6006 Sayle St · Greenville, TX 75402

$150,000

3 bd · 2.0 ba · 1,127 sqft · SingleFamily public records · 2 Days on market

Built 1958 9,365 sqft lot Est $186k · 19% 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 +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +5.3/10.0
• 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

This is charming three bedroom, one and a half bath, one car garage home that features a fenced yard, disposal, dishwasher, gas stove, washer dryer connections, and central heat and air. This home is approximately 1127 sqft and is in Bowie elementary school district.

Key facts

• Fenced yard
• Central heat and air
• Dishwasher

Tags

• FENCED YARD
• DISPOSAL
• DISHWASHER
• GAS STOVE
• WASHER DRYER CONNECTIONS
• CENTRAL HEAT AND AIR

Property features AI

Finance

• Other: Listing status: Active; Possession at closing/funding
• Financial info: Acceptable financing: Cash, Conventional, FHA; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage (1 car); 1 covered parking space
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Individual water meter; Cable available
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1958; Wood construction
• Exterior features: Lot under a quarter acre (approximately 0.215 acre); Subdivision: Ward Sub

Interior

• Kitchen: Dishwasher; Gas range; Pantry
• Bedrooms: 3 bedrooms (Primary bedroom on level 1, approx. 10 x 12)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; Pantry; One living area; One dining area; One level

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 $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.2% 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, schools 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.
• Market conditions: Rents soft (-1.0%/yr); 295 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $150,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.20%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $185,955
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3007 Poplar St Unit A	0.23mi	3/2.0	1,152 (+2%)	12mo	$175,000	$152	76
3115 Poplar St	0.12mi	3/2.0	1,150 (+2%)	20mo	$220,000	$191	74
5505 King St	0.42mi	3/2.0	1,221 (+8%)	1mo	$165,000	$135	66
6415 Flamingo Rd	0.40mi	3/2.0	1,091 (-3%)	13mo	$214,000	$196	65
3101 Poplar St	0.18mi	3/2.0	1,032 (-8%)	21mo	$220,000	$213	60
3110 Eastland Ave	0.19mi	3/2.0	1,264 (+12%)	15mo	$208,000	$165	58
3309 Canton St	0.59mi	3/2.0	1,216 (+8%)	2mo	$199,900	$164	58
6511 Finch Dr	0.41mi	3/1.0	1,043 (-8%)	12mo	$189,000	$181	55
5403 Roberts St	0.51mi	3/1.0	1,140 (+1%)	24mo	$178,900	$157	50
6508 Oriole Cir	0.41mi	3/1.5	1,200 (+6%)	24mo	$180,000	$150	49
5301 Hilltop Dr	0.52mi	3/2.0	1,232 (+9%)	14mo	$220,000	$179	48

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: -14.8%
• Equity multiple: 0.49×
• Total profit: $-21,580
• Equity at exit: $22,365

10-year hold

• IRR: -12.6%
• Equity multiple: 0.36×
• Total profit: $-26,754
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$787
• Tax from tax record: −$258 /mo · $3,092/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $113

Break-even live

Break-even rent $1,401

Max offer price $150,000

Occupancy floor 88%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3502 Austin St Greenville, TX	3.0	1.5	1140	$1,375	$1.21	43d	1	0.28mi
6504 Flamingo Rd Greenville, TX	3.0	2.0	1190	$1,425	$1.20	24d	1	0.40mi
3000 Webb Ave Unit 402 Greenville, TX	2.0	1.5	1300	$1,425	$1.10	24d	1	0.41mi
3000 Webb Ave Greenville, TX	2.0	1.5	1300	$1,410	$1.08	2d	2	0.41mi
5501 Sayle St Greenville, TX	1.0–2.0	1.0–2.0	854	$2,007	$2.35	1d	7	0.45mi
6002 Stonewall St Greenville, TX	2.0	1.0–2.0	637	$1,400	$2.20	1d	1	0.49mi
6320 Stonewall St Greenville, TX	3.0	1.0–2.0	930	$1,725	$1.85	1d	1	0.53mi
3117 Chaparral Dr Greenville, TX	3.0	2.0	1355	$1,650	$1.22	16d	1	0.61mi
3201 Kari Ln Apt 1023 Greenville, TX	2.0	2.0	1014	$1,160	$1.14	43d	1	0.71mi
3201 Kari Ln Apt 1524 Greenville, TX	2.0	1.0	895	$1,110	$1.24	43d	1	0.72mi
3201 Kari Ln Unit 1621 Greenville, TX	2.0	2.0	1148	$1,210	$1.05	43d	1	0.75mi
4115 Joe Ramsey Blvd E Greenville, TX	1.0–2.0	1.0–2.0	895	$1,350	$1.51	1d	1	0.92mi
4701 Sayle St Greenville, TX	2.0	2.0	988	$1,450	$1.47	1d	1	0.99mi
8025 Monty Stratton Pkwy Greenville, TX	2.0	1.0–2.0	871	$1,700	$1.95	1d	31	1.02mi
1910 Joe Ramsey Blvd E Greenville, TX	1.0–2.0	1.0–2.0	694	$1,203	$1.73	1d	8	1.13mi
3108 Stanford St Apt A Greenville, TX	2.0	1.5	1020	$1,185	$1.16	43d	1	1.15mi
1905 Center Point Ln Greenville, TX	1.0–2.0	1.0–2.0	925	$1,402	$1.52	1d	15	1.19mi
4320 Wesley St Unit 13 Greenville, TX	2.0	1.0	900	$975	$1.08	43d	1	1.23mi
3912 Briscoe St Greenville, TX	3.0	1.0	1084	$1,300	$1.20	43d	1	1.23mi
1412 Waverley Dr Greenville, TX	3.0	2.0	1333	$1,650	$1.24	43d	1	1.32mi
1401 Brindle Dr Greenville, TX	3.0	2.0	1290	$1,750	$1.36	43d	1	1.35mi
4214 Johnson St Greenville, TX	3.0	1.0	1096	$1,250	$1.14	24d	1	1.38mi
5015 Joe Ramsey Blvd E Greenville, TX	2.0	1.0–2.0	728	$1,260	$1.73	1d	1	1.40mi
4205 Stuart St Greenville, TX	3.0	2.0	1228	$1,790	$1.46	7d	1	1.42mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	7d	1	1.46mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	11d	1	1.46mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	24d	1	1.46mi

Listing history 3 events

1. 2026-06-18
   days on market $150,000 Active 2 DOM
2. 2026-06-17
   remarks 267-char remark
3. 2026-06-17
   listed $150,000 Active 1 DOM

ⓘ 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: $3,092 · $258/mo
• Projected year-2 tax: $3,092 · $258/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 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: $18,526
• − Mortgage interest: −$8,402
• − Property taxes: −$3,092
• − Insurance: −$750
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$4,364
• Taxable loss: −$1,047
• Est. tax savings @ 24.0%: +$251
• After-tax cash flow: $1,605/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

+12400.0% since first listed

7 events — show timeline

• 2026-06-15 Listed $150,000 NTREIS
• 2024-12-13 Rental Removed $1,300 APPFOLIO
• 2024-11-26 Price Changed $1,300 APPFOLIO
• 2024-11-19 Listed for Rent $1,200 APPFOLIO
• 2023-11-10 Rental Removed $1,200 APPFOLIO
• 2023-10-15 Listed for Rent $1,200 APPFOLIO
• 2004-10-18 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $3,092 · +0.9% YoY. Source: county tax records.