6713 Wren Dr · Greenville, TX 75402

$195,999

3 bd · 3.0 ba · 1,664 sqft · SingleFamily public records · 256 Days on market

Built 1974 1,664 sqft lot $118/sqft · at area comps Est $205k · at est.

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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).

• Cash flow +14.5/30.0
• ARV discount +9.4/15.0
• DSCR +4.4/10.0
• 1% rule +3.9/10.0
• 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 MLS

Situated in a quiet residential neighborhood, this property offers a solid opportunity for buyers looking for value, flexibility, and potential. Being sold as-is, it is ideal for investors, cash buyers, or homeowners who want to customize and build equity in today’s market. The home features a functional layout with generous living space, a practical kitchen footprint, and bedrooms that can be reimagined to fit modern needs. The lot provides room for outdoor enjoyment, expansion, or added improvements. Conveniently located near schools, shopping, dining, and major roadways, it offers easy access to daily necessities while maintaining a neighborhood feel. With strong demand for affordable homes and renovation-ready properties, this is a chance to secure a home with upside in the growing Greenville market.

Key facts

• Functional kitchen
• Convenient access
• Single-family home

Tags

• SINGLE-FAMILY HOME
• QUIET RESIDENTIAL AREA
• SPACIOUS LAYOUT
• FUNCTIONAL KITCHEN
• GENEROUS BACKYARD
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $43 ($521/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (11.1% below list).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: Bowie El (math 26% / reading 30%, grade F, #2,740 of 4,322 statewide, top 64%, 609 students, 71% FRL); Greenville Middle (math 17% / reading 28%, grade F, #1,341 of 1,662 statewide, top 82%, 727 students, 76% FRL); Greenville H S (math 17% / reading 37%, grade F, #1,204 of 1,632 statewide, top 75%, 1,480 students, 66% 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); 298 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $6k 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 256 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $34k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $172,479 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 9.4

CMA / ARV

• ARV (median comp): $204,597
• List price: $195,999
• Delta: -4.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6407 Stonewall St	0.45mi	3/2.0	1,610 (-3%)	8mo	$179,900	$112	63
6002 Colorado St	0.65mi	3/2.0	1,707 (+3%)	2mo	$224,900	$132	59
108 Labein Ave	0.61mi	3/2.0	1,614 (-3%)	6mo	$255,990	$159	57
110 Labein Ave	0.60mi	4/2.0 (+1)	1,650 (-1%)	9mo	$256,490	$155	54
122 Kainos St	0.52mi	4/3.0 (+1)	1,828 (+10%)	3mo	$272,990	$149	52
6317 Stonewall St	0.54mi	3/2.0	1,856 (+12%)	2mo	$239,000	$129	50
5920 Colorado St	0.71mi	3/2.0	1,734 (+4%)	8mo	$289,000	$167	49
6415 Stonewall St	0.42mi	3/2.0	1,438 (-14%)	7mo	$184,500	$128	48
128 Doma Ave	0.65mi	3/2.0	1,532 (-8%)	9mo	$248,490	$162	45
110 Hesed St	0.54mi	4/2.0 (+1)	1,887 (+13%)	0mo	$289,999	$154	43
6305 Chapman Dr	0.58mi	4/2.0 (+1)	1,897 (+14%)	2mo	$235,000	$124	39
3202 Poplar St	0.65mi	3/2.0	1,439 (-14%)	7mo	$224,950	$156	37

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: -18.2%
• Equity multiple: 0.38×
• Total profit: $-34,089
• Equity at exit: $29,224

10-year hold

• IRR: -17.6%
• Equity multiple: 0.17×
• Total profit: $-45,806
• Equity at exit: $16,946

Cash invested: $54,880 (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: 298
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,743 high
• Mortgage (P&I): −$1,028
• Tax from tax record: −$224 /mo · $2,685/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $43

Break-even live

Break-even rent $1,688

Max offer price $195,999

Occupancy floor 93%

Sensitivity live

Price	-10% $154	-5% $99	+0% $43	+5% $-12	+10% $-68
Rent	-10% $-94	-5% $-25	+0% $43	+5% $112	+10% $181
Rate	-1.0pp $142	-0.5pp $93	base $43	+0.5pp $-7	+1.0pp $-59

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: $49,000
• Closing costs: $5,880
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6716 Flamingo Rd Greenville, TX	3.0	2.0	1344	$1,650	$1.23	0d	1	0.02mi
3117 Chaparral Dr Greenville, TX	3.0	2.0	1355	$1,650	$1.22	18d	1	0.20mi
3201 Kari Ln Unit 1621 Greenville, TX	2.0	2.0	1148	$1,210	$1.05	45d	1	0.22mi
6504 Flamingo Rd Greenville, TX	3.0	2.0	1190	$1,425	$1.20	26d	1	0.23mi
2509 Garden Dr Greenville, TX	3.0	2.0	1287	$1,450	$1.13	0d	1	0.38mi
102 Goel St Greenville, TX	4.0	2.0	1788	$1,975	$1.10	4d	1	0.48mi
102 Goel St Greenville, TX	4.0	2.0	1794	$1,975	$1.10	9d	1	0.49mi
102 Goel St Greenville, TX	4.0	2.0	1794	$1,975	$1.10	26d	1	0.49mi
112 Goel St Greenville, TX	4.0	2.0	1788	$1,835	$1.03	3d	1	0.51mi
116 Goel St Greenville, TX	4.0	3.0	1828	$1,885	$1.03	3d	1	0.52mi
6320 Stonewall St Greenville, TX	3.0	1.0–2.0	930	$1,725	$1.85	0d	1	0.56mi
110 Doma Ave Greenville, TX	4.0	2.0	1571	$1,740	$1.11	4d	1	0.63mi
116 Doma Ave Greenville, TX	4.0	2.0	1788	$1,825	$1.02	0d	1	0.64mi
1905 Center Point Ln Greenville, TX	1.0–2.0	1.0–2.0	925	$1,436	$1.55	0d	16	0.66mi
6002 Colorado St Greenville, TX	3.0	2.0	1692	$1,900	$1.12	23d	1	0.67mi
8025 Monty Stratton Pkwy Greenville, TX	2.0	1.0–2.0	871	$1,705	$1.96	0d	28	0.69mi
3000 Webb Ave Greenville, TX	2.0	1.5	1300	$1,395	$1.07	0d	1	0.83mi
3000 Webb Ave Unit 402 Greenville, TX	2.0	1.5	1300	$1,425	$1.10	26d	1	0.84mi
3502 Austin St Greenville, TX	3.0	1.5	1140	$1,375	$1.21	45d	1	0.88mi
2504 Paul St Greenville, TX	4.0	2.0	1446	$1,850	$1.28	26d	1	1.00mi
1426 Thibodaux Dr Greenville, TX	3.0	2.0	1659	$1,795	$1.08	0d	1	1.06mi
4485 Traders Rd Greenville, TX	1.0–3.0	1.0–2.0	973	$1,948	$2.00	0d	18	1.10mi
355 Lost Creek Trl Greenville, TX	3.0	2.0	1768	$1,895	$1.07	45d	1	1.13mi
1017 Eva Dr Greenville, TX	3.0	2.0	1582	$1,450	$0.92	45d	1	1.16mi
1417 Brindle Dr Greenville, TX	3.0	2.0	1187	$1,175	$0.99	0d	1	1.17mi
1012 Eva Dr Greenville, TX	3.0	2.0	1582	$1,895	$1.20	26d	1	1.18mi
1005 Hardaway Ln Greenville, TX	3.0	2.0	1605	$1,950	$1.21	3d	1	1.20mi
6529 Graceland Dr Greenville, TX	3.0	2.0	1702	$1,875	$1.10	26d	1	1.20mi
906 Tippit Ln Greenville, TX	3.0	2.0	1605	$1,900	$1.18	4d	1	1.20mi
3407 Tipps Dr Greenville, TX	3.0	2.0	1698	$1,875	$1.10	3d	1	1.20mi
1001 Hardaway Dr Greenville, TX	3.0	2.0	1596	$1,850	$1.16	4d	1	1.21mi
1401 Brindle Dr Greenville, TX	3.0	2.0	1290	$1,750	$1.36	45d	1	1.24mi
1412 Waverley Dr Greenville, TX	3.0	2.0	1333	$1,650	$1.24	45d	1	1.24mi
708 Hardaway Ln Greenville, TX	3.0	2.0	1605	$1,900	$1.18	12d	1	1.25mi
804 Ransom Way Greenville, TX	3.0	2.0	1605	$1,900	$1.18	20d	1	1.26mi
708 Tippit Ln Greenville, TX	3.0	2.0	1612	$1,895	$1.18	0d	1	1.27mi
802 Ransom Way Greenville, TX	3.0	2.0	1605	$1,900	$1.18	4d	1	1.27mi
6915 Justin Ln Greenville, TX	3.0	2.0	1405	$1,925	$1.37	23d	1	1.29mi
6809 Topaz Dr Greenville, TX	3.0	3.0	2052	$1,995	$0.97	45d	1	1.29mi
6820 Topaz Dr Greenville, TX	3.0	2.5	1819	$900	$0.49	45d	1	1.32mi

Listing history 23 events

1. 2026-06-21
   days on market $195,999 Active 256 DOM
2. 2026-06-18
   days on market $195,999 Active 253 DOM
3. 2026-06-17
   days on market $195,999 Active 252 DOM
4. 2026-06-16
   days on market $195,999 Active 251 DOM
5. 2026-06-15
   days on market $195,999 Active 250 DOM
6. 2026-06-13
   days on market $195,999 Active 248 DOM
7. 2026-06-09
   days on market $195,999 Active 244 DOM
8. 2026-06-08
   days on market $195,999 Active 243 DOM
9. 2026-06-07
   days on market $195,999 Active 242 DOM
10. 2026-06-04
    days on market $195,999 Active 239 DOM
11. 2026-06-03
    days on market $195,999 Active 238 DOM
12. 2026-06-02
    days on market $195,999 Active 237 DOM
13. 2026-06-01
    days on market $195,999 Active 236 DOM
14. 2026-05-31
    days on market $195,999 Active 235 DOM
15. 2026-04-27
    price $195,999 821-char remark

    Show marketing remark (821 chars)

    Situated in a quiet residential neighborhood, this property offers a solid opportunity for buyers looking for value, flexibility, and potential. Being sold as-is, it is ideal for investors, cash buyers, or homeowners who want to customize and build equity in today’s market. The home features a functional layout with generous living space, a practical kitchen footprint, and bedrooms that can be reimagined to fit modern needs. The lot provides room for outdoor enjoyment, expansion, or added improvements. Conveniently located near schools, shopping, dining, and major roadways, it offers easy access to daily necessities while maintaining a neighborhood feel. With strong demand for affordable homes and renovation-ready properties, this is a chance to secure a home with upside in the growing Greenville market.

16. 2026-03-18
    price $202,000 821-char remark

    Show marketing remark (821 chars)

    Situated in a quiet residential neighborhood, this property offers a solid opportunity for buyers looking for value, flexibility, and potential. Being sold as-is, it is ideal for investors, cash buyers, or homeowners who want to customize and build equity in today’s market. The home features a functional layout with generous living space, a practical kitchen footprint, and bedrooms that can be reimagined to fit modern needs. The lot provides room for outdoor enjoyment, expansion, or added improvements. Conveniently located near schools, shopping, dining, and major roadways, it offers easy access to daily necessities while maintaining a neighborhood feel. With strong demand for affordable homes and renovation-ready properties, this is a chance to secure a home with upside in the growing Greenville market.

17. 2025-11-17
    price $215,000 821-char remark

    Show marketing remark (821 chars)

    Situated in a quiet residential neighborhood, this property offers a solid opportunity for buyers looking for value, flexibility, and potential. Being sold as-is, it is ideal for investors, cash buyers, or homeowners who want to customize and build equity in today’s market. The home features a functional layout with generous living space, a practical kitchen footprint, and bedrooms that can be reimagined to fit modern needs. The lot provides room for outdoor enjoyment, expansion, or added improvements. Conveniently located near schools, shopping, dining, and major roadways, it offers easy access to daily necessities while maintaining a neighborhood feel. With strong demand for affordable homes and renovation-ready properties, this is a chance to secure a home with upside in the growing Greenville market.

18. 2025-10-08
    listed $230,000 Active 821-char remark

    Show marketing remark (821 chars)

    Situated in a quiet residential neighborhood, this property offers a solid opportunity for buyers looking for value, flexibility, and potential. Being sold as-is, it is ideal for investors, cash buyers, or homeowners who want to customize and build equity in today’s market. The home features a functional layout with generous living space, a practical kitchen footprint, and bedrooms that can be reimagined to fit modern needs. The lot provides room for outdoor enjoyment, expansion, or added improvements. Conveniently located near schools, shopping, dining, and major roadways, it offers easy access to daily necessities while maintaining a neighborhood feel. With strong demand for affordable homes and renovation-ready properties, this is a chance to secure a home with upside in the growing Greenville market.

19. 2007-05-18
    soldstatus
20. 2007-05-14
    soldstatus 409-char remark

    Show marketing remark (409 chars)

    Must see inside! Cute drive up! Ceramic tile flooring, moldings and designer painting throughout. Large second living area could be a master suite making a 3 bedroom home. Kitchen has under cabinet lighting with room for a eating area! This house is updated and really cute. Piano stays with the home! Tax rolls do not show 20x20 room addition. Square footage must be verified. Priced with the room addition.

21. 2007-04-27
    historical 409-char remark

    Show marketing remark (409 chars)

    Must see inside! Cute drive up! Ceramic tile flooring, moldings and designer painting throughout. Large second living area could be a master suite making a 3 bedroom home. Kitchen has under cabinet lighting with room for a eating area! This house is updated and really cute. Piano stays with the home! Tax rolls do not show 20x20 room addition. Square footage must be verified. Priced with the room addition.

22. 2007-03-15
    listed $75,500 409-char remark

    Show marketing remark (409 chars)

    Must see inside! Cute drive up! Ceramic tile flooring, moldings and designer painting throughout. Large second living area could be a master suite making a 3 bedroom home. Kitchen has under cabinet lighting with room for a eating area! This house is updated and really cute. Piano stays with the home! Tax rolls do not show 20x20 room addition. Square footage must be verified. Priced with the room addition.

23. 2006-12-21
    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: $2,685 · $224/mo
• Projected year-2 tax: $3,587 · $299/mo
• Expected delta: +$901/yr (+$75/mo · 33.6%)

ⓘ 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: $20,912
• − Mortgage interest: −$10,979
• − Property taxes: −$2,685
• − Insurance: −$980
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − Depreciation: −$5,702
• Taxable loss: −$2,780
• Est. tax savings @ 24.0%: +$667
• After-tax cash flow: $1,188/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

+159.6% since first listed

9 events — show timeline

• 2026-04-27 Price Changed $195,999 NTREIS
• 2026-03-18 Price Changed $202,000 NTREIS
• 2025-11-17 Price Changed $215,000 NTREIS
• 2025-10-08 Listed $230,000 NTREIS
• 2007-05-18 Sold (Public Records) — Public Records
• 2007-05-14 Sold (MLS) — NTREIS
• 2007-04-27 Listing Removed — NTREIS
• 2007-03-15 Listed $75,500 NTREIS
• 2006-12-21 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,685 · -32.8% YoY. Source: county tax records.