4400 3rd St · Greenville, TX 75401

$145,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily public records · 1 Days on market

Built 1950 7,492 sqft lot Est $158k · 8% 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 +18.4/30.0
• ARV discount +11.3/15.0
• 1% rule +5.8/10.0
• DSCR +5.8/10.0
• 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

Cute and cozy 3-bedroom, 1.5-bath home offering comfort, convenience, and plenty of space to enjoy. Step inside to find large, inviting rooms with durable laminate flooring throughout, creating a warm and low-maintenance living environment. The functional floor plan provides comfortable living spaces and generously sized bedrooms, making it ideal for families, first-time buyers, or those looking to downsize without sacrificing room to spread out. Outside, you'll appreciate the fully fenced backyard, perfect for pets, play, gardening, or entertaining. A small storage building provides extra space for tools, lawn equipment, or seasonal items. Conveniently located near shopping, dining, and ev

Key facts

• Quick access to i-30
• 7,492 sq ft lot
• Built 1950

Tags

• FULLY FENCED BACKYARD
• SMALL STORAGE BUILDING
• QUICK ACCESS TO I-30

Property features AI

Finance

• Other: Property is not attached (detached); Will not subdivide
• Financial info: Listing terms include 1031 exchange, cash, conventional
• HOA & community: No association

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: City water; City sewer; Electricity connected; Natural gas available; Cable available; Asphalt and all-weather road access
• Home design: Single family residence; One story; Residential property
• Construction: Built in 1950; Siding and wood construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered porch(es); Chain link fence; Corner lot with few trees and a large grassy backyard; Level lot

Interior

• Kitchen: Built-in cabinets; Dishwasher; Disposal; Gas range; Eat-in kitchen
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom with built-in cabinets and linen closet
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Cable TV available; Eat-in kitchen; High speed internet available; Vented exhaust fan; Window coverings
• Laundry & utility: Full-size washer/dryer area; Electric dryer hookup; Utility room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 7.4% 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, 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: Carver El (math 18% / reading 15%, grade F, #3,946 of 4,322 statewide, top 92%, 524 students, 93% FRL) — zoned schools average 93% FRL vs 55% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 31% 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 $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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 22y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $145,000

Questions for the listing agent

1. Built in 1950 — 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: 1.08% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $158,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 Division St	0.28mi	3/2.0	1,338 (-4%)	3mo	$232,000	$173	77
4404 3rd St	0.02mi	2/1.5 (-1)	1,306 (-7%)	6mo	$147,500	$113	76
925 Jones St	0.47mi	3/2.5	1,408 (+1%)	2mo	$219,900	$156	74
4026 Dixon Cir	0.44mi	3/2.0	1,374 (-2%)	3mo	$135,000	$98	74
1707 Pollard St	0.32mi	3/2.0	1,522 (+9%)	3mo	$229,900	$151	68
3920 Pine St	0.41mi	3/1.0	1,496 (+7%)	7mo	$140,000	$94	60
1410 Cornelia St	0.34mi	3/2.0	1,565 (+12%)	10mo	$159,000	$102	57
3912 Gordon St	0.65mi	3/2.0	1,330 (-5%)	5mo	$199,900	$150	57
1102 Hemphill St	0.52mi	3/2.0	1,234 (-12%)	1mo	$139,000	$113	55
2303 Walworth St	0.63mi	2/1.0 (-1)	1,406 (+0%)	7mo	$79,900	$57	55
3919 Houston St	0.54mi	2/1.0 (-1)	1,509 (+8%)	0mo	$160,000	$106	52
3913 Gordon St	0.62mi	3/2.0	1,232 (-12%)	7mo	$219,900	$178	45

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: -12.9%
• Equity multiple: 0.55×
• Total profit: $-18,426
• Equity at exit: $21,620

10-year hold

• IRR: -8.4%
• Equity multiple: 0.53×
• Total profit: $-18,890
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$760
• Tax from tax record: −$280 /mo · $3,355/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $136

Break-even live

Break-even rent $1,393

Max offer price $145,000

Occupancy floor 86%

Sensitivity live

Price	-10% $218	-5% $177	+0% $136	+5% $95	+10% $54
Rent	-10% $12	-5% $74	+0% $136	+5% $198	+10% $259
Rate	-1.0pp $209	-0.5pp $173	base $136	+0.5pp $98	+1.0pp $60

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1214 Interstate Highway 30 Greenville, TX	1.0–3.0	1.0–2.0	900	$1,500	$1.67	2d	1	0.29mi
1228 Jones St Greenville, TX	3.0	2.0	1234	$1,700	$1.38	22d	1	0.46mi
1110 Jones St Greenville, TX	3.0	2.0	1090	$1,440	$1.32	2d	1	0.46mi
1421 Jones St Greenville, TX	3.0	2.0	1617	$1,750	$1.08	3d	1	0.47mi
1421 Jones St Greenville, TX	3.0	12.0	1618	$1,750	$1.08	25d	1	0.47mi
1107 Hemphill St Greenville, TX	3.0	2.0	1090	$1,190	$1.09	44d	1	0.48mi
1412 Hemphill St Greenville, TX	3.0	2.0	1200	$500	$0.42	25d	1	0.53mi
1808 Oneal St Unit B Greenville, TX	2.0	1.0	950	$1,295	$1.36	44d	1	0.55mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	11d	1	0.60mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	25d	1	0.60mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	8d	1	0.60mi
3415 Henderson St Greenville, TX	3.0	2.0	1299	$1,650	$1.27	13d	1	0.61mi
4205 Stuart St Greenville, TX	3.0	2.0	1228	$1,790	$1.46	8d	1	0.61mi
1910 Joe Ramsey Blvd E Greenville, TX	1.0–2.0	1.0–2.0	694	$1,203	$1.73	2d	8	0.61mi
4105 Stuart St Greenville, TX	3.0	2.0	1558	$1,675	$1.08	17d	1	0.62mi
4214 Johnson St Greenville, TX	3.0	1.0	1096	$1,250	$1.14	25d	1	0.69mi
3112 Travis St Greenville, TX	3.0	2.0	1200	$1,400	$1.17	44d	1	0.70mi
2010 Morse St Greenville, TX	3.0	2.0	1248	$1,400	$1.12	22d	1	0.75mi
4320 Wesley St Unit 13 Greenville, TX	2.0	1.0	900	$975	$1.08	44d	1	0.85mi
2704 Jones St Greenville, TX	3.0	2.0	1273	$1,550	$1.22	3d	1	0.91mi
50021 Del Ra Dr Greenville, TX	3.0	1.5	1452	$1,700	$1.17	25d	1	0.92mi
3110 Saint John St Unit B Greenville, TX	3.0	2.0	1273	$1,450	$1.14	45d	1	1.00mi
3110 Saint John St Unit A Greenville, TX	3.0	2.0	1273	$1,425	$1.12	44d	1	1.00mi
3110 Saint John St Greenville, TX	3.0	2.0	1273	$1,500	$1.18	44d	1	1.00mi
3110 Saint John St Unit A Greenville, TX	3.0	2.0	1273	$1,500	$1.18	45d	1	1.00mi
3110 Saint John St Unit B Greenville, TX	3.0	2.0	1273	$1,400	$1.10	25d	1	1.00mi
3108 Stanford St Apt A Greenville, TX	2.0	1.5	1020	$1,185	$1.16	44d	1	1.06mi
1412 Waverley Dr Greenville, TX	3.0	2.0	1333	$1,650	$1.24	44d	1	1.11mi
3214 King St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	11d	1	1.12mi
3305 Mineola St Unit B Greenville, TX	3.0	2.0	1017	$1,350	$1.33	44d	1	1.13mi
3305 Mineola St Unit A Greenville, TX	3.0	2.0	1017	$1,300	$1.28	44d	1	1.13mi
4701 Sayle St Greenville, TX	2.0	2.0	988	$1,450	$1.47	2d	1	1.16mi
3118 Hemphill St Greenville, TX	3.0	2.0	1125	$1,600	$1.42	44d	1	1.18mi
2113 Henry St Greenville, TX	3.0	2.0	1068	$1,400	$1.31	18d	1	1.18mi
2113 Henry St Unit B Greenville, TX	3.0	2.0	1068	$1,400	$1.31	25d	1	1.18mi
2203 Henry St Unit B Greenville, TX	3.0	2.0	980	$1,250	$1.28	44d	1	1.19mi
1401 Brindle Dr Greenville, TX	3.0	2.0	1290	$1,750	$1.36	44d	1	1.20mi
2107 Church St Unit B Greenville, TX	3.0	2.0	1069	$1,400	$1.31	44d	1	1.22mi
2107 Church St Unit A Greenville, TX	3.0	2.0	1069	$1,400	$1.31	25d	1	1.22mi
2006 Church St Greenville, TX	3.0	2.0	1463	$1,600	$1.09	44d	1	1.23mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $145,000 Active 1 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: $3,355 · $280/mo
• Projected year-2 tax: $3,355 · $280/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 ≥111°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: $18,777
• − Mortgage interest: −$8,122
• − Property taxes: −$3,355
• − Insurance: −$725
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$4,218
• Taxable loss: −$648
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $1,785/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

+364.7% since first listed

19 events — show timeline

• 2026-06-17 Listed $145,000 NTREIS
• 2021-11-18 Sold (Public Records) — Public Records
• 2020-03-22 Listing Removed — NTREIS
• 2020-03-16 Listed $124,900 NTREIS
• 2020-03-01 Listing Removed — NTREIS
• 2020-01-10 Relisted — NTREIS
• 2019-12-31 Contingent — NTREIS
• 2019-08-29 Listed $129,000 NTREIS
• 2015-12-18 Sold (Public Records) — Public Records
• 2015-12-18 Sold (MLS) — NTREIS
• 2015-12-11 Pending — NTREIS
• 2015-10-09 Relisted — NTREIS
• 2015-10-02 Contingent — NTREIS
• 2015-09-28 Relisted — NTREIS
• 2015-09-14 Listing Removed — NTREIS
• 2015-09-12 Listed $57,500 NTREIS
• 2004-06-10 Sold (MLS) — NTREIS
• 2004-04-19 Listing Removed — NTREIS
• 2004-01-29 Listed $31,200 NTREIS

Property tax history

+7.8%/yr

Latest (2025): $3,355 · -3.1% YoY. Source: county tax records.