82 Forest Hills Cir · Gunter, TX 75058

$750,000

3 bd · 2.5 ba · 2,848 sqft · SingleFamily public records · 86 Days on market

Built 2006 1.08 ac lot $263/sqft · at area comps Est $715k · at est. $21/mo HOA ↓ 3% since listing

---

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 +14.9/30.0
• Appreciation +10.0/10.0
• ARV discount +5.3/15.0
• Schools +4.8/10.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PEACEFUL !!!! Custom single-story home in beautiful Hidden Lakes Ranch community. Numerous lakes though-out the neighborhood and there is a fishing dock practically out your back door. Lots of privacy on the 1 acre+ lot. Corner stone fireplace in living room greets you as you enter this open floor plan. The dining room, living room, kitchen and breakfast room flow together seamlessly. The kitchen features custom knotty alder cabinets and an enormous pantry!!! A separate family room with windows galore is cozy, yet gives you a fabulous view of your yard and Mother Nature's offering of the season. The primary bedroom wing is tucked away from the other bedrooms and offers peace and quite with a sitting area, barn doors, a sunken tub, separate shower and separate vanities. The over-sized secondary bedrooms have large closets. (One of the bedrooms is currently being used as an office.) Hardwood floors and tile in wet areas.....no carpet! Enjoy your little piece of heaven on the front porch or from the covered back patio. This home has been meticulously maintained and is move-in ready! We are ready for you to visit and fall in love!!!

Key facts

• Enormous pantry
• Open floor plan
• Front porch

Tags

• CUSTOM KNOTTY ALDER CABINETS
• ENORMOUS PANTRY
• CORNER STONE FIREPLACE
• OPEN FLOOR PLAN
• COVERED BACK PATIO
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $750k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/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 $680k (9.3% below list).
• Recommended offer: $680k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 1 comparable units currently listed for rent nearby; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).

Forward outlook

• In year one you build about $80k of equity ($5k loan paydown + $75k appreciation (10.0% local appreciation)).
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $210k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$129k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($705k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; 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 $680,000 (9.3% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (median comp): $715,351
• List price: $750,000
• Delta: 4.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
686 Cypress Point Dr	0.66mi	3/2.5	2,767 (-3%)	1mo	$729,000	$263	63
577 Hidden Lakes Blvd	0.46mi	3/2.5	2,507 (-12%)	1mo	$718,000	$286	58
2273 Mcconnell Rd	0.43mi	4/3.0 (+1)	2,894 (+2%)	22mo	$895,000	$309	52
1985 Mcconnell Rd	0.61mi	3/2.5	2,702 (-5%)	17mo	$925,000	$342	49
2035 Mcconnell Rd	0.58mi	4/3.0 (+1)	2,624 (-8%)	13mo	$979,000	$373	42
999 Cypress Point Dr	0.49mi	4/3.5 (+1)	3,263 (+15%)	23mo	$699,500	$214	25

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: 25.2%
• Equity multiple: 3.01×
• Total profit: $422,165
• Equity at exit: $675,659

10-year hold

• IRR: 22.2%
• Equity multiple: 6.87×
• Total profit: $1,232,680
• Equity at exit: $1,457,085

Cash invested: $210,000 (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 75058

• Home prices YoY: 6.4%
• Active inventory: 201
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $6,800 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$892 /mo · $10,701/yr
• Insurance: −$312
• HOA: −$21
• Vacancy / Maint / Mgmt: −$1,428
• Net cashflow: $214

Break-even live

Break-even rent $6,530

Max offer price $750,000

Occupancy floor 92%

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Waterview Dr Gunter, TX	4.0	3.0	2784	$6,800	$2.44	15d	1	1.46mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 19 events

1. 2026-06-18
   days on market $750,000 Active 86 DOM
2. 2026-06-17
   days on market $750,000 Active 85 DOM
3. 2026-06-09
   statusdays on market $750,000 Active 81 DOM
4. 2026-06-08
   days on market $750,000 Active Option Contract 80 DOM
5. 2026-06-07
   days on market $750,000 Active Option Contract 79 DOM
6. 2026-06-04
   statusdays on market $750,000 Active Option Contract 76 DOM
7. 2026-06-03
   days on market $750,000 Active 75 DOM
8. 2026-06-02
   days on market $750,000 Active 74 DOM
9. 2026-06-01
   days on market $750,000 Active 73 DOM
10. 2026-05-31
    days on market $750,000 Active 72 DOM
11. 2026-03-20
    listed $750,000 Active 1148-char remark

    Show marketing remark (1148 chars)

    PEACEFUL !!!! Custom single-story home in beautiful Hidden Lakes Ranch community. Numerous lakes though-out the neighborhood and there is a fishing dock practically out your back door. Lots of privacy on the 1 acre+ lot. Corner stone fireplace in living room greets you as you enter this open floor plan. The dining room, living room, kitchen and breakfast room flow together seamlessly. The kitchen features custom knotty alder cabinets and an enormous pantry!!! A separate family room with windows galore is cozy, yet gives you a fabulous view of your yard and Mother Nature's offering of the season. The primary bedroom wing is tucked away from the other bedrooms and offers peace and quite with a sitting area, barn doors, a sunken tub, separate shower and separate vanities. The over-sized secondary bedrooms have large closets. (One of the bedrooms is currently being used as an office.) Hardwood floors and tile in wet areas.....no carpet! Enjoy your little piece of heaven on the front porch or from the covered back patio. This home has been meticulously maintained and is move-in ready! We are ready for you to visit and fall in love!!!

12. 2023-04-04
    soldstatus
13. 2023-04-03
    soldstatus Closed 1000-char remark

    Show marketing remark (1000 chars)

    A rare opportunity to be the new owner of this custom one-story home in the highly coveted Hidden Lakes Ranch.Nestled on gorgeous treed lot on a cul-de-sac with the fishing dock just steps away.Enjoy the privacy with no neighbors behind or in front of this property. Walk into the open family room overlooking the kitchen and eating areas.The corner stone fireplace with a custom cedar mantle, and accent wall is the heart of the home.The second family room features walls of windows, 2 large closets, and hardwood floors.The owners retreat boasts a sitting area, custom barn doors, large bath with a sunken tub and separate vanities.Oversized laundry room has room for 2 freezers or fridge, sink, cabinets.The kitchen offers custom knotty alder cabinets and a huge pantry!Oversized secondary bedrooms have large closets and hardwood flooring.Additional storage, large covered front and back porches.Pride of ownership shines throughout this home!Freshly painted exterior, foam insulation.Gunter ISD.

14. 2023-03-04
    status Pending 1000-char remark

    Show marketing remark (1000 chars)

    A rare opportunity to be the new owner of this custom one-story home in the highly coveted Hidden Lakes Ranch.Nestled on gorgeous treed lot on a cul-de-sac with the fishing dock just steps away.Enjoy the privacy with no neighbors behind or in front of this property. Walk into the open family room overlooking the kitchen and eating areas.The corner stone fireplace with a custom cedar mantle, and accent wall is the heart of the home.The second family room features walls of windows, 2 large closets, and hardwood floors.The owners retreat boasts a sitting area, custom barn doors, large bath with a sunken tub and separate vanities.Oversized laundry room has room for 2 freezers or fridge, sink, cabinets.The kitchen offers custom knotty alder cabinets and a huge pantry!Oversized secondary bedrooms have large closets and hardwood flooring.Additional storage, large covered front and back porches.Pride of ownership shines throughout this home!Freshly painted exterior, foam insulation.Gunter ISD.

15. 2023-02-28
    historical Active Option Contract 1000-char remark

    Show marketing remark (1000 chars)

    A rare opportunity to be the new owner of this custom one-story home in the highly coveted Hidden Lakes Ranch.Nestled on gorgeous treed lot on a cul-de-sac with the fishing dock just steps away.Enjoy the privacy with no neighbors behind or in front of this property. Walk into the open family room overlooking the kitchen and eating areas.The corner stone fireplace with a custom cedar mantle, and accent wall is the heart of the home.The second family room features walls of windows, 2 large closets, and hardwood floors.The owners retreat boasts a sitting area, custom barn doors, large bath with a sunken tub and separate vanities.Oversized laundry room has room for 2 freezers or fridge, sink, cabinets.The kitchen offers custom knotty alder cabinets and a huge pantry!Oversized secondary bedrooms have large closets and hardwood flooring.Additional storage, large covered front and back porches.Pride of ownership shines throughout this home!Freshly painted exterior, foam insulation.Gunter ISD.

16. 2023-01-14
    price $735,000 1000-char remark

    Show marketing remark (1000 chars)

    A rare opportunity to be the new owner of this custom one-story home in the highly coveted Hidden Lakes Ranch.Nestled on gorgeous treed lot on a cul-de-sac with the fishing dock just steps away.Enjoy the privacy with no neighbors behind or in front of this property. Walk into the open family room overlooking the kitchen and eating areas.The corner stone fireplace with a custom cedar mantle, and accent wall is the heart of the home.The second family room features walls of windows, 2 large closets, and hardwood floors.The owners retreat boasts a sitting area, custom barn doors, large bath with a sunken tub and separate vanities.Oversized laundry room has room for 2 freezers or fridge, sink, cabinets.The kitchen offers custom knotty alder cabinets and a huge pantry!Oversized secondary bedrooms have large closets and hardwood flooring.Additional storage, large covered front and back porches.Pride of ownership shines throughout this home!Freshly painted exterior, foam insulation.Gunter ISD.

17. 2022-12-09
    price $749,000 1000-char remark

    Show marketing remark (1000 chars)

    A rare opportunity to be the new owner of this custom one-story home in the highly coveted Hidden Lakes Ranch.Nestled on gorgeous treed lot on a cul-de-sac with the fishing dock just steps away.Enjoy the privacy with no neighbors behind or in front of this property. Walk into the open family room overlooking the kitchen and eating areas.The corner stone fireplace with a custom cedar mantle, and accent wall is the heart of the home.The second family room features walls of windows, 2 large closets, and hardwood floors.The owners retreat boasts a sitting area, custom barn doors, large bath with a sunken tub and separate vanities.Oversized laundry room has room for 2 freezers or fridge, sink, cabinets.The kitchen offers custom knotty alder cabinets and a huge pantry!Oversized secondary bedrooms have large closets and hardwood flooring.Additional storage, large covered front and back porches.Pride of ownership shines throughout this home!Freshly painted exterior, foam insulation.Gunter ISD.

18. 2022-11-06
    listed $774,900 Active 1000-char remark

    Show marketing remark (1000 chars)

    A rare opportunity to be the new owner of this custom one-story home in the highly coveted Hidden Lakes Ranch.Nestled on gorgeous treed lot on a cul-de-sac with the fishing dock just steps away.Enjoy the privacy with no neighbors behind or in front of this property. Walk into the open family room overlooking the kitchen and eating areas.The corner stone fireplace with a custom cedar mantle, and accent wall is the heart of the home.The second family room features walls of windows, 2 large closets, and hardwood floors.The owners retreat boasts a sitting area, custom barn doors, large bath with a sunken tub and separate vanities.Oversized laundry room has room for 2 freezers or fridge, sink, cabinets.The kitchen offers custom knotty alder cabinets and a huge pantry!Oversized secondary bedrooms have large closets and hardwood flooring.Additional storage, large covered front and back porches.Pride of ownership shines throughout this home!Freshly painted exterior, foam insulation.Gunter ISD.

19. 2006-07-10
    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: $10,701 · $892/mo
• Projected year-2 tax: $13,725 · $1,144/mo
• Expected delta: +$3,024/yr (+$252/mo · 28.3%)

ⓘ 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 ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $81,600
• − Mortgage interest: −$42,012
• − Property taxes: −$10,701
• − Insurance: −$3,750
• − Repairs & maintenance: −$6,528
• − Management: −$6,528
• − HOA: −$252
• − Depreciation: −$21,818
• Taxable loss: −$9,989
• Est. tax savings @ 24.0%: +$2,397
• After-tax cash flow: $4,961/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

• 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

-3.2% since first listed

9 events — show timeline

• 2026-03-20 Listed $750,000 NTREIS
• 2023-04-04 Sold (Public Records) — Public Records
• 2023-04-03 Sold (MLS) — NTREIS
• 2023-03-04 Pending — NTREIS
• 2023-02-28 Contingent — NTREIS
• 2023-01-14 Price Changed $735,000 NTREIS
• 2022-12-09 Price Changed $749,000 NTREIS
• 2022-11-06 Listed $774,900 NTREIS
• 2006-07-10 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $10,701 · -9.5% YoY. Source: county tax records.