1089 Birdie St · Gunter, TX 75058

$451,021

4 bd · 2.5 ba · 2,535 sqft · SingleFamily · 135 Days on market

Built 2026 5,663 sqft lot $178/sqft · 25% below area Est $601k · 25% under $64/mo HOA · 2% of rent ↓ 7% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.3/30.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks MLS

Built by Mattamy Homes - The Lavon - Available June! Experience resort-style luxury in the newest phase of the master-planned Bridges at Preston Crossings. Nestled in the heart of Gunter, this Mattamy Homes sanctuary offers the perfect blend of country serenity and modern convenience, located just minutes from the booming hubs of Frisco, McKinney, and Sherman. The Lavon floor plan features a spacious two-story design with 4 bedrooms, 2.5 baths, and a versatile flex room ideal for a home office. Enjoy an open-concept kitchen and dining area flowing into a living space anchored by a sleek electric fireplace. The private owner’s retreat boasts dual vanities and an expansive walk-in closet, while the oversized rear-entry garage maximizes curb appeal. Residents gain exclusive access to a new resident-only pool and playground, with the advantage of attending the highly-rated Gunter ISD. Optional memberships to The Bridges Golf Club provide access to an 18-hole championship course, tennis, and fitness facilities.

Key facts

• Open concept kitchen
• Dual vanities
• Walk in closet

Tags

• OPEN CONCEPT KITCHEN
• ELECTRIC FIREPLACE
• PRIVATE OWNERS RETREAT
• DUAL VANITIES
• WALK IN CLOSET
• REAR ENTRY GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $451k.

Deal economics

• At list price, monthly cash flow is $-416 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $391k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (22.4% below list).
• Recommended offer: $350k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 1.8% 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: 202 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 $48k of equity ($3k loan paydown + $45k 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 ~$78k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($397k) is reasonable based on typical stale-listing flexibility.

Recommended offer $350,000 (22.4% 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 135 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 5.19%
• Cash-on-cash: -3.95%
• DSCR: 0.82
• GRM: 10.7

CMA / ARV

• ARV (median comp): $600,883
• List price: $451,021
• Delta: -24.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1113 Stonebridge Pass	0.09mi	4/3.0	2,534 (-0%)	3mo	$530,000	$209	91
1616 Covered Brg	0.35mi	4/3.0	2,554 (+1%)	11mo	$599,900	$235	72
1410 Hanging Rock Trce	0.38mi	4/3.0	2,538 (+0%)	12mo	$625,000	$246	70
1516 Bearpath Way	0.59mi	4/3.0	2,498 (-2%)	1mo	$625,000	$250	67
1124 Karsten Ridge Pass	0.22mi	3/2.5 (-1)	2,228 (-12%)	8mo	$572,500	$257	58
1508 Wolf Ridge Run	0.51mi	3/3.0 (-1)	2,446 (-4%)	11mo	$685,000	$280	54
1834 Turtle Creek Ln	0.40mi	3/2.5 (-1)	2,902 (+14%)	15mo	$679,999	$234	40

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: 21.5%
• Equity multiple: 2.74×
• Total profit: $219,241
• Equity at exit: $406,315

10-year hold

• IRR: 19.4%
• Equity multiple: 6.28×
• Total profit: $666,643
• Equity at exit: $876,235

Cash invested: $126,286 (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: 202
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$2,365
• Tax est. 1.5%: −$564 /mo · $6,765/yr
• Insurance: −$188
• HOA: −$64
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $-416

Break-even live

Break-even rent $4,026

Max offer price $390,839

Occupancy floor —

Sensitivity live

Price	-10% $-104	-5% $-260	+0% $-416	+5% $-572	+10% $-728
Rent	-10% $-692	-5% $-554	+0% $-416	+5% $-278	+10% $-139
Rate	-1.0pp $-189	-0.5pp $-301	base $-416	+0.5pp $-533	+1.0pp $-652

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: $112,755
• Closing costs: $13,531
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
669 Massey Rd Gunter, TX	3.0	2.5	2745	$3,500	$1.28	44d	1	1.27mi

HOA detail

• Monthly dues: $64 · $768/yr
• Likely covers: electricpool

Listing history 16 events

1. 2026-06-21
   days on market $451,021 Active 135 DOM
2. 2026-06-18
   days on market $451,021 Active 132 DOM
3. 2026-06-17
   days on market $451,021 Active 131 DOM
4. 2026-06-16
   days on market $451,021 Active 130 DOM
5. 2026-06-15
   days on market $451,021 Active 129 DOM
6. 2026-06-13
   days on market $451,021 Active 127 DOM
7. 2026-06-09
   days on market $451,021 Active 123 DOM
8. 2026-06-08
   days on market $451,021 Active 122 DOM
9. 2026-06-07
   days on market $451,021 Active 121 DOM
10. 2026-06-04
    days on market $451,021 Active 118 DOM
11. 2026-06-03
    days on market $451,021 Active 117 DOM
12. 2026-06-02
    days on market $451,021 Active 116 DOM
13. 2026-06-01
    days on market $451,021 Active 115 DOM
14. 2026-05-31
    days on market $451,021 Active 114 DOM
15. 2026-05-19
    price $451,021 1027-char remark

    Show marketing remark (1027 chars)

    Built by Mattamy Homes - The Lavon - Available June! Experience resort-style luxury in the newest phase of the master-planned Bridges at Preston Crossings. Nestled in the heart of Gunter, this Mattamy Homes sanctuary offers the perfect blend of country serenity and modern convenience, located just minutes from the booming hubs of Frisco, McKinney, and Sherman. The Lavon floor plan features a spacious two-story design with 4 bedrooms, 2.5 baths, and a versatile flex room ideal for a home office. Enjoy an open-concept kitchen and dining area flowing into a living space anchored by a sleek electric fireplace. The private owner’s retreat boasts dual vanities and an expansive walk-in closet, while the oversized rear-entry garage maximizes curb appeal. Residents gain exclusive access to a new resident-only pool and playground, with the advantage of attending the highly-rated Gunter ISD. Optional memberships to The Bridges Golf Club provide access to an 18-hole championship course, tennis, and fitness facilities.

16. 2026-02-06
    listed $486,021 Active 1027-char remark

    Show marketing remark (1027 chars)

    Built by Mattamy Homes - The Lavon - Available June! Experience resort-style luxury in the newest phase of the master-planned Bridges at Preston Crossings. Nestled in the heart of Gunter, this Mattamy Homes sanctuary offers the perfect blend of country serenity and modern convenience, located just minutes from the booming hubs of Frisco, McKinney, and Sherman. The Lavon floor plan features a spacious two-story design with 4 bedrooms, 2.5 baths, and a versatile flex room ideal for a home office. Enjoy an open-concept kitchen and dining area flowing into a living space anchored by a sleek electric fireplace. The private owner’s retreat boasts dual vanities and an expansive walk-in closet, while the oversized rear-entry garage maximizes curb appeal. Residents gain exclusive access to a new resident-only pool and playground, with the advantage of attending the highly-rated Gunter ISD. Optional memberships to The Bridges Golf Club provide access to an 18-hole championship course, tennis, and fitness facilities.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$25,264
• − Property taxes: −$6,765
• − Insurance: −$2,255
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − HOA: −$768
• − Depreciation: −$13,121
• Taxable loss: −$12,893
• Est. tax savings @ 24.0%: +$3,094
• After-tax cash flow: $-1,896/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

-7.2% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $451,021 NTREIS
• 2026-02-06 Listed $486,021 NTREIS