3mo	$239,800	$159	56
2826 Gillespie St	0.53mi	3/2.0	1,501 (-10%)	6mo	$253,900	$169	54
1223 Wesley St	0.49mi	3/2.0	1,439 (-13%)	2mo	$230,000	$160	53
2101 College St	0.56mi	3/2.0	1,429 (-14%)	4mo	$238,600	$167	48
1411 Wesley St	0.45mi	4/2.0 (+1)	1,895 (+14%)	6mo	$250,000	$132	46

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-8,613
• Equity at exit: $22,351

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,759
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,608 high
• Mortgage (P&I): −$786
• Tax from tax record: −$116 /mo · $1,397/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $306

Break-even live

Break-even rent $1,221

Max offer price $149,900

Occupancy floor 76%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3305 Stevens St Greenville, TX	3.0	2.0	1069	$1,475	$1.38	44d	1	0.01mi
3305 Stevens St Unit B Greenville, TX	3.0	2.0	1069	$1,350	$1.26	44d	1	0.01mi
3305 Stevens St Unit A Greenville, TX	3.0	2.0	1069	$1,300	$1.22	44d	1	0.01mi
3307 Polk St Unit A Greenville, TX	3.0	2.0	1288	$1,550	$1.20	18d	1	0.04mi
3310 Polk St Greenville, TX	3.0	2.0	1513	$1,800	$1.19	24d	1	0.06mi
1901 Wright St Greenville, TX	3.0	2.0	1260	$1,575	$1.25	24d	1	0.19mi
2113 Wright St Unit A Greenville, TX	3.0	2.5	1436	$1,800	$1.25	44d	1	0.21mi
1707 Wright St Greenville, TX	3.0	2.0	1400	$1,725	$1.23	5d	1	0.21mi
3020 Henry St Unit B Greenville, TX	3.0	2.0	1100	$2,850	$2.59	44d	1	0.23mi
3020 Henry St Unit A Greenville, TX	3.0	2.0	1100	$2,800	$2.55	44d	1	0.23mi
3605 Eutopia St Greenville, TX	3.0	1.0	1156	$1,450	$1.25	44d	1	0.25mi
2915 Bourland St Greenville, TX	3.0	2.0	1197	$1,364	$1.14	44d	1	0.27mi
3840 McDougal St Greenville, TX	3.0	2.0	1458	$2,000	$1.37	7d	1	0.28mi
3819 Henry St Greenville, TX	3.0	2.0	1590	$1,295	$0.81	13d	1	0.31mi
1311 Wright St Greenville, TX	3.0	2.5	1582	$1,750	$1.11	44d	1	0.34mi
2005 Wesley St Unit 4 Greenville, TX	2.0	1.0	1056	$1,250	$1.18	2d	1	0.37mi
3509 Pickett St Greenville, TX	3.0	2.0	1090	$1,580	$1.45	7d	1	0.40mi
2901 Lee St Apt 1 Greenville, TX	2.0	2.0	1250	$1,575	$1.26	44d	1	0.42mi
2309 Wesley St Unit A Greenville, TX	2.0	1.0	1150	$1,175	$1.02	44d	1	0.42mi
2309 Wesley St Unit D Greenville, TX	2.0	1.0	1150	$1,100	$0.96	22d	1	0.42mi
3333 Dalton St Greenville, TX	3.0	2.0	1493	$1,635	$1.10	24d	1	0.45mi
3333 Dalton St Greenville, TX	3.0	2.0	1493	$1,635	$1.10	5d	1	0.45mi
3333 Dalton St Greenville, TX	3.0	2.0	1493	$1,635	$1.10	7d	1	0.45mi
2106 Stonewall St Unit 2B Greenville, TX	2.0	1.0	1220	$1,265	$1.04	20d	1	0.45mi
2106 Stonewall St Unit 2B Greenville, TX	2.0	1.0	1200	$1,263	$1.05	12d	1	0.45mi
2406 Beecha St Greenville, TX	3.0	2.0	1263	$1,575	$1.25	44d	1	0.47mi
1711 Langford St Greenville, TX	3.0	1.5	1274	$1,495	$1.17	22d	1	0.48mi
1711 Langford St Greenville, TX	3.0	1.5	1274	$1,495	$1.17	24d	1	0.48mi
1519 Stonewall St Greenville, TX	3.0	2.0	1578	$1,750	$1.11	22d	1	0.51mi
2003 Johnson St Greenville, TX	2.0	1.0	1156	$1,375	$1.19	44d	1	0.52mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,600	$1.21	44d	1	0.54mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,600	$1.21	24d	1	0.54mi
2811 Walnut St Greenville, TX	3.0	2.0	1368	$1,595	$1.17	44d	1	0.54mi
2210 Langford St Greenville, TX	4.0	2.0	1510	$1,595	$1.06	44d	1	0.56mi
2015 Stuart St Unit A Greenville, TX	3.0	2.0	1069	$1,400	$1.31	24d	1	0.56mi
2902 Walnut St Greenville, TX	4.0	3.0	2189	$2,050	$0.94	24d	1	0.58mi
902 Clark St Greenville, TX	3.0	2.0	1200	$1,900	$1.58	44d	1	0.59mi
2305 Bourland St Greenville, TX	3.0	2.0	1320	$1,900	$1.44	44d	1	0.59mi
2225 College St Greenville, TX	4.0	2.5	1832	$2,000	$1.09	44d	1	0.60mi
2225 College St Greenville, TX	3.0	2.0	1439	$1,800	$1.25	24d	1	0.60mi

Listing history 18 events

1. 2026-06-18
   days on market $149,900 Active 45 DOM
2. 2026-06-17
   days on market $149,900 Active 44 DOM
3. 2026-06-16
   days on market $149,900 Active 43 DOM
4. 2026-06-15
   days on market $149,900 Active 42 DOM
5. 2026-06-13
   days on market $149,900 Active 40 DOM
6. 2026-06-09
   days on market $149,900 Active 36 DOM
7. 2026-06-08
   days on market $149,900 Active 35 DOM
8. 2026-06-07
   days on market $149,900 Active 34 DOM
9. 2026-06-04
   days on market $149,900 Active 31 DOM
10. 2026-06-03
    days on market $149,900 Active 30 DOM
11. 2026-06-02
    days on market $149,900 Active 29 DOM
12. 2026-06-01
    days on market $149,900 Active 28 DOM
13. 2026-05-31
    days on market $149,900 Active 27 DOM
14. 2026-05-04
    listed $149,900 Active 193-char remark
15. 2026-04-12
    historical
16. 2026-03-10
    price $159,900
17. 2026-01-12
    listed $174,900 Active
18. 2004-09-16
    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: $1,397 · $116/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$1,346/yr (+$112/mo · 96.3%)

ⓘ 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: $19,299
• − Mortgage interest: −$8,397
• − Property taxes: −$1,397
• − Insurance: −$750
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$4,361
• Taxable income: $1,307
• Est. tax owed @ 24.0%: −$314
• After-tax cash flow: $3,353/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

-14.3% since first listed

5 events — show timeline

• 2026-05-04 Listed $149,900 NTREIS
• 2026-04-12 Listing Removed — NTREIS
• 2026-03-10 Price Changed $159,900 NTREIS
• 2026-01-12 Listed $174,900 NTREIS
• 2004-09-16 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,397 · +11.4% YoY. Source: county tax records.