4414 Roberts St · Greenville, TX 75401

$125,000

3 bd · 2.0 ba · 1,042 sqft · SingleFamily public records · 8 Days on market

Built 1965 5,227 sqft lot Est $159k · 22% 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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.5/10.0
• 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

This is a charming three bedroom, one bath home that offers a fenced in yard, a dishwasher, washer dryer connections, and central heat and air. This home is approximately 1042 sqft. this is a great starter home.

Key facts

• Central heat and air
• Dishwasher
• Fenced in yard

Tags

• FENCED IN YARD
• DISHWASHER
• WASHER DRYER CONNECTIONS
• CENTRAL HEAT AND AIR

Property features AI

Finance

• Financial info: Listing available for cash or conventional financing
• HOA & community: No homeowners association

Exterior

• Parking: Driveway (no garage or covered/carport spaces listed)
• Utilities: City water; City sewer; Cable available; Individual gas meter
• Home design: Single family residence; One story; Built in 1965; Preowned
• Construction: Frame construction
• Exterior features: Chain link fencing; Lot size approximately 0.12 acre

Interior

• Kitchen: Dishwasher; Electric oven; Vented exhaust fan
• Bedrooms: 3 bedrooms (Primary bedroom on level 1, approx. 12 x 11)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; One living area; One dining area; Two total rooms (not including bedrooms/bathrooms)
• Laundry & utility: Individual gas meter

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.4% 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 flat; 396 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $864 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $125,000

Questions for the listing agent

1. Built in 1965 — 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: 1.15% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.60%
• DSCR: 1.34
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $159,426
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4314 Johnson St	0.25mi	3/2.0	1,050 (+1%)	10mo	$180,000	$171	79
4312 Roberts St	0.07mi	3/2.0	1,020 (-2%)	18mo	$174,999	$172	78
3006 Division St	0.26mi	2/1.0 (-1)	1,092 (+5%)	7mo	$130,000	$119	65
4003 Up The Grove St	0.46mi	3/1.0	999 (-4%)	4mo	$159,995	$160	64
2804 Horsley St	0.16mi	3/1.0	1,114 (+7%)	15mo	$170,000	$153	64
3812 King St	0.41mi	3/1.0	1,065 (+2%)	13mo	$59,000	$55	63
4309 King St	0.09mi	3/2.0	1,159 (+11%)	20mo	$190,000	$164	61
3105 Barling St	0.46mi	3/2.0	1,090 (+5%)	16mo	$209,990	$193	57
4022 Roberts St	0.25mi	2/1.0 (-1)	1,165 (+12%)	7mo	$109,000	$94	54
1800 Walworth St	0.66mi	3/1.5	1,084 (+4%)	13mo	$135,000	$125	50
2104 Division St	0.49mi	3/2.0	1,160 (+11%)	14mo	$174,000	$150	47
2615 Oneal St	0.51mi	2/1.0 (-1)	936 (-10%)	10mo	$129,900	$139	42

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: -7.5%
• Equity multiple: 0.73×
• Total profit: $-9,444
• Equity at exit: $18,638

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-2,979
• Equity at exit: $10,808

Cash invested: $35,000 (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 75401

• Home prices YoY: -20.7%
• Rents YoY: 0.6%
• Active inventory: 396
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,437 high
• Mortgage (P&I): −$656
• Tax from tax record: −$206 /mo · $2,468/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $222

Break-even live

Break-even rent $1,156

Max offer price $125,000

Occupancy floor 80%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4320 Wesley St Unit 13 Greenville, TX	2.0	1.0	900	$975	$1.08	43d	1	0.10mi
3108 Stanford St Apt A Greenville, TX	2.0	1.5	1020	$1,185	$1.16	43d	1	0.14mi
4701 Sayle St Greenville, TX	2.0	2.0	988	$1,450	$1.47	1d	1	0.25mi
4214 Johnson St Greenville, TX	3.0	1.0	1096	$1,250	$1.14	24d	1	0.29mi
4205 Stuart St Greenville, TX	3.0	2.0	1228	$1,790	$1.46	7d	1	0.35mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	24d	1	0.39mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	7d	1	0.39mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	11d	1	0.39mi
3907 Bois D Arc St Greenville, TX	2.0	1.0	868	$1,100	$1.27	12d	1	0.53mi
2704 Jones St Greenville, TX	3.0	2.0	1273	$1,550	$1.22	2d	1	0.56mi
3305 Mineola St Unit A Greenville, TX	3.0	2.0	1017	$1,300	$1.28	43d	1	0.60mi
3305 Mineola St Unit B Greenville, TX	3.0	2.0	1017	$1,350	$1.33	43d	1	0.60mi
3118 Hemphill St Greenville, TX	3.0	2.0	1125	$1,600	$1.42	43d	1	0.62mi
3912 Briscoe St Greenville, TX	3.0	1.0	1084	$1,300	$1.20	43d	1	0.62mi
3214 King St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	11d	1	0.65mi
3412 Marshall St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	2d	1	0.67mi
3507 Marshall St Unit C Greenville, TX	2.0	1.0	784	$1,075	$1.37	22d	1	0.67mi
3507 Marshall St Unit C Greenville, TX	2.0	1.0	784	$1,100	$1.40	24d	1	0.67mi
3412 Marshall St Unit A Greenville, TX	3.0	2.0	1068	$1,250	$1.17	24d	1	0.67mi
4115 Joe Ramsey Blvd E Greenville, TX	1.0–2.0	1.0–2.0	895	$1,350	$1.51	1d	1	0.67mi
3420 Marshall St Unit B Greenville, TX	3.0	1.0	838	$1,380	$1.65	2d	1	0.68mi
1910 Joe Ramsey Blvd E Greenville, TX	1.0–2.0	1.0–2.0	694	$1,203	$1.73	1d	8	0.70mi
5501 Sayle St Greenville, TX	1.0–2.0	1.0–2.0	854	$2,007	$2.35	1d	7	0.70mi
3110 Saint John St Greenville, TX	3.0	2.0	1273	$1,500	$1.18	43d	1	0.73mi
3110 Saint John St Unit A Greenville, TX	3.0	2.0	1273	$1,425	$1.12	43d	1	0.73mi
3110 Saint John St Unit B Greenville, TX	3.0	2.0	1273	$1,450	$1.14	44d	1	0.73mi
3110 Saint John St Unit B Greenville, TX	3.0	2.0	1273	$1,400	$1.10	24d	1	0.73mi
3110 Saint John St Unit A Greenville, TX	3.0	2.0	1273	$1,500	$1.18	44d	1	0.73mi
1808 Oneal St Unit B Greenville, TX	2.0	1.0	950	$1,295	$1.36	43d	1	0.74mi
3626 Marshall St Greenville, TX	2.0	1.0	896	$1,300	$1.45	43d	1	0.74mi
3415 Henderson St Greenville, TX	3.0	2.0	1299	$1,650	$1.27	12d	1	0.75mi
3303 Texas St Greenville, TX	3.0	1.0	1260	$1,450	$1.15	2d	1	0.76mi
3000 Webb Ave Greenville, TX	2.0	1.5	1300	$1,410	$1.08	2d	2	0.82mi
3000 Webb Ave Unit 402 Greenville, TX	2.0	1.5	1300	$1,425	$1.10	24d	1	0.82mi
2010 Morse St Greenville, TX	3.0	2.0	1248	$1,400	$1.12	22d	1	0.84mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,600	$1.21	43d	1	0.88mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,600	$1.21	24d	1	0.88mi
3112 Travis St Greenville, TX	3.0	2.0	1200	$1,400	$1.17	43d	1	0.88mi
2907 Texas St Greenville, TX	3.0	2.0	1028	$1,314	$1.28	43d	1	0.92mi
1214 Interstate Highway 30 Greenville, TX	1.0–3.0	1.0–2.0	900	$1,500	$1.67	1d	1	0.94mi

Listing history 6 events

1. 2026-06-18
   days on market $125,000 Active 8 DOM
2. 2026-06-17
   days on market $125,000 Active 7 DOM
3. 2026-06-16
   days on market $125,000 Active 6 DOM
4. 2026-06-15
   days on market $125,000 Active 5 DOM
5. 2026-06-13
   remarks 211-char remark
6. 2026-06-13
   listed $125,000 Active 3 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: $2,468 · $206/mo
• Projected year-2 tax: $2,468 · $206/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: $17,240
• − Mortgage interest: −$7,002
• − Property taxes: −$2,468
• − Insurance: −$625
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$3,636
• Taxable income: $750
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $2,480/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

1 event — show timeline

• 2026-06-09 Listed $125,000 NTREIS

Property tax history

+9.9%/yr

Latest (2025): $2,468 · +1.1% YoY. Source: county tax records.