3919 Houston St · Greenville, TX 75401

$160,000

2 bd · 2.0 ba · 1,539 sqft · SingleFamily public records · 16 Days on market

Built 1960 7,884 sqft lot $104/sqft · 19% below area Est $194k · 18% 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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.5/10.0
• 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

Picture yourself at 3919 Houston St, a residence recently updated with a new roof and fresh exterior paint. Inside, fresh interior paint extends throughout the living spaces, which include a comfortable fireplace. The kitchen is equipped with all stainless steel appliances and an accent backsplash. The primary bathroom contains a separate tub and shower along with double sinks. The exterior provides a fenced in ta deck in backyard. This updated residence with thoughtful features is ready for its next chapter. Home comes with a 100-Day Home Warranty and a 7-Day Home Test Drive to move in 7 days early for free

Key facts

• Double sinks
• Fresh exterior paint
• New roof

Tags

• NEW ROOF
• FRESH EXTERIOR PAINT
• STAINLESS STEEL APPLIANCES
• ACCENT BACKSPLASH
• SEPARATE TUB AND SHOWER
• DOUBLE SINKS

Property features AI

Finance

• Other: Property located in Hunt County, Orig Town Of Greenville subdivision
• Financial info: Accepts Cash, Conventional, and VA financing; Second mortgage: none
• HOA & community: No homeowners association

Exterior

• Parking: Driveway (no covered or garage spaces, no carport)
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Wood construction; Pillar/post/pier foundation; Built in 1960
• Exterior features: Back yard fencing

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms (primary bedroom on main level)
• Flooring: Hardwood floors; Laminate floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: One living area and one dining area; Living room fireplace; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/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 $152k (5.0% below list).
• Recommended offer: $152k (5.0% below list) — sets the bar for 1% rule.
• 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, 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) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents flat; 396 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 30% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 16 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

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 $151,959 (5.0% below list)

Questions for the listing agent

1. Built in 1960 — 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: 0.95% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.26%
• DSCR: 1.14
• GRM: 8.8

CMA / ARV

• ARV (median comp): $194,345
• List price: $160,000
• Delta: -17.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3919 Houston St	0.00mi	2/1.0	1,509 (-2%)	0mo	$160,000	$106	92
1707 Pollard St	0.29mi	3/2.0 (+1)	1,522 (-1%)	3mo	$229,900	$151	77
3920 Pine St	0.14mi	3/1.0 (+1)	1,496 (-3%)	7mo	$140,000	$94	74
3816 Houston St	0.08mi	3/2.0 (+1)	1,673 (+9%)	7mo	$214,900	$128	71
2303 Walworth St	0.12mi	2/1.0	1,406 (-9%)	7mo	$79,900	$57	70
2309 Marshall St	0.33mi	3/2.0 (+1)	1,401 (-9%)	1mo	$235,000	$168	64
3912 Gordon St	0.12mi	3/2.0 (+1)	1,330 (-14%)	5mo	$199,900	$150	62
2820 Vinnie St	0.57mi	2/2.0	1,390 (-10%)	1mo	$115,000	$83	57
4311 King St	0.53mi	3/2.0 (+1)	1,700 (+10%)	6mo	$269,000	$158	48
3201 King St	0.59mi	3/2.0 (+1)	1,351 (-12%)	1mo	$199,999	$148	46
925 Jones St	0.68mi	3/2.5 (+1)	1,408 (-8%)	2mo	$219,900	$156	46
802 Division St	0.73mi	3/2.0 (+1)	1,338 (-13%)	3mo	$232,000	$173	37

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: -13.8%
• Equity multiple: 0.52×
• Total profit: $-21,728
• Equity at exit: $23,857

10-year hold

• IRR: -9.2%
• Equity multiple: 0.49×
• Total profit: $-22,825
• Equity at exit: $13,834

Cash invested: $44,800 (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: 396
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$839
• Tax from tax record: −$173 /mo · $2,077/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $122

Break-even live

Break-even rent $1,366

Max offer price $160,000

Occupancy floor 87%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	7d	1	0.15mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	11d	1	0.15mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	24d	1	0.15mi
4105 Stuart St Greenville, TX	3.0	2.0	1558	$1,675	$1.08	17d	1	0.17mi
4205 Stuart St Greenville, TX	3.0	2.0	1228	$1,790	$1.46	7d	1	0.19mi
4214 Johnson St Greenville, TX	3.0	1.0	1096	$1,250	$1.14	24d	1	0.25mi
3415 Henderson St Greenville, TX	3.0	2.0	1299	$1,650	$1.27	13d	1	0.26mi
1421 Jones St Greenville, TX	3.0	2.0	1617	$1,750	$1.08	3d	1	0.36mi
1421 Jones St Greenville, TX	3.0	12.0	1618	$1,750	$1.08	24d	1	0.36mi
2010 Morse St Greenville, TX	3.0	2.0	1248	$1,400	$1.12	22d	1	0.41mi
2704 Jones St Greenville, TX	3.0	2.0	1273	$1,550	$1.22	2d	1	0.41mi
3112 Travis St Greenville, TX	3.0	2.0	1200	$1,400	$1.17	43d	1	0.41mi
1412 Hemphill St Greenville, TX	3.0	2.0	1200	$500	$0.42	24d	1	0.44mi
1228 Jones St Greenville, TX	3.0	2.0	1234	$1,700	$1.38	22d	1	0.51mi
3110 Saint John St Unit A Greenville, TX	3.0	2.0	1273	$1,425	$1.12	43d	1	0.53mi
3110 Saint John St Unit B Greenville, TX	3.0	2.0	1273	$1,400	$1.10	24d	1	0.53mi
3110 Saint John St Greenville, TX	3.0	2.0	1273	$1,500	$1.18	43d	1	0.53mi
3110 Saint John St Unit B Greenville, TX	3.0	2.0	1273	$1,450	$1.14	44d	1	0.53mi
3110 Saint John St Unit A Greenville, TX	3.0	2.0	1273	$1,500	$1.18	44d	1	0.53mi
1110 Jones St Greenville, TX	3.0	2.0	1090	$1,440	$1.32	2d	1	0.60mi
3214 King St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	11d	1	0.62mi
1107 Hemphill St Greenville, TX	3.0	2.0	1090	$1,190	$1.09	43d	1	0.63mi
1214 Interstate Highway 30 Greenville, TX	1.0–3.0	1.0–2.0	900	$1,185	$1.32	1d	1	0.67mi
3118 Hemphill St Greenville, TX	3.0	2.0	1125	$1,600	$1.42	43d	1	0.68mi
3412 Marshall St Unit A Greenville, TX	3.0	2.0	1068	$1,250	$1.17	24d	1	0.78mi
3412 Marshall St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	2d	1	0.78mi
2901 Lee St Apt 1 Greenville, TX	2.0	2.0	1250	$1,575	$1.26	43d	1	0.84mi
2113 Henry St Unit B Greenville, TX	3.0	2.0	1068	$1,400	$1.31	24d	1	0.87mi
2113 Henry St Greenville, TX	3.0	2.0	1068	$1,400	$1.31	17d	1	0.87mi
2309 Wesley St Unit A Greenville, TX	2.0	1.0	1150	$1,175	$1.02	43d	1	0.89mi
2309 Wesley St Unit D Greenville, TX	2.0	1.0	1150	$1,100	$0.96	22d	1	0.89mi
2107 Church St Unit A Greenville, TX	3.0	2.0	1069	$1,400	$1.31	24d	1	0.92mi
2107 Church St Unit B Greenville, TX	3.0	2.0	1069	$1,400	$1.31	43d	1	0.92mi
2006 Church St Greenville, TX	3.0	2.0	1463	$1,600	$1.09	43d	1	0.95mi
2212 Church St Unit A Greenville, TX	3.0	2.0	1254	$1,595	$1.27	6d	1	0.95mi
2106 Stonewall St Unit 2B Greenville, TX	2.0	1.0	1220	$1,265	$1.04	19d	1	0.97mi
2106 Stonewall St Unit 2B Greenville, TX	2.0	1.0	1200	$1,263	$1.05	11d	1	0.97mi
1901 Bourland St Unit A Greenville, TX	3.0	1.0	1100	$1,399	$1.27	43d	1	0.97mi
2305 Bourland St Greenville, TX	3.0	2.0	1320	$1,900	$1.44	43d	1	0.98mi
2015 Stuart St Unit A Greenville, TX	3.0	2.0	1069	$1,400	$1.31	24d	1	0.99mi

Listing history 2 events

1. 2026-05-13
   listed $160,000 Active 615-char remark
2. 1984-04-01
   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: $2,077 · $173/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$851/yr (+$71/mo · 40.9%)

ⓘ 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: $18,235
• − Mortgage interest: −$8,962
• − Property taxes: −$2,077
• − Insurance: −$800
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$4,655
• Taxable loss: −$1,177
• Est. tax savings @ 24.0%: +$282
• After-tax cash flow: $1,742/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

5 events — show timeline

• 2026-06-11 Sold (MLS) — NTREIS
• 2026-05-29 Pending — NTREIS
• 2026-05-19 Contingent — NTREIS
• 2026-05-13 Listed $160,000 NTREIS
• 1984-04-01 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,077 · +11.4% YoY. Source: county tax records.