520 W Oak St · Gunter, TX 75058

$189,500

3 bd · 2.0 ba · 1,377 sqft · SingleFamily public records · 89 Days on market

Built 1950 0.28 ac lot $138/sqft · 35% below area Est $289k · 35% under

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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
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks MLS

This cozy 3 bedroom, 2 bathroom single-family home offers 1,376 sq ft of living space, built in 1950 with classic character. Nestled on an impressive oversized lot combining 4 parcels for a total of approximately 0.28 acres, this property provides rare extra space in town ideal for gardening, outdoor play, future expansions, or parking toys and trailers. Inside, you'll find a functional layout ready for your personal touch: spacious living areas, three comfortable bedrooms, and two full baths. While the home needs some cosmetic updates and modern upgrades, fresh paint, flooring, kitchen bath refreshes), it presents a fantastic canvas for sweat equity or rental potential. Sold AS-IS, this is a true investor's gem or an affordable entry point for first-time buyers looking to build equity in a welcoming community. Gunter is a peaceful, family friendly small town experiencing steady growth, with a strong sense of community, excellent schools Gunter ISD, and convenient access to major highways for an easy commute to Dallas, about 50-60 minutes.

Key facts

• Four parcels
• Functional layout
• Oversized lot

Tags

• OVERSIZED LOT
• FOUR PARCELS
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-269 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (20.6% below list).
• Recommended offer: $142k (25.1% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 1.9% in Gunter — 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 72/100 on livability (#236 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Gunter ISD (rural): math 47% / reading 58% proficiency, ranked #103 of 826 in TX (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 201 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,991 (25.1% 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. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.79% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.08%
• DSCR: 0.73
• GRM: 10.5

CMA / ARV

• ARV (median comp): $289,370
• List price: $189,500
• Delta: -34.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 W Mesquite St	0.22mi	3/2.0	1,374 (-0%)	13mo	$289,000	$210	79
208 Maple St	0.18mi	3/2.0	1,411 (+2%)	12mo	$285,000	$202	78
407 Autry Blvd	0.45mi	3/2.0	1,478 (+7%)	2mo	$295,000	$200	66
204 W Main St	0.25mi	3/2.0	1,512 (+10%)	8mo	$150,000	$99	66
702 Haworth Ln	0.59mi	4/2.0 (+1)	1,503 (+9%)	6mo	$299,900	$200	47
201 E College St	0.57mi	3/2.0	1,525 (+11%)	12mo	$324,000	$212	45
1160 Old Tioga Rd	0.57mi	3/2.0	1,178 (-14%)	14mo	$394,500	$335	38
205 N 9th St	0.48mi	3/2.5	1,184 (-14%)	19mo	$250,000	$211	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.62×
• Total profit: $86,191
• Equity at exit: $170,717

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $267,515
• Equity at exit: $368,157

Cash invested: $53,060 (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 75058

• Home prices YoY: 6.4%
• Active inventory: 201
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,504 medium
• Mortgage (P&I): −$994
• Tax from tax record: −$384 /mo · $4,614/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-269

Break-even live

Break-even rent $1,845

Max offer price $141,991

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 W Cedar St Gunter, TX	3.0	2.0	1288	$1,550	$1.20	20d	1	0.25mi
412 W Cedar St Gunter, TX	1.0–2.0	1.0–2.0	840	$1,560	$1.86	2d	71	0.35mi
612 N 6th St Gunter, TX	3.0	2.0	1292	$1,400	$1.08	17d	1	0.39mi
517 Jack Harris St Unit 517 Gunter, TX	3.0	2.5	1476	$1,495	$1.01	43d	1	0.39mi

Listing history 30 events

1. 2026-06-18
   days on market $189,500 Active 89 DOM
2. 2026-06-17
   days on market $189,500 Active 88 DOM
3. 2026-06-16
   days on market $189,500 Active 87 DOM
4. 2026-06-15
   days on market $189,500 Active 86 DOM
5. 2026-06-13
   days on market $189,500 Active 84 DOM
6. 2026-06-09
   days on market $189,500 Active 80 DOM
7. 2026-06-08
   days on market $189,500 Active 79 DOM
8. 2026-06-07
   days on market $189,500 Active 78 DOM
9. 2026-06-04
   days on market $189,500 Active 75 DOM
10. 2026-06-03
    days on market $189,500 Active 74 DOM
11. 2026-06-02
    days on market $189,500 Active 73 DOM
12. 2026-06-01
    days on market $189,500 Active 72 DOM
13. 2026-05-31
    days on market $189,500 Active 71 DOM
14. 2026-05-12
    price $189,500 1057-char remark

    Show marketing remark (1057 chars)

    This cozy 3 bedroom, 2 bathroom single-family home offers 1,376 sq ft of living space, built in 1950 with classic character. Nestled on an impressive oversized lot combining 4 parcels for a total of approximately 0.28 acres, this property provides rare extra space in town ideal for gardening, outdoor play, future expansions, or parking toys and trailers. Inside, you'll find a functional layout ready for your personal touch: spacious living areas, three comfortable bedrooms, and two full baths. While the home needs some cosmetic updates and modern upgrades, fresh paint, flooring, kitchen bath refreshes), it presents a fantastic canvas for sweat equity or rental potential. Sold AS-IS, this is a true investor's gem or an affordable entry point for first-time buyers looking to build equity in a welcoming community. Gunter is a peaceful, family friendly small town experiencing steady growth, with a strong sense of community, excellent schools Gunter ISD, and convenient access to major highways for an easy commute to Dallas, about 50-60 minutes.

15. 2026-04-01
    price $199,950 1057-char remark

    Show marketing remark (1057 chars)

    This cozy 3 bedroom, 2 bathroom single-family home offers 1,376 sq ft of living space, built in 1950 with classic character. Nestled on an impressive oversized lot combining 4 parcels for a total of approximately 0.28 acres, this property provides rare extra space in town ideal for gardening, outdoor play, future expansions, or parking toys and trailers. Inside, you'll find a functional layout ready for your personal touch: spacious living areas, three comfortable bedrooms, and two full baths. While the home needs some cosmetic updates and modern upgrades, fresh paint, flooring, kitchen bath refreshes), it presents a fantastic canvas for sweat equity or rental potential. Sold AS-IS, this is a true investor's gem or an affordable entry point for first-time buyers looking to build equity in a welcoming community. Gunter is a peaceful, family friendly small town experiencing steady growth, with a strong sense of community, excellent schools Gunter ISD, and convenient access to major highways for an easy commute to Dallas, about 50-60 minutes.

16. 2026-03-20
    listed $219,000 Active 1057-char remark

    Show marketing remark (1057 chars)

    This cozy 3 bedroom, 2 bathroom single-family home offers 1,376 sq ft of living space, built in 1950 with classic character. Nestled on an impressive oversized lot combining 4 parcels for a total of approximately 0.28 acres, this property provides rare extra space in town ideal for gardening, outdoor play, future expansions, or parking toys and trailers. Inside, you'll find a functional layout ready for your personal touch: spacious living areas, three comfortable bedrooms, and two full baths. While the home needs some cosmetic updates and modern upgrades, fresh paint, flooring, kitchen bath refreshes), it presents a fantastic canvas for sweat equity or rental potential. Sold AS-IS, this is a true investor's gem or an affordable entry point for first-time buyers looking to build equity in a welcoming community. Gunter is a peaceful, family friendly small town experiencing steady growth, with a strong sense of community, excellent schools Gunter ISD, and convenient access to major highways for an easy commute to Dallas, about 50-60 minutes.

17. 2018-04-17
    soldstatus Sold 292-char remark

    Show marketing remark (292 chars)

    Nice older home in Gunter Tx. Home has had numerous updates in in the past few weeks. Updates include roof replacement, flooring, paint, and both bathrooms have been redone. This home has a large living room, as well as a nice size eat in kitchen. This one is move in ready, come take a look.

18. 2018-04-17
    soldstatus

    Show marketing remark (292 chars)

    Nice older home in Gunter Tx. Home has had numerous updates in in the past few weeks. Updates include roof replacement, flooring, paint, and both bathrooms have been redone. This home has a large living room, as well as a nice size eat in kitchen. This one is move in ready, come take a look.

19. 2018-04-04
    status Pending 292-char remark

    Show marketing remark (292 chars)

    Nice older home in Gunter Tx. Home has had numerous updates in in the past few weeks. Updates include roof replacement, flooring, paint, and both bathrooms have been redone. This home has a large living room, as well as a nice size eat in kitchen. This one is move in ready, come take a look.

20. 2018-03-20
    historical Active Option Contract 292-char remark

    Show marketing remark (292 chars)

    Nice older home in Gunter Tx. Home has had numerous updates in in the past few weeks. Updates include roof replacement, flooring, paint, and both bathrooms have been redone. This home has a large living room, as well as a nice size eat in kitchen. This one is move in ready, come take a look.

21. 2018-03-12
    status Active 292-char remark

    Show marketing remark (292 chars)

    Nice older home in Gunter Tx. Home has had numerous updates in in the past few weeks. Updates include roof replacement, flooring, paint, and both bathrooms have been redone. This home has a large living room, as well as a nice size eat in kitchen. This one is move in ready, come take a look.

22. 2018-03-02
    historical Active Option Contract 292-char remark

    Show marketing remark (292 chars)

    Nice older home in Gunter Tx. Home has had numerous updates in in the past few weeks. Updates include roof replacement, flooring, paint, and both bathrooms have been redone. This home has a large living room, as well as a nice size eat in kitchen. This one is move in ready, come take a look.

23. 2018-02-12
    price $135,000 292-char remark

    Show marketing remark (292 chars)

    Nice older home in Gunter Tx. Home has had numerous updates in in the past few weeks. Updates include roof replacement, flooring, paint, and both bathrooms have been redone. This home has a large living room, as well as a nice size eat in kitchen. This one is move in ready, come take a look.

24. 2018-01-15
    price $139,900 292-char remark

    Show marketing remark (292 chars)

    Nice older home in Gunter Tx. Home has had numerous updates in in the past few weeks. Updates include roof replacement, flooring, paint, and both bathrooms have been redone. This home has a large living room, as well as a nice size eat in kitchen. This one is move in ready, come take a look.

25. 2017-12-27
    listed $144,900 Active 292-char remark

    Show marketing remark (292 chars)

    Nice older home in Gunter Tx. Home has had numerous updates in in the past few weeks. Updates include roof replacement, flooring, paint, and both bathrooms have been redone. This home has a large living room, as well as a nice size eat in kitchen. This one is move in ready, come take a look.

26. 2013-05-21
    soldstatus Closed
27. 2013-04-08
    status Pending
28. 2013-03-08
    listed $44,000 Active
29. 2008-05-27
    soldstatus
30. 1998-08-13
    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: $4,614 · $384/mo
• Projected year-2 tax: $4,614 · $384/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,050
• − Mortgage interest: −$10,615
• − Property taxes: −$4,614
• − Insurance: −$948
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$5,513
• Taxable loss: −$6,527
• Est. tax savings @ 24.0%: +$1,567
• After-tax cash flow: $-1,661/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: Gunter ISD
• NCES district ID: 4821960
• Math proficiency: 47% ▼ -8.00%
• Reading proficiency: 58% ▼ -3.00%
• Median HH income: $79,375
• Composite: 47.63/100
• National rank: #2254
• State rank: #103 of 826 in TX

Livability — Gunter

• Score: 72/100
• State rank: #236
• US rank: #5729

Category grades

Amenities F Commute F Cost of living B- Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gunter, TX
• Population (ZIP): 3,614

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 134,540 people
• By 2030: 138,653 · +3.1%
• By 2040: 145,958 · +8.5%
• By 2050: 151,218 · +12.4%
• By 2075: 161,802 · +20.3%
• By 2100: 159,036 · +18.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 21% Two or more races 18% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 82% English-only · Spanish 18%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+54.3) · D 22.5% · R 76.7%
• 2008→2024 swing: -16.4pp toward R · 2008: -37.9pp · 2024: -54.3pp
• All cycles: 2024: R+54.3 2020: R+49.9 2016: R+53.1 2012: R+48.0 2008: R+37.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.56%
• Current HPI: 309.3751
• Rent YoY: —
• Metro: —
• 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

+330.7% since first listed

17 events — show timeline

• 2026-05-12 Price Changed $189,500 NTREIS
• 2026-04-01 Price Changed $199,950 NTREIS
• 2026-03-20 Listed $219,000 NTREIS
• 2018-04-17 Sold (Public Records) — Public Records
• 2018-04-17 Sold (MLS) — NTREIS
• 2018-04-04 Pending — NTREIS
• 2018-03-20 Contingent — NTREIS
• 2018-03-12 Relisted — NTREIS
• 2018-03-02 Contingent — NTREIS
• 2018-02-12 Price Changed $135,000 NTREIS
• 2018-01-15 Price Changed $139,900 NTREIS
• 2017-12-27 Listed $144,900 NTREIS
• 2013-05-21 Sold (MLS) — NTREIS
• 2013-04-08 Pending — NTREIS
• 2013-03-08 Listed $44,000 NTREIS
• 2008-05-27 Sold (Public Records) — Public Records
• 1998-08-13 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $4,614 · +8.2% YoY. Source: county tax records.