6206 Welsummer Way · Greenville, TX 75402

$222,999

3 bd · 2.0 ba · 1,461 sqft · Other · 9 Days on market

Built 2025 5,654 sqft lot $153/sqft · 6% below area Est $237k · 6% under $108/mo HOA · 6% of rent ↓ 1% 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).

• Cash flow +12.0/30.0
• ARV discount +10.1/15.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• 1% rule +2.8/10.0
• 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

This new three-bedroom home offers convenient single-story living, ideal for modern lifestyles. Two bedrooms are located near the front of the home surrounding a full bathroom, adjacent to a spacious and flexible open-concept layout shared between the kitchen, living and dining areas. A luxurious owner's suite provides a serene retreat at the back of the home with an en-suite bathroom and walk-in closet.

Key facts

• 5,654 sq ft lot
• 2 garage spots
• Built 2025

Property features AI

Finance

• Financial info: Loan types accepted: Cash, Conventional, FHA, USDA, VA; Second mortgage: none indicated
• HOA & community: Mandatory association; Annual association fee; Association covers full use of facilities, grounds maintenance, and management fees

Exterior

• Parking: Attached 2-car garage; Covered parking for 2
• Utilities: MUD water; MUD sewer; Municipal utility district; Concrete streets/curbs
• Home design: Single-family residence; One story; Residential property; Smart home features
• Construction: Composition roof; Slab foundation; Built in 2025
• Exterior features: Concrete and curbs; MUD water and sewer; Less than 0.5 acre lot; Subdivision: Jackson's Run

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Electric range; Microwave
• Bedrooms: Primary bedroom on main level; Two additional bedrooms on main level (total 3 bedrooms)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric, ENERGY STAR qualified equipment); Central air; Ceiling fan(s)
• Interior features: Built-in features; Cable TV available; Decorative lighting; High-speed internet available; Kitchen island; Open floorplan; Pantry; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $223k.

Deal economics

• At list price, monthly cash flow is $-52 ($-621/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (22.5% below list).
• Recommended offer: $173k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Lamar El (math 28% / reading 33%, grade F, #2,464 of 4,322 statewide, top 58%, 554 students, 59% 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).
• Market conditions: Rents soft (-1.0%/yr); 298 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $172,850 (22.5% 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: 0.78% ✗
• Cap rate: 6.01%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 10.8

CMA / ARV

• ARV (median comp): $236,533
• List price: $222,999
• Delta: -5.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.29×
• Total profit: $-44,545
• Equity at exit: $33,250

10-year hold

• IRR: -22.7%
• Equity multiple: -0.01×
• Total profit: $-62,810
• Equity at exit: $19,281

Cash invested: $62,440 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$1,169
• Tax from tax record: −$47 /mo · $563/yr
• Insurance: −$93
• HOA: −$108
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-52

Break-even live

Break-even rent $1,794

Max offer price $213,863

Occupancy floor 98%

Sensitivity live

Price	-10% $75	-5% $11	+0% $-52	+5% $-115	+10% $-178
Rent	-10% $-188	-5% $-120	+0% $-52	+5% $17	+10% $85
Rate	-1.0pp $61	-0.5pp $5	base $-52	+0.5pp $-110	+1.0pp $-168

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: $55,750
• Closing costs: $6,690
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50021 Del Ra Dr Greenville, TX	3.0	1.5	1452	$1,700	$1.17	26d	1	0.10mi
1412 Waverley Dr Greenville, TX	3.0	2.0	1333	$1,650	$1.24	45d	1	0.20mi
1401 Brindle Dr Greenville, TX	3.0	2.0	1290	$1,750	$1.36	45d	1	0.25mi
1417 Brindle Dr Greenville, TX	3.0	2.0	1187	$1,175	$0.99	1d	1	0.28mi
6529 Graceland Dr Greenville, TX	3.0	2.0	1702	$1,875	$1.10	26d	1	0.43mi
1426 Thibodaux Dr Greenville, TX	3.0	2.0	1659	$1,795	$1.08	1d	1	0.46mi
328 Jamie Way Greenville, TX	3.0	2.0	1841	$2,150	$1.17	20d	1	0.64mi
512 Oakridge Dr Greenville, TX	3.0	3.0	1695	$1,700	$1.00	45d	1	0.64mi
1214 Interstate Highway 30 Greenville, TX	1.0–3.0	1.0–2.0	900	$1,500	$1.67	0d	1	0.70mi
1910 Joe Ramsey Blvd E Greenville, TX	1.0–2.0	1.0–2.0	694	$1,203	$1.73	0d	6	0.73mi
6820 Topaz Dr Greenville, TX	3.0	2.5	1819	$900	$0.49	45d	1	0.79mi
6915 Justin Ln Greenville, TX	3.0	2.0	1405	$1,925	$1.37	24d	1	0.93mi
6320 Stonewall St Greenville, TX	3.0	1.0–2.0	930	$1,725	$1.85	0d	1	0.97mi
6002 Stonewall St Greenville, TX	2.0	1.0–2.0	637	$1,400	$2.20	0d	1	0.98mi
1012 Eva Dr Greenville, TX	3.0	2.0	1582	$1,895	$1.20	26d	1	1.02mi
1017 Eva Dr Greenville, TX	3.0	2.0	1582	$1,450	$0.92	45d	1	1.06mi
708 Tippit Ln Greenville, TX	3.0	2.0	1612	$1,895	$1.18	1d	1	1.08mi
906 Tippit Ln Greenville, TX	3.0	2.0	1605	$1,900	$1.18	4d	1	1.08mi
2509 Garden Dr Greenville, TX	3.0	2.0	1287	$1,450	$1.13	1d	1	1.12mi
802 Ransom Way Greenville, TX	3.0	2.0	1605	$1,900	$1.18	4d	1	1.13mi
804 Ransom Way Greenville, TX	3.0	2.0	1605	$1,900	$1.18	20d	1	1.13mi
3000 Webb Ave Unit 402 Greenville, TX	2.0	1.5	1300	$1,425	$1.10	26d	1	1.16mi
3000 Webb Ave Greenville, TX	2.0	1.5	1300	$1,395	$1.07	1d	1	1.18mi
708 Hardaway Ln Greenville, TX	3.0	2.0	1605	$1,900	$1.18	12d	1	1.19mi
1001 Hardaway Dr Greenville, TX	3.0	2.0	1596	$1,850	$1.16	4d	1	1.22mi
1005 Hardaway Ln Greenville, TX	3.0	2.0	1605	$1,950	$1.21	4d	1	1.22mi
1905 Center Point Ln Greenville, TX	1.0–2.0	1.0–2.0	925	$1,436	$1.55	0d	16	1.25mi
703 Moseley Ln Greenville, TX	3.0	2.0	1605	$1,890	$1.18	45d	1	1.27mi
706 Greyson Ln Greenville, TX	3.0	2.0	1605	$1,895	$1.18	45d	1	1.29mi
4205 Stuart St Greenville, TX	3.0	2.0	1228	$1,790	$1.46	9d	1	1.30mi
6504 Flamingo Rd Greenville, TX	3.0	2.0	1190	$1,425	$1.20	26d	1	1.32mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	9d	1	1.32mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	13d	1	1.32mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	26d	1	1.32mi
5501 Sayle St Greenville, TX	1.0–2.0	1.0–2.0	854	$2,007	$2.35	0d	7	1.32mi
4105 Stuart St Greenville, TX	3.0	2.0	1558	$1,675	$1.08	19d	1	1.34mi
4214 Johnson St Greenville, TX	3.0	1.0	1096	$1,250	$1.14	26d	1	1.35mi
710 Teakwood Dr Greenville, TX	4.0	2.0	1862	$2,095	$1.13	26d	1	1.38mi
4320 Wesley St Unit 13 Greenville, TX	2.0	1.0	900	$975	$1.08	45d	1	1.39mi
1110 Jones St Greenville, TX	3.0	2.0	1090	$1,414	$1.30	1d	1	1.42mi

HOA detail

• Monthly dues: $108 · $1,296/yr

Listing history 17 events

1. 2026-06-21
   days on market $222,999 Active 9 DOM
2. 2026-06-18
   days on market $222,999 Active 6 DOM
3. 2026-06-17
   days on market $222,999 Active 5 DOM
4. 2026-06-16
   days on market $222,999 Active 4 DOM
5. 2026-06-15
   days on market $222,999 Active 3 DOM
6. 2026-06-13
   remarks 518-char remark
7. 2026-06-13
   days on marketlisting id $222,999 Active 1 DOM
8. 2026-06-09
   days on market $222,999 Active 34 DOM
9. 2026-06-08
   days on market $222,999 Active 33 DOM
10. 2026-06-07
    days on market $222,999 Active 32 DOM
11. 2026-06-04
    days on market $222,999 Active 29 DOM
12. 2026-06-03
    days on market $222,999 Active 28 DOM
13. 2026-06-02
    days on market $222,999 Active 27 DOM
14. 2026-06-01
    days on market $222,999 Active 26 DOM
15. 2026-05-31
    days on market $222,999 Active 25 DOM
16. 2026-05-10
    price $222,999 407-char remark

    Show marketing remark (407 chars)

    This new three-bedroom home offers convenient single-story living, ideal for modern lifestyles. Two bedrooms are located near the front of the home surrounding a full bathroom, adjacent to a spacious and flexible open-concept layout shared between the kitchen, living and dining areas. A luxurious owner's suite provides a serene retreat at the back of the home with an en-suite bathroom and walk-in closet.

17. 2026-05-06
    listed $225,999 Active 407-char remark

    Show marketing remark (407 chars)

    This new three-bedroom home offers convenient single-story living, ideal for modern lifestyles. Two bedrooms are located near the front of the home surrounding a full bathroom, adjacent to a spacious and flexible open-concept layout shared between the kitchen, living and dining areas. A luxurious owner's suite provides a serene retreat at the back of the home with an en-suite bathroom and walk-in closet.

ⓘ 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: $563 · $47/mo
• Projected year-2 tax: $4,081 · $340/mo
• Expected delta: +$3,518/yr (+$293/mo · 625.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,742
• − Mortgage interest: −$12,491
• − Property taxes: −$563
• − Insurance: −$1,115
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − HOA: −$1,296
• − Depreciation: −$6,487
• Taxable loss: −$4,529
• Est. tax savings @ 24.0%: +$1,087
• After-tax cash flow: $466/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

-1.3% since first listed

3 events — show timeline

• 2026-06-12 Listed $222,999 NTREIS
• 2026-05-10 Price Changed $222,999 Zillow
• 2026-05-06 Listed $225,999 Zillow

Property tax history

+1.3%/yr

Latest (2025): $563 · +1.3% YoY. Source: county tax records.