4004 Washington St · Greenville, TX 75401

$135,000

2 bd · 2.0 ba · 916 sqft · SingleFamily public records · 380 Days on market

Built 1970 5,401 sqft lot $147/sqft · 29% below area Est $191k · 29% under

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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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.6/10.0
• 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 MLS

Enjoy quiet, country living in the heart of Hunt County! Nestled on a quiet, interior lot, this charming 2-bed, 1-bath home is move-in ready and offers a great investment for rental or first time buyers! Established neighborhood, mature trees, and great location - minutes to Hwy 69, Hwy 380 & I-30 for easy commutes, plus minutes from downtown Greenville, local shops & dining. Step inside to a spacious living room that opens to a dining room and well-appointed kitchen. Storage Shed. No HOA! Enjoy a spacious backyard with plenty of space for children or pets to play freely. ***Adjacent lot is available for purchase. Both lots are available for sale separately! Great Opportunity!

Key facts

• Storage shed
• Mature trees
• 5,401 sq ft lot

Tags

• ESTABLISHED NEIGHBORHOOD
• MATURE TREES
• EXPANSIVE DOUBLE LOT BACKYARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $54 ($646/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 $129k (4.5% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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); 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 78% FRL vs 55% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 395 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

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 380 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $75k (36%) 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 380 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 1970 — 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. 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: 0.96% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 8.7

CMA / ARV

• ARV (median comp): $190,696
• List price: $135,000
• Delta: -29.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4518 Bourland St	0.47mi	2/1.0	930 (+2%)	12mo	$115,000	$124	61
1904 Utilis St	0.53mi	2/1.0	928 (+1%)	13mo	$84,900	$91	58
2308 Morgan St	0.34mi	3/1.0 (+1)	886 (-3%)	22mo	$149,000	$168	52
2105 Speedway St	0.22mi	3/1.0 (+1)	1,002 (+9%)	19mo	$89,000	$89	49
3302 Texas St	0.39mi	2/1.0	1,052 (+15%)	7mo	$134,900	$128	47
3803 College St	0.63mi	3/1.5 (+1)	1,051 (+15%)	1mo	$159,900	$152	38
4902 Church St	0.62mi	3/1.0 (+1)	1,020 (+11%)	15mo	$175,000	$172	31
4202 Cornelia St	0.63mi	3/2.0 (+1)	1,048 (+14%)	14mo	$237,000	$226	30
1909 Fuller St	0.72mi	2/2.0	1,027 (+12%)	23mo	$210,000	$204	27

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: -16.4%
• Equity multiple: 0.43×
• Total profit: $-21,425
• Equity at exit: $20,129

10-year hold

• IRR: -13.2%
• Equity multiple: 0.32×
• Total profit: $-25,885
• 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 75401

• Home prices YoY: -20.7%
• Rents YoY: 0.6%
• Active inventory: 395
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$708
• Tax from tax record: −$201 /mo · $2,407/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $54

Break-even live

Break-even rent $1,221

Max offer price $135,000

Occupancy floor 91%

Sensitivity live

Price	-10% $130	-5% $92	+0% $54	+5% $16	+10% $-23
Rent	-10% $-48	-5% $3	+0% $54	+5% $105	+10% $156
Rate	-1.0pp $122	-0.5pp $88	base $54	+0.5pp $19	+1.0pp $-17

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
4010 Lee St Unit 4010 Lee 2 Greenville, TX	1.0	1.0	800	$750	$0.94	45d	1	0.09mi
2123 Langford St Greenville, TX	2.0	2.0	700	$1,199	$1.71	45d	1	0.23mi
2907 Texas St Greenville, TX	3.0	2.0	1028	$1,314	$1.28	45d	1	0.25mi
4506 Pickett St Greenville, TX	3.0	2.0	1024	$1,395	$1.36	20d	1	0.32mi
3513 Washington St Unit H Greenville, TX	2.0	1.0	930	$462	$0.50	0d	1	0.33mi
3513 Washington St Unit G Greenville, TX	2.0	1.0	930	$925	$0.99	26d	1	0.33mi
3509 Pickett St Greenville, TX	3.0	2.0	1090	$1,550	$1.42	0d	1	0.34mi
3626 Marshall St Greenville, TX	2.0	1.0	896	$1,300	$1.45	45d	1	0.42mi
2217 Sayle St Greenville, TX	2.0	2.0	812	$1,275	$1.57	4d	1	0.42mi
2217 Sayle St Unit B Greenville, TX	2.0	2.0	812	$1,275	$1.57	23d	1	0.42mi
3604 Bourland St Greenville, TX	3.0	2.0	1028	$1,360	$1.32	45d	1	0.43mi
3507 Marshall St Unit C Greenville, TX	2.0	1.0	784	$1,075	$1.37	23d	1	0.50mi
3507 Marshall St Unit C Greenville, TX	2.0	1.0	784	$1,100	$1.40	26d	1	0.50mi
3420 Marshall St Unit B Greenville, TX	3.0	1.0	838	$1,360	$1.62	0d	1	0.51mi
3412 Marshall St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	4d	1	0.53mi
3412 Marshall St Unit A Greenville, TX	3.0	2.0	1068	$1,250	$1.17	26d	1	0.53mi
3305 Stevens St Greenville, TX	3.0	2.0	1069	$1,475	$1.38	45d	1	0.54mi
3305 Stevens St Unit B Greenville, TX	3.0	2.0	1069	$1,350	$1.26	45d	1	0.54mi
3305 Stevens St Unit A Greenville, TX	3.0	2.0	1069	$1,300	$1.22	45d	1	0.54mi
4405 Oneal St Unit 4 Greenville, TX	3.0	2.0	1005	$1,275	$1.27	45d	1	0.57mi
3020 Henry St Unit A Greenville, TX	3.0	2.0	1100	$2,800	$2.55	45d	1	0.62mi
3020 Henry St Unit B Greenville, TX	3.0	2.0	1100	$2,850	$2.59	45d	1	0.62mi
3118 Hemphill St Greenville, TX	3.0	2.0	1125	$1,600	$1.42	45d	1	0.62mi
2116 King St Unit 1 Greenville, TX	2.0	1.0	1000	$1,150	$1.15	5d	1	0.67mi
3305 Mineola St Unit B Greenville, TX	3.0	2.0	1017	$1,350	$1.33	45d	1	0.68mi
3305 Mineola St Unit A Greenville, TX	3.0	2.0	1017	$1,300	$1.28	45d	1	0.68mi
3214 King St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	12d	1	0.69mi
2004 Wesley St Apt 5 Greenville, TX	2.0	1.0	682	$500	$0.73	45d	1	0.80mi
2005 Wesley St Unit 4 Greenville, TX	2.0	1.0	1056	$1,250	$1.18	3d	1	0.83mi
1712 Manor Garden Curv Greenville, TX	3.0	2.0	1108	$1,425	$1.29	45d	1	0.84mi
1716 Manor Garden Curv Unit 75401 Greenville, TX	3.0	2.0	1108	$1,525	$1.38	26d	1	0.85mi
3912 Briscoe St Greenville, TX	3.0	1.0	1084	$1,300	$1.20	45d	1	0.86mi
3112 Stonewall St Unit 2 Greenville, TX	1.0	1.0	730	$990	$1.36	14d	1	0.89mi
3112 Stonewall St #1 Greenville, TX	1.0	1.0	760	$1,150	$1.51	45d	1	0.89mi
2203 Henry St Unit A Greenville, TX	3.0	2.0	980	$1,250	$1.28	12d	1	0.94mi
2203 Henry St Unit A Greenville, TX	3.0	2.0	980	$1,250	$1.28	22d	1	0.94mi
2015 Stuart St Unit A Greenville, TX	3.0	2.0	1069	$1,400	$1.31	26d	1	1.01mi
3108 Stanford St Apt A Greenville, TX	2.0	1.5	1020	$1,185	$1.16	45d	1	1.06mi
2203 Henry St Unit B Greenville, TX	3.0	2.0	980	$1,250	$1.28	45d	1	1.06mi
2113 Henry St Unit B Greenville, TX	3.0	2.0	1068	$1,400	$1.31	26d	1	1.09mi

Listing history 11 events

1. 2026-01-29
   price $135,000 693-char remark

   Show marketing remark (693 chars)

   Enjoy quiet, country living in the heart of Hunt County! Nestled on a quiet, interior lot, this charming 2-bed, 1-bath home is move-in ready and offers a great investment for rental or first time buyers! Established neighborhood, mature trees, and great location - minutes to Hwy 69, Hwy 380 & I-30 for easy commutes, plus minutes from downtown Greenville, local shops & dining. Step inside to a spacious living room that opens to a dining room and well-appointed kitchen. Storage Shed. No HOA! Enjoy a spacious backyard with plenty of space for children or pets to play freely. ***Adjacent lot is available for purchase. Both lots are available for sale separately! Great Opportunity!

2. 2025-12-12
   price $145,000 693-char remark

   Show marketing remark (693 chars)

   Enjoy quiet, country living in the heart of Hunt County! Nestled on a quiet, interior lot, this charming 2-bed, 1-bath home is move-in ready and offers a great investment for rental or first time buyers! Established neighborhood, mature trees, and great location - minutes to Hwy 69, Hwy 380 & I-30 for easy commutes, plus minutes from downtown Greenville, local shops & dining. Step inside to a spacious living room that opens to a dining room and well-appointed kitchen. Storage Shed. No HOA! Enjoy a spacious backyard with plenty of space for children or pets to play freely. ***Adjacent lot is available for purchase. Both lots are available for sale separately! Great Opportunity!

3. 2025-05-23
   price $150,000 693-char remark

   Show marketing remark (693 chars)

   Enjoy quiet, country living in the heart of Hunt County! Nestled on a quiet, interior lot, this charming 2-bed, 1-bath home is move-in ready and offers a great investment for rental or first time buyers! Established neighborhood, mature trees, and great location - minutes to Hwy 69, Hwy 380 & I-30 for easy commutes, plus minutes from downtown Greenville, local shops & dining. Step inside to a spacious living room that opens to a dining room and well-appointed kitchen. Storage Shed. No HOA! Enjoy a spacious backyard with plenty of space for children or pets to play freely. ***Adjacent lot is available for purchase. Both lots are available for sale separately! Great Opportunity!

4. 2025-05-07
   listed $210,000 Active 693-char remark

   Show marketing remark (693 chars)

   Enjoy quiet, country living in the heart of Hunt County! Nestled on a quiet, interior lot, this charming 2-bed, 1-bath home is move-in ready and offers a great investment for rental or first time buyers! Established neighborhood, mature trees, and great location - minutes to Hwy 69, Hwy 380 & I-30 for easy commutes, plus minutes from downtown Greenville, local shops & dining. Step inside to a spacious living room that opens to a dining room and well-appointed kitchen. Storage Shed. No HOA! Enjoy a spacious backyard with plenty of space for children or pets to play freely. ***Adjacent lot is available for purchase. Both lots are available for sale separately! Great Opportunity!

5. 2025-04-10
   price $144,900
6. 2025-03-23
   listed $149,900 Active
7. 2021-11-29
   soldstatus
8. 2010-03-11
   soldstatus
9. 2010-03-02
   soldstatus
10. 2010-01-26
    historical
11. 2009-08-26
    listed $30,000

ⓘ 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: $2,407 · $201/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$63/yr (+$5/mo · 2.6%)

ⓘ 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: $15,473
• − Mortgage interest: −$7,562
• − Property taxes: −$2,407
• − Insurance: −$675
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$3,927
• Taxable loss: −$1,574
• Est. tax savings @ 24.0%: +$378
• After-tax cash flow: $1,024/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

+350.0% since first listed

11 events — show timeline

• 2026-01-29 Price Changed $135,000 NTREIS
• 2025-12-12 Price Changed $145,000 NTREIS
• 2025-05-23 Price Changed $150,000 NTREIS
• 2025-05-07 Listed $210,000 NTREIS
• 2025-04-10 Price Changed $144,900 NTREIS
• 2025-03-23 Listed $149,900 NTREIS
• 2021-11-29 Sold (Public Records) — Public Records
• 2010-03-11 Sold (MLS) — NTREIS
• 2010-03-02 Sold (Public Records) — Public Records
• 2010-01-26 Listing Removed — NTREIS
• 2009-08-26 Listed $30,000 NTREIS

Property tax history

+9.7%/yr

Latest (2025): $2,407 · +3.7% YoY. Source: county tax records.