657 Hidden Lakes Blvd · Gunter, TX 75058

$900,000

5 bd · 4.0 ba · 3,725 sqft · SingleFamily public records · 48 Days on market

Built 2008 1.48 ac lot $242/sqft · 5% above area Est $854k · 5% over $38/mo HOA · 1% of rent

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +5.8/30.0
• ARV discount +5.1/15.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.2/10.0

Listing remarks MLS

This beautiful home is situated just north of Gunter on a large cul-de-sac lot in fabulous Hidden Lakes Ranch - a 500-acre neighborhood featuring 5 private lakes and oversized lots. The home sits on a quiet, rarely trafficked, perfect for kids to play safely. This large, open floor plan boasts 5 bedrooms, 4 bathrooms, multiple family and living areas, and study! The kitchen is complimented with gorgeous granite counter-tops and a pot-filler .

Key facts

• New vented hood
• Pot filler
• Dual pantries

Tags

• PRIVATE STRETCH OF CREEK
• CUSTOM STEEL FRONT DOOR
• NEW VENTED HOOD
• STAINLESS STEEL APPLIANCES
• POT FILLER
• DUAL PANTRIES

Property features AI

Finance

• Other: Community amenities include fishing, lake and greenbelt access; Restrictions: deed restrictions; Other equipment on property: compressor, home theater, irrigation equipment, satellite dish; Exclusions: workbench & air compressor in garage
• Financial info: Listing accepts Cash, Conventional, and FHA financing
• HOA & community: Mandatory HOA; Annual association fee (covers grounds maintenance and management); HOA management handled by Neighborhood Management

Exterior

• Parking: Attached garage with 2 garage spaces; Garage features include garage door opener, inside entrance, epoxy flooring, workshop area and oversized dimensions; Covered parking for 3 vehicles plus 1 carport space; Additional parking pad and RV access/parking; Private parking and golf cart garage; Lighted and concrete parking areas
• Security: Smoke detectors installed
• Utilities: Electricity connected; Co-op electric available; Rural water district; Aerobic septic; Underground utilities; Cable and phone available; Asphalt access
• Home design: Single-family residence; Two-story; Located on an interior cul-de-sac lot in a subdivision; Acreage lot (approx. 1.48 acres); Deed-restricted community; Accessory structures include shed(s) and workshop
• Construction: Built in 2008 (preowned); Board & batten siding with brick exterior; Composition roof; Slab foundation
• Exterior features: Covered front porch and patio; Outdoor living center; Private, landscaped yard with sprinkler system; Lighting; Storage shed(s); Workshop with electric; Wrought iron and fenced backyard; Private yard; Creek on property (waterfront: creek); Many trees; Large grassy backyard; Covered porch(es)

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop and electric range; Microwave; Warming drawer; Granite countertops; Kitchen island; Pot filler; Second sink; Walk-in pantry; Built-in cabinets; Breakfast bar / eat-in kitchen
• Bedrooms: 5 bedrooms total; Primary bedroom on main level with ensuite bath, garden tub, separate shower, dual sinks, linen closet and walk-in closet; Multiple bedrooms include custom closet systems and walk-in closets; Split bedroom layout
• Flooring: Carpet; Ceramic tile; Tile; Luxury vinyl plank; Combination flooring types
• Bathrooms: 4 full bathrooms; Primary bathroom with garden tub, separate shower and double vanity
• Heating & cooling: Central air with electric heating; Zoned heating and cooling; Ceiling fans; ENERGY STAR qualified equipment; Fireplace(s) provide supplemental heat; Propane available
• Interior features: Built-in features and cabinets; Cable TV available; Decorative lighting; Double vanity; Eat-in kitchen; Flat screen wiring; Granite counters; High-speed internet available; In-law suite floorplan; Kitchen island; Natural woodwork; Open floorplan; Pantry and walk-in pantry; Sound system wiring; Wet bar; Wired for data; Window coverings
• Laundry & utility: Main-level laundry with built-in cabinets; Drip/dry area, room for freezer and utility sink

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $900k.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $583k (35.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $550k (38.9% below list).
• Recommended offer: $550k (38.9% below list) — sets the bar for 1% rule.
• Cap rate 3.9% 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.
• Zoned schools: Gunter El (math 52% / reading 57%, grade C, #621 of 4,322 statewide, top 15%, 414 students, 23% FRL); Gunter Middle (math 46% / reading 56%, grade C, #326 of 1,662 statewide, top 20%, 373 students, 19% FRL); Gunter H S (math 42% / reading 67%, grade C-, #379 of 1,632 statewide, top 26%, 371 students, 20% FRL).
• 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 $96k of equity ($6k loan paydown + $90k 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 ~$155k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($873k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $550,000 (38.9% 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 48 days. Have you received any prior offers? Is the seller open to a 39% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.61% ✗
• Cap rate: 3.90%
• Cash-on-cash: -8.55%
• DSCR: 0.62
• GRM: 13.6

CMA / ARV

• ARV (median comp): $854,386
• List price: $900,000
• Delta: 5.34%
• 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
36 Mirror Lakes Ct	0.21mi	5/4.5	4,035 (+8%)	11mo	$1,175,000	$291	66
370 Pecan Crossing Ct	0.30mi	4/3.5 (-1)	3,390 (-9%)	13mo	$795,000	$235	53
139 Parkside Ct	0.52mi	4/3.0 (-1)	3,275 (-12%)	4mo	$900,000	$275	43
243 Green Meadow Ct	0.57mi	5/3.0	3,400 (-9%)	15mo	$669,900	$197	42
128 Parkside Ct	0.59mi	5/5.0	3,532 (-5%)	21mo	$1,056,000	$299	42
999 Cypress Point Dr	0.31mi	4/3.5 (-1)	3,263 (-12%)	23mo	$699,500	$214	39

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: 18.3%
• Equity multiple: 2.49×
• Total profit: $375,832
• Equity at exit: $810,791

10-year hold

• IRR: 17.0%
• Equity multiple: 5.75×
• Total profit: $1,196,768
• Equity at exit: $1,748,502

Cash invested: $252,000 (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: 13.6×

Monthly cashflow live

• Estimated rent: $5,500 medium
• Mortgage (P&I): −$4,720
• Tax from tax record: −$1,008 /mo · $12,096/yr
• Insurance: −$375
• HOA: −$38
• Vacancy / Maint / Mgmt: −$1,155
• Net cashflow: $-1,796

Break-even live

Break-even rent $7,773

Max offer price $582,789

Occupancy floor —

Sensitivity live

Price	-10% $-1,286	-5% $-1,541	+0% $-1,796	+5% $-2,050	+10% $-2,305
Rent	-10% $-2,230	-5% $-2,013	+0% $-1,796	+5% $-1,578	+10% $-1,361
Rate	-1.0pp $-1,342	-0.5pp $-1,567	base $-1,796	+0.5pp $-2,029	+1.0pp $-2,266

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: $225,000
• Closing costs: $27,000
• 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	$5,500	$1.98	0d	1	1.01mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 34 events

1. 2026-06-15
   days on market $900,000 Active 48 DOM
2. 2026-06-13
   days on market $900,000 Active 46 DOM
3. 2026-06-09
   days on market $900,000 Active 42 DOM
4. 2026-06-08
   days on market $900,000 Active 41 DOM
5. 2026-06-07
   days on market $900,000 Active 40 DOM
6. 2026-06-04
   days on market $900,000 Active 37 DOM
7. 2026-06-03
   days on market $900,000 Active 36 DOM
8. 2026-06-02
   days on market $900,000 Active 35 DOM
9. 2026-06-01
   days on market $900,000 Active 34 DOM
10. 2026-05-31
    days on market $900,000 Active 33 DOM
11. 2026-04-24
    listed $900,000 Active 1932-char remark
12. 2026-04-09
    price $899,999
13. 2026-04-06
    price $935,000
14. 2026-03-19
    listed $950,000 Active
15. 2016-05-27
    soldstatus
16. 2016-05-25
    soldstatus Sold

    Show marketing remark (446 chars)

    This beautiful home is situated just north of Gunter on a large cul-de-sac lot in fabulous Hidden Lakes Ranch - a 500-acre neighborhood featuring 5 private lakes and oversized lots. The home sits on a quiet, rarely trafficked, perfect for kids to play safely. This large, open floor plan boasts 5 bedrooms, 4 bathrooms, multiple family and living areas, and study! The kitchen is complimented with gorgeous granite counter-tops and a pot-filler .

17. 2016-04-14
    status Pending

    Show marketing remark (446 chars)

    This beautiful home is situated just north of Gunter on a large cul-de-sac lot in fabulous Hidden Lakes Ranch - a 500-acre neighborhood featuring 5 private lakes and oversized lots. The home sits on a quiet, rarely trafficked, perfect for kids to play safely. This large, open floor plan boasts 5 bedrooms, 4 bathrooms, multiple family and living areas, and study! The kitchen is complimented with gorgeous granite counter-tops and a pot-filler .

18. 2016-04-13
    listed $425,000 Active

    Show marketing remark (446 chars)

    This beautiful home is situated just north of Gunter on a large cul-de-sac lot in fabulous Hidden Lakes Ranch - a 500-acre neighborhood featuring 5 private lakes and oversized lots. The home sits on a quiet, rarely trafficked, perfect for kids to play safely. This large, open floor plan boasts 5 bedrooms, 4 bathrooms, multiple family and living areas, and study! The kitchen is complimented with gorgeous granite counter-tops and a pot-filler .

19. 2015-11-24
    historical
20. 2015-10-19
    status Active
21. 2015-10-05
    historical Active Contingent
22. 2015-07-06
    status Pending
23. 2015-05-23
    listed $395,000 Active
24. 2014-11-30
    historical
25. 2014-08-18
    price $385,000
26. 2014-05-29
    status Active
27. 2014-05-29
    historical
28. 2014-05-29
    listed $389,000
29. 2013-11-21
    historical
30. 2013-09-27
    price $375,000
31. 2013-07-14
    price $385,000
32. 2013-05-22
    listed $395,000 Active
33. 2007-07-13
    soldstatus
34. 2001-05-15
    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: $12,096 · $1,008/mo
• Projected year-2 tax: $16,470 · $1,372/mo
• Expected delta: +$4,374/yr (+$365/mo · 36.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $66,000
• − Mortgage interest: −$50,414
• − Property taxes: −$12,096
• − Insurance: −$4,500
• − Repairs & maintenance: −$5,280
• − Management: −$5,280
• − HOA: −$456
• − Depreciation: −$26,182
• Taxable loss: −$38,207
• Est. tax savings @ 24.0%: +$9,170
• After-tax cash flow: $-12,378/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

+127.8% since first listed

25 events — show timeline

• 2026-06-15 Listing Removed — NTREIS
• 2026-04-24 Listed $900,000 NTREIS
• 2026-04-09 Price Changed $899,999 NTREIS
• 2026-04-06 Price Changed $935,000 NTREIS
• 2026-03-19 Listed $950,000 NTREIS
• 2016-05-27 Sold (Public Records) — Public Records
• 2016-05-25 Sold (MLS) — NTREIS
• 2016-04-14 Pending — NTREIS
• 2016-04-13 Listed $425,000 NTREIS
• 2015-11-24 Listing Removed — NTREIS
• 2015-10-19 Relisted — NTREIS
• 2015-10-05 Contingent — NTREIS
• 2015-07-06 Pending — NTREIS
• 2015-05-23 Listed $395,000 NTREIS
• 2014-11-30 Listing Removed — NTREIS
• 2014-08-18 Price Changed $385,000 NTREIS
• 2014-05-29 Relisted — NTREIS
• 2014-05-29 Listed $389,000 NTREIS
• 2014-05-29 Listing Removed — NTREIS
• 2013-11-21 Listing Removed — NTREIS
• 2013-09-27 Price Changed $375,000 NTREIS
• 2013-07-14 Price Changed $385,000 NTREIS
• 2013-05-22 Listed $395,000 NTREIS
• 2007-07-13 Sold (Public Records) — Public Records
• 2001-05-15 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $12,096 · +5.6% YoY. Source: county tax records.