110 Norma Cir · Greenville, TX 75402

$174,900

3 bd · 3.0 ba · 1,186 sqft · SingleFamily public records · 339 Days on market

Built 1975 0.69 ac lot $147/sqft · 27% below area Est $238k · 27% under ↓ 13% 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).

• Cash flow +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.9/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in an established neighborhood, this delightful 3-bedroom, 2-bathroom home offers comfort and convenience. The spacious living area is perfect for family gatherings, while the well-appointed kitchen features modern appliances and ample storage. The primary suite provides a peaceful retreat with an en-suite bathroom. Enjoy outdoor living on the large lot, ideal for gardening or entertaining. It also comes with an additional lot that adds almost half an acre. Centrally located, it is minutes from L3, schools, parks, and shopping, this home is a must-see!

Key facts

• Centrally located
• Large lot
• Additional lot

Tags

• WELL-APPOINTED KITCHEN
• LARGE LOT
• ADDITIONAL LOT
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $120 ($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 $172k (1.5% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: Bowie El (math 26% / reading 30%, grade F, #2,740 of 4,322 statewide, top 64%, 609 students, 71% FRL); Greenville Middle (math 17% / reading 28%, grade F, #1,341 of 1,662 statewide, top 82%, 727 students, 76% FRL); Greenville H S (math 17% / reading 37%, grade F, #1,204 of 1,632 statewide, top 75%, 1,480 students, 66% FRL) — zoned schools average 71% FRL vs 55% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.0%/yr); 298 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 339 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 339 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.99% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.93%
• DSCR: 1.13
• GRM: 8.5

CMA / ARV

• ARV (median comp): $238,286
• List price: $174,900
• Delta: -26.60%
• 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
110 Norma Cir	0.00mi	3/2.0	1,186 (0%)	0mo	$174,900	$147	96
102 Norma Cir	0.07mi	3/2.0	1,136 (-4%)	4mo	$220,000	$194	82
127 Lipan St	0.39mi	3/2.0	1,250 (+5%)	4mo	$225,000	$180	66
7402 Hackberry Dr	0.20mi	3/3.0	1,327 (+12%)	13mo	$250,000	$188	60
7404 Hackberry Dr	0.20mi	3/2.0	1,327 (+12%)	9mo	$248,500	$187	59
116 Tomahawk Dr	0.50mi	3/2.0	1,148 (-3%)	13mo	$237,000	$206	56
118 Red Cloud Dr	0.46mi	3/2.0	1,288 (+9%)	14mo	$229,900	$178	49

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.47×
• Total profit: $-25,729
• Equity at exit: $26,078

10-year hold

• IRR: -12.9%
• Equity multiple: 0.35×
• Total profit: $-31,925
• Equity at exit: $15,122

Cash invested: $48,972 (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 75402

• Rents YoY: -1.0%
• Active inventory: 298
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$917
• Tax from tax record: −$251 /mo · $3,018/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $120

Break-even live

Break-even rent $1,572

Max offer price $174,900

Occupancy floor 88%

Sensitivity live

Price	-10% $219	-5% $169	+0% $120	+5% $70	+10% $21
Rent	-10% $-17	-5% $52	+0% $120	+5% $188	+10% $256
Rate	-1.0pp $208	-0.5pp $164	base $120	+0.5pp $74	+1.0pp $28

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6915 Justin Ln Greenville, TX	3.0	2.0	1405	$1,925	$1.37	23d	1	0.30mi
1905 Center Point Ln Greenville, TX	1.0–2.0	1.0–2.0	925	$1,436	$1.55	0d	16	0.87mi
1401 Brindle Dr Greenville, TX	3.0	2.0	1290	$1,750	$1.36	45d	1	1.00mi
1417 Brindle Dr Greenville, TX	3.0	2.0	1187	$1,175	$0.99	0d	1	1.03mi
1412 Waverley Dr Greenville, TX	3.0	2.0	1333	$1,650	$1.24	45d	1	1.09mi
2509 Garden Dr Greenville, TX	3.0	2.0	1287	$1,450	$1.13	0d	1	1.15mi
2504 Paul St Greenville, TX	4.0	2.0	1446	$1,850	$1.28	26d	1	1.25mi
50021 Del Ra Dr Greenville, TX	3.0	1.5	1452	$1,700	$1.17	26d	1	1.26mi
6320 Stonewall St Greenville, TX	3.0	1.0–2.0	930	$1,725	$1.85	0d	1	1.46mi
6716 Flamingo Rd Greenville, TX	3.0	2.0	1344	$1,650	$1.23	0d	1	1.50mi

Listing history 9 events

1. 2026-05-13
   status Pending 567-char remark

   Show marketing remark (567 chars)

   Nestled in an established neighborhood, this delightful 3-bedroom, 2-bathroom home offers comfort and convenience. The spacious living area is perfect for family gatherings, while the well-appointed kitchen features modern appliances and ample storage. The primary suite provides a peaceful retreat with an en-suite bathroom. Enjoy outdoor living on the large lot, ideal for gardening or entertaining. It also comes with an additional lot that adds almost half an acre. Centrally located, it is minutes from L3, schools, parks, and shopping, this home is a must-see!

2. 2026-05-06
   historical Active Option Contract 567-char remark

   Show marketing remark (567 chars)

   Nestled in an established neighborhood, this delightful 3-bedroom, 2-bathroom home offers comfort and convenience. The spacious living area is perfect for family gatherings, while the well-appointed kitchen features modern appliances and ample storage. The primary suite provides a peaceful retreat with an en-suite bathroom. Enjoy outdoor living on the large lot, ideal for gardening or entertaining. It also comes with an additional lot that adds almost half an acre. Centrally located, it is minutes from L3, schools, parks, and shopping, this home is a must-see!

3. 2026-04-20
   price $174,900 567-char remark

   Show marketing remark (567 chars)

   Nestled in an established neighborhood, this delightful 3-bedroom, 2-bathroom home offers comfort and convenience. The spacious living area is perfect for family gatherings, while the well-appointed kitchen features modern appliances and ample storage. The primary suite provides a peaceful retreat with an en-suite bathroom. Enjoy outdoor living on the large lot, ideal for gardening or entertaining. It also comes with an additional lot that adds almost half an acre. Centrally located, it is minutes from L3, schools, parks, and shopping, this home is a must-see!

4. 2026-01-03
   status Active 567-char remark

   Show marketing remark (567 chars)

   Nestled in an established neighborhood, this delightful 3-bedroom, 2-bathroom home offers comfort and convenience. The spacious living area is perfect for family gatherings, while the well-appointed kitchen features modern appliances and ample storage. The primary suite provides a peaceful retreat with an en-suite bathroom. Enjoy outdoor living on the large lot, ideal for gardening or entertaining. It also comes with an additional lot that adds almost half an acre. Centrally located, it is minutes from L3, schools, parks, and shopping, this home is a must-see!

5. 2025-12-22
   historical Active Option Contract 567-char remark

   Show marketing remark (567 chars)

   Nestled in an established neighborhood, this delightful 3-bedroom, 2-bathroom home offers comfort and convenience. The spacious living area is perfect for family gatherings, while the well-appointed kitchen features modern appliances and ample storage. The primary suite provides a peaceful retreat with an en-suite bathroom. Enjoy outdoor living on the large lot, ideal for gardening or entertaining. It also comes with an additional lot that adds almost half an acre. Centrally located, it is minutes from L3, schools, parks, and shopping, this home is a must-see!

6. 2025-10-27
   price $189,900 567-char remark

   Show marketing remark (567 chars)

   Nestled in an established neighborhood, this delightful 3-bedroom, 2-bathroom home offers comfort and convenience. The spacious living area is perfect for family gatherings, while the well-appointed kitchen features modern appliances and ample storage. The primary suite provides a peaceful retreat with an en-suite bathroom. Enjoy outdoor living on the large lot, ideal for gardening or entertaining. It also comes with an additional lot that adds almost half an acre. Centrally located, it is minutes from L3, schools, parks, and shopping, this home is a must-see!

7. 2025-09-16
   status Active 567-char remark

   Show marketing remark (567 chars)

   Nestled in an established neighborhood, this delightful 3-bedroom, 2-bathroom home offers comfort and convenience. The spacious living area is perfect for family gatherings, while the well-appointed kitchen features modern appliances and ample storage. The primary suite provides a peaceful retreat with an en-suite bathroom. Enjoy outdoor living on the large lot, ideal for gardening or entertaining. It also comes with an additional lot that adds almost half an acre. Centrally located, it is minutes from L3, schools, parks, and shopping, this home is a must-see!

8. 2025-09-12
   historical Active Option Contract 567-char remark

   Show marketing remark (567 chars)

   Nestled in an established neighborhood, this delightful 3-bedroom, 2-bathroom home offers comfort and convenience. The spacious living area is perfect for family gatherings, while the well-appointed kitchen features modern appliances and ample storage. The primary suite provides a peaceful retreat with an en-suite bathroom. Enjoy outdoor living on the large lot, ideal for gardening or entertaining. It also comes with an additional lot that adds almost half an acre. Centrally located, it is minutes from L3, schools, parks, and shopping, this home is a must-see!

9. 2025-06-08
   listed $199,900 Active 567-char remark

   Show marketing remark (567 chars)

   Nestled in an established neighborhood, this delightful 3-bedroom, 2-bathroom home offers comfort and convenience. The spacious living area is perfect for family gatherings, while the well-appointed kitchen features modern appliances and ample storage. The primary suite provides a peaceful retreat with an en-suite bathroom. Enjoy outdoor living on the large lot, ideal for gardening or entertaining. It also comes with an additional lot that adds almost half an acre. Centrally located, it is minutes from L3, schools, parks, and shopping, this home is a must-see!

ⓘ 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: $3,018 · $251/mo
• Projected year-2 tax: $3,201 · $267/mo
• Expected delta: +$183/yr (+$15/mo · 6.1%)

ⓘ 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: $20,675
• − Mortgage interest: −$9,797
• − Property taxes: −$3,018
• − Insurance: −$874
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$5,088
• Taxable loss: −$1,410
• Est. tax savings @ 24.0%: +$338
• After-tax cash flow: $1,773/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): 20,098
• Household income: $77,877
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 361.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 93% English-only · Spanish 5% Chinese 1%

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: ▼ -141.52%
• Current HPI: 232.0505
• Rent YoY: ▼ -1.00%
• 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

-12.5% since first listed

9 events — show timeline

• 2026-05-13 Pending — NTREIS
• 2026-05-06 Contingent — NTREIS
• 2026-04-20 Price Changed $174,900 NTREIS
• 2026-01-03 Relisted — NTREIS
• 2025-12-22 Contingent — NTREIS
• 2025-10-27 Price Changed $189,900 NTREIS
• 2025-09-16 Relisted — NTREIS
• 2025-09-12 Contingent — NTREIS
• 2025-06-08 Listed $199,900 NTREIS

Property tax history

+5.2%/yr

Latest (2025): $3,018 · +7.1% YoY. Source: county tax records.