6810 Topaz Dr · Greenville, TX 75402

$219,900

3 bd · 2.5 ba · 1,448 sqft · SingleFamily public records · 14 Days on market

Built 2021 4,225 sqft lot $152/sqft · 20% below area Est $275k · 20% under $105/mo HOA · 6% of rent ↓ 3% 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).

• ARV discount +15.0/15.0
• Cash flow +7.3/30.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.0/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 14629752 - Built by Altura Homes - Ready Now! ~ CORNER! Beautiful 2 level Town home in Greenville, Texas. . Entertaining is a breeze in this very open floor plan. Kitchen, dining and family room all on first level with half bath. Second level has large master bedroom with full bath and large walk in closet. Two secondary bedrooms and full shared bath completes. Updated colors and flooring throughout. Located close to shopping, dining, and medical facilities as well as outdoor views to enjoy as well. Very easy access to major roads for commuting. ..

Key facts

• Corner townhome
• Fenced yard
• Tree-lined streets

Tags

• CORNER TOWNHOME
• PRIVATE END-UNIT ENTRY
• FENCED YARD
• WOODED AREA
• COMMUNITY SPORTS PARK
• TREE-LINED STREETS

Property features AI

Finance

• Other: Exclusions: Drapes and rods do not convey
• Financial info: Acceptable financing: Cash, Conventional, FHA, VA
• HOA & community: Mandatory HOA; HOA managed by AAMC; HOA covers grounds and structure maintenance; HOA fee $315 quarterly

Exterior

• Parking: Attached 2-car garage (faces front); 2 covered parking spaces
• Security: Fire alarm; Security system; Smoke detectors
• Utilities: City water; City sewer; No municipal utility district
• Home design: Residential townhouse, attached; Two-story; Built in 2021; Deed restrictions
• Construction: Brick exterior; Composition roof; Slab foundation
• Exterior features: Corner lot; Grassed yard; No dock permitted; No horses permitted

Interior

• Kitchen: Granite counters with built-in cabinets; Walk-in pantry; Dishwasher; Disposal; Electric range; Microwave
• Bedrooms: 3 bedrooms total; Primary bedroom upstairs with ensuite bath and walk-in closet; Two additional bedrooms upstairs
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Cable TV available; Decorative lighting; Granite counters; High-speed internet available; Seven total rooms; One living area; One dining area; Two levels
• Laundry & utility: Laundry room upstairs

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-292 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (15.8% below list).
• Recommended offer: $168k (23.5% below list) — sets the bar for cash-flow.

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: Lamar El (math 28% / reading 33%, grade F, #2,464 of 4,322 statewide, top 58%, 554 students, 59% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents soft (-1.0%/yr); 295 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2k of loan paydown is wiped out by about $7k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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

• 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 $168,319 (23.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.69%
• DSCR: 0.75
• GRM: 9.9

CMA / ARV

• ARV (median comp): $275,295
• List price: $219,900
• Delta: -21.90%
• 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
502 Charlotte St	0.21mi	3/2.0	1,488 (+3%)	4mo	$189,900	$128	80
6618 Pattison Ln	0.45mi	3/2.0	1,460 (+1%)	7mo	$247,358	$169	70
1304 Gratiot Dr	0.75mi	3/2.0	1,461 (+1%)	0mo	$217,249	$149	61
808 Tippit Ln	0.36mi	3/2.0	1,659 (+15%)	2mo	$279,000	$168	55
1427 Reiger Dr	0.53mi	3/2.0	1,576 (+9%)	4mo	$229,000	$145	55
6903 Gold St	0.31mi	3/2.0	1,646 (+14%)	7mo	$250,000	$152	55
1405 Warringwood Dr	0.52mi	3/2.0	1,326 (-8%)	6mo	$230,000	$173	55
6302 Graceland Dr	0.73mi	3/2.0	1,337 (-8%)	1mo	$222,599	$166	51
6618 Ellesmere Dr	0.48mi	3/2.0	1,629 (+12%)	7mo	$270,000	$166	49
628 Redwood Dr	0.73mi	3/2.0	1,546 (+7%)	6mo	$245,000	$158	48
6111 Coles Ln	0.59mi	3/2.0	1,605 (+11%)	6mo	$284,900	$178	47
618 Dogwood Dr	0.68mi	3/2.0	1,653 (+14%)	3mo	$259,900	$157	41

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: -30.0%
• Equity multiple: 0.03×
• Total profit: $-59,482
• Equity at exit: $32,788

10-year hold

• IRR: -55.3%
• Equity multiple: -0.56×
• Total profit: $-96,005
• Equity at exit: $19,013

Cash invested: $61,572 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,851 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$404 /mo · $4,852/yr
• Insurance: −$92
• HOA: −$105
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-292

Break-even live

Break-even rent $2,220

Max offer price $168,319

Occupancy floor —

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6820 Topaz Dr Greenville, TX	3.0	2.5	1819	$900	$0.49	43d	1	0.02mi
512 Oakridge Dr Greenville, TX	3.0	3.0	1695	$1,700	$1.00	43d	1	0.18mi
6915 Justin Ln Greenville, TX	3.0	2.0	1405	$1,925	$1.37	21d	1	0.18mi
328 Jamie Way Greenville, TX	3.0	2.0	1841	$2,150	$1.17	18d	1	0.24mi
1012 Eva Dr Greenville, TX	3.0	2.0	1582	$1,895	$1.20	24d	1	0.32mi
1017 Eva Dr Greenville, TX	3.0	2.0	1582	$1,450	$0.92	43d	1	0.36mi
906 Tippit Ln Greenville, TX	3.0	2.0	1605	$1,900	$1.18	2d	1	0.37mi
6529 Graceland Dr Greenville, TX	3.0	2.0	1702	$1,875	$1.10	24d	1	0.38mi
802 Ransom Way Greenville, TX	3.0	2.0	1605	$1,900	$1.18	2d	1	0.39mi
804 Ransom Way Greenville, TX	3.0	2.0	1605	$1,900	$1.18	18d	1	0.40mi
708 Hardaway Ln Greenville, TX	3.0	2.0	1605	$1,900	$1.18	10d	1	0.46mi
1426 Thibodaux Dr Greenville, TX	3.0	2.0	1659	$1,850	$1.12	16d	1	0.49mi
1001 Hardaway Dr Greenville, TX	3.0	2.0	1596	$1,850	$1.16	2d	1	0.50mi
1005 Hardaway Ln Greenville, TX	3.0	2.0	1605	$1,950	$1.21	1d	1	0.51mi
703 Moseley Ln Greenville, TX	3.0	2.0	1605	$1,890	$1.18	43d	1	0.52mi
706 Greyson Ln Greenville, TX	3.0	2.0	1605	$1,895	$1.18	43d	1	0.54mi
1401 Brindle Dr Greenville, TX	3.0	2.0	1290	$1,750	$1.36	43d	1	0.57mi
1412 Waverley Dr Greenville, TX	3.0	2.0	1333	$1,650	$1.24	43d	1	0.66mi
8503 Christie Ln Greenville, TX	3.0	2.0	1547	$1,995	$1.29	4d	1	0.67mi
8507 Christie Ln Greenville, TX	3.0	2.0	1581	$1,875	$1.19	20d	1	0.68mi
8511 Christie Ln Greenville, TX	3.0	2.0	1547	$1,895	$1.22	24d	1	0.70mi
710 Teakwood Dr Greenville, TX	4.0	2.0	1862	$2,095	$1.13	24d	1	0.73mi
148 Frank St Greenville, TX	3.0	2.0	1599	$1,845	$1.15	43d	1	0.73mi
621 Redwood Dr Greenville, TX	4.0	2.0	1710	$2,150	$1.26	43d	1	0.75mi
7806 Cottonwood Dr Greenville, TX	3.0	2.0	1650	$1,900	$1.15	4d	1	0.78mi
111 Frank St Greenville, TX	3.0	2.0	1605	$1,800	$1.12	16d	1	0.79mi
7803 Cottonwood Dr Greenville, TX	3.0	2.0	1621	$1,900	$1.17	43d	1	0.80mi
1905 Center Point Ln Greenville, TX	1.0–2.0	1.0–2.0	925	$1,402	$1.52	1d	15	0.81mi
50021 Del Ra Dr Greenville, TX	3.0	1.5	1452	$1,700	$1.17	24d	1	0.84mi
7815 Cottonwood Dr Greenville, TX	4.0	2.0	1718	$1,900	$1.11	24d	1	0.85mi
109 Toma Hawk Dr Greenville, TX	3.0	2.0	1657	$1,900	$1.15	12d	1	0.97mi
6320 Stonewall St Greenville, TX	3.0	1.0–2.0	930	$1,725	$1.85	1d	1	1.15mi
6002 Stonewall St Greenville, TX	2.0	1.0–2.0	637	$1,400	$2.20	1d	1	1.20mi
6504 Flamingo Rd Greenville, TX	3.0	2.0	1190	$1,425	$1.20	24d	1	1.34mi
2504 Paul St Greenville, TX	4.0	2.0	1446	$1,850	$1.28	24d	1	1.39mi
1910 Joe Ramsey Blvd E Greenville, TX	1.0–2.0	1.0–2.0	694	$1,203	$1.73	1d	8	1.40mi
3201 Kari Ln Apt 1524 Greenville, TX	2.0	1.0	895	$1,110	$1.24	43d	1	1.46mi
3201 Kari Ln Unit 1621 Greenville, TX	2.0	2.0	1148	$1,210	$1.05	43d	1	1.46mi
1214 Interstate Highway 30 Greenville, TX	1.0–3.0	1.0–2.0	900	$1,500	$1.67	1d	1	1.47mi

HOA detail

• Monthly dues: $105 · $1,260/yr

Listing history 16 events

1. 2026-06-18
   days on market $219,900 Active 14 DOM
2. 2026-06-17
   days on market $219,900 Active 13 DOM
3. 2026-06-16
   days on market $219,900 Active 12 DOM
4. 2026-06-15
   days on market $219,900 Active 11 DOM
5. 2026-06-13
   days on market $219,900 Active 9 DOM
6. 2026-06-09
   days on market $219,900 Active 5 DOM
7. 2026-06-08
   days on market $219,900 Active 4 DOM
8. 2026-06-07
   pricedays on marketlisting id $219,900 Active 3 DOM
9. 2026-04-29
   price $225,000 1930-char remark
10. 2026-04-10
    price $235,000 1930-char remark
11. 2026-03-25
    price $245,000 1930-char remark
12. 2026-03-18
    listed $252,000 Active 1930-char remark
13. 2021-11-30
    soldstatus Sold 559-char remark

    Show marketing remark (559 chars)

    MLS# 14629752 - Built by Altura Homes - Ready Now! ~ CORNER! Beautiful 2 level Town home in Greenville, Texas. . Entertaining is a breeze in this very open floor plan. Kitchen, dining and family room all on first level with half bath. Second level has large master bedroom with full bath and large walk in closet. Two secondary bedrooms and full shared bath completes. Updated colors and flooring throughout. Located close to shopping, dining, and medical facilities as well as outdoor views to enjoy as well. Very easy access to major roads for commuting. ..

14. 2021-08-13
    status Pending 559-char remark

    Show marketing remark (559 chars)

    MLS# 14629752 - Built by Altura Homes - Ready Now! ~ CORNER! Beautiful 2 level Town home in Greenville, Texas. . Entertaining is a breeze in this very open floor plan. Kitchen, dining and family room all on first level with half bath. Second level has large master bedroom with full bath and large walk in closet. Two secondary bedrooms and full shared bath completes. Updated colors and flooring throughout. Located close to shopping, dining, and medical facilities as well as outdoor views to enjoy as well. Very easy access to major roads for commuting. ..

15. 2021-07-27
    price $226,995 559-char remark

    Show marketing remark (559 chars)

    MLS# 14629752 - Built by Altura Homes - Ready Now! ~ CORNER! Beautiful 2 level Town home in Greenville, Texas. . Entertaining is a breeze in this very open floor plan. Kitchen, dining and family room all on first level with half bath. Second level has large master bedroom with full bath and large walk in closet. Two secondary bedrooms and full shared bath completes. Updated colors and flooring throughout. Located close to shopping, dining, and medical facilities as well as outdoor views to enjoy as well. Very easy access to major roads for commuting. ..

16. 2021-07-20
    listed $227,273 Active 559-char remark

    Show marketing remark (559 chars)

    MLS# 14629752 - Built by Altura Homes - Ready Now! ~ CORNER! Beautiful 2 level Town home in Greenville, Texas. . Entertaining is a breeze in this very open floor plan. Kitchen, dining and family room all on first level with half bath. Second level has large master bedroom with full bath and large walk in closet. Two secondary bedrooms and full shared bath completes. Updated colors and flooring throughout. Located close to shopping, dining, and medical facilities as well as outdoor views to enjoy as well. Very easy access to major roads for commuting. ..

ⓘ 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: $4,852 · $404/mo
• Projected year-2 tax: $4,852 · $404/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 6/10 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: $22,209
• − Mortgage interest: −$12,318
• − Property taxes: −$4,852
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − HOA: −$1,260
• − Depreciation: −$6,397
• Taxable loss: −$7,270
• Est. tax savings @ 24.0%: +$1,745
• After-tax cash flow: $-1,759/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

-3.2% since first listed

11 events — show timeline

• 2026-06-04 Listed $219,900 NTREIS
• 2026-05-27 Listing Removed — NTREIS
• 2026-05-27 Price Changed $215,000 NTREIS
• 2026-04-29 Price Changed $225,000 NTREIS
• 2026-04-10 Price Changed $235,000 NTREIS
• 2026-03-25 Price Changed $245,000 NTREIS
• 2026-03-18 Listed $252,000 NTREIS
• 2021-11-30 Sold (MLS) — NTREIS
• 2021-08-13 Pending — NTREIS
• 2021-07-27 Price Changed $226,995 NTREIS
• 2021-07-20 Listed $227,273 NTREIS

Property tax history

+61.4%/yr

Latest (2025): $4,852 · +3.0% YoY. Source: county tax records.