2206 Sayle St · Greenville, TX 75401

$92,500

3 bd · 2.0 ba · 1,374 sqft · SingleFamily public records · 57 Days on market

Built 1970 $67/sqft · 55% below area ↓ 28% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

$INVESTOR SPECIAL$ 3 Bed 2 Bath Fixer Immediate Equity On This Fix and Flip or Fix and Flow Rental! Perfect Sweat Equity Opportunity For Move-In Buyer! Won't Last At This Price Call or Text 469-247-9833

Key facts

• Listed 57 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 30% 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 $640 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $26k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• 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 $89,725 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.64% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.24%
• DSCR: 1.90
• GRM: 5.1

CMA / ARV

• ARV (median comp): $207,699
• List price: $92,500
• Delta: -55.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3206 Bourland St	0.18mi	3/2.0	1,248 (-9%)	1mo	$185,000	$148	76
1609 Gibbons St	0.35mi	3/2.0	1,300 (-5%)	1mo	$258,000	$198	74
1517 Wright St	0.41mi	3/1.0	1,344 (-2%)	1mo	$95,000	$71	72
1706 Wright St	0.33mi	3/2.0	1,478 (+8%)	2mo	$232,500	$157	70
3201 King St	0.56mi	3/2.0	1,351 (-2%)	1mo	$199,999	$148	70
2221 Walnut St	0.23mi	2/2.0 (-1)	1,494 (+9%)	1mo	$149,900	$100	69
3304 Wellington St	0.68mi	3/2.0	1,346 (-2%)	2mo	$199,000	$148	63
3817 Spencer St	0.41mi	3/2.0	1,521 (+11%)	0mo	$199,900	$131	62
3717 Lee St	0.22mi	4/2.0 (+1)	1,553 (+13%)	2mo	$231,500	$149	61
1223 Wesley St	0.64mi	3/2.0	1,439 (+5%)	2mo	$230,000	$160	61
2517 Utilis St	0.72mi	3/2.0	1,471 (+7%)	0mo	$180,000	$122	54
4106 Caddo St	0.73mi	3/2.0	1,504 (+10%)	1mo	$332,880	$221	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 · 0.62% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.36×
• Total profit: $9,377
• Equity at exit: $13,792

10-year hold

• IRR: 16.3%
• Equity multiple: 2.18×
• Total profit: $30,485
• Equity at exit: $7,998

Cash invested: $25,900 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$485
• Tax from tax record: −$240 /mo · $2,884/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $437

Break-even live

Break-even rent $967

Max offer price $92,500

Occupancy floor 66%

Sensitivity live

Price	-10% $489	-5% $463	+0% $437	+5% $411	+10% $384
Rent	-10% $317	-5% $377	+0% $437	+5% $497	+10% $557
Rate	-1.0pp $483	-0.5pp $460	base $437	+0.5pp $413	+1.0pp $388

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3605 Eutopia St Greenville, TX	3.0	1.0	1156	$1,450	$1.25	44d	1	0.11mi
3604 Bourland St Greenville, TX	3.0	2.0	1028	$1,360	$1.32	44d	1	0.12mi
3305 Stevens St Greenville, TX	3.0	2.0	1069	$1,475	$1.38	44d	1	0.16mi
3305 Stevens St Unit B Greenville, TX	3.0	2.0	1069	$1,350	$1.26	44d	1	0.16mi
3305 Stevens St Unit A Greenville, TX	3.0	2.0	1069	$1,300	$1.22	44d	1	0.16mi
3307 Polk St Unit A Greenville, TX	3.0	2.0	1288	$1,550	$1.20	18d	1	0.19mi
3310 Polk St Greenville, TX	3.0	2.0	1513	$1,800	$1.19	25d	1	0.21mi
3513 Washington St Unit G Greenville, TX	2.0	1.0	930	$925	$0.99	25d	1	0.21mi
3819 Henry St Greenville, TX	3.0	2.0	1590	$1,295	$0.81	13d	1	0.21mi
3513 Washington St Unit H Greenville, TX	2.0	1.0	930	$925	$0.99	7d	1	0.22mi
3020 Henry St Unit B Greenville, TX	3.0	2.0	1100	$2,850	$2.59	44d	1	0.24mi
3020 Henry St Unit A Greenville, TX	3.0	2.0	1100	$2,800	$2.55	44d	1	0.24mi
2113 Wright St Unit A Greenville, TX	3.0	2.5	1436	$1,800	$1.25	44d	1	0.24mi
3509 Pickett St Greenville, TX	3.0	2.0	1090	$1,580	$1.45	7d	1	0.26mi
2116 King St Unit 1 Greenville, TX	2.0	1.0	1000	$1,150	$1.15	4d	1	0.28mi
1901 Wright St Greenville, TX	3.0	2.0	1260	$1,575	$1.25	25d	1	0.28mi
2915 Bourland St Greenville, TX	3.0	2.0	1197	$1,364	$1.14	44d	1	0.33mi
3840 McDougal St Greenville, TX	3.0	2.0	1458	$2,000	$1.37	7d	1	0.34mi
1707 Wright St Greenville, TX	3.0	2.0	1400	$1,725	$1.23	5d	1	0.34mi
2406 Beecha St Greenville, TX	3.0	2.0	1263	$1,575	$1.25	44d	1	0.37mi
2901 Lee St Apt 1 Greenville, TX	2.0	2.0	1250	$1,575	$1.26	44d	1	0.38mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,600	$1.21	44d	1	0.39mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,600	$1.21	25d	1	0.39mi
2811 Walnut St Greenville, TX	3.0	2.0	1368	$1,595	$1.17	44d	1	0.39mi
2907 Texas St Greenville, TX	3.0	2.0	1028	$1,314	$1.28	44d	1	0.40mi
2309 Wesley St Unit A Greenville, TX	2.0	1.0	1150	$1,175	$1.02	44d	1	0.43mi
2309 Wesley St Unit D Greenville, TX	2.0	1.0	1150	$1,100	$0.96	22d	1	0.43mi
2005 Wesley St Unit 4 Greenville, TX	2.0	1.0	1056	$1,250	$1.18	2d	1	0.43mi
1711 Langford St Greenville, TX	3.0	1.5	1274	$1,495	$1.17	22d	1	0.47mi
1711 Langford St Greenville, TX	3.0	1.5	1274	$1,495	$1.17	25d	1	0.47mi
2210 Langford St Greenville, TX	4.0	2.0	1510	$1,595	$1.06	44d	1	0.47mi
1311 Wright St Greenville, TX	3.0	2.5	1582	$1,750	$1.11	44d	1	0.49mi
2106 Stonewall St Unit 2B Greenville, TX	2.0	1.0	1200	$1,263	$1.05	12d	1	0.50mi
2106 Stonewall St Unit 2B Greenville, TX	2.0	1.0	1220	$1,265	$1.04	20d	1	0.50mi
2225 College St Greenville, TX	4.0	2.5	1832	$2,000	$1.09	45d	1	0.51mi
2225 College St Greenville, TX	3.0	2.0	1439	$1,800	$1.25	25d	1	0.51mi
3412 Marshall St Unit A Greenville, TX	3.0	2.0	1068	$1,250	$1.17	25d	1	0.55mi
3626 Marshall St Greenville, TX	2.0	1.0	896	$1,300	$1.45	44d	1	0.55mi
3412 Marshall St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	3d	1	0.55mi
2203 Henry St Unit A Greenville, TX	3.0	2.0	980	$1,250	$1.28	21d	1	0.57mi

Listing history 18 events

1. 2026-06-18
   days on market $92,500 Active 57 DOM
2. 2026-06-17
   days on market $92,500 Active 56 DOM
3. 2026-06-16
   days on market $92,500 Active 55 DOM
4. 2026-06-15
   days on market $92,500 Active 54 DOM
5. 2026-06-13
   days on market $92,500 Active 52 DOM
6. 2026-06-09
   days on market $92,500 Active 48 DOM
7. 2026-06-08
   days on market $92,500 Active 47 DOM
8. 2026-06-07
   days on market $92,500 Active 46 DOM
9. 2026-06-04
   days on market $92,500 Active 43 DOM
10. 2026-06-03
    days on market $92,500 Active 42 DOM
11. 2026-06-02
    days on market $92,500 Active 41 DOM
12. 2026-06-01
    days on market $92,500 Active 40 DOM
13. 2026-05-31
    days on market $92,500 Active 39 DOM
14. 2026-05-16
    price $92,500 202-char remark

    Show marketing remark (202 chars)

    $INVESTOR SPECIAL$ 3 Bed 2 Bath Fixer Immediate Equity On This Fix and Flip or Fix and Flow Rental! Perfect Sweat Equity Opportunity For Move-In Buyer! Won't Last At This Price Call or Text 469-247-9833

15. 2026-05-12
    listed $108,500 Active 115-char remark

    Show marketing remark (115 chars)

    $Investor Special$ Historic Property Investment Fix and flip or flow rental Perfect sweat equity for move-in buyer.

16. 2026-04-20
    listed $108,500 Active 202-char remark

    Show marketing remark (202 chars)

    $INVESTOR SPECIAL$ 3 Bed 2 Bath Fixer Immediate Equity On This Fix and Flip or Fix and Flow Rental! Perfect Sweat Equity Opportunity For Move-In Buyer! Won't Last At This Price Call or Text 469-247-9833

17. 2026-04-20
    price $108,500

    Show marketing remark (202 chars)

    $INVESTOR SPECIAL$ 3 Bed 2 Bath Fixer Immediate Equity On This Fix and Flip or Fix and Flow Rental! Perfect Sweat Equity Opportunity For Move-In Buyer! Won't Last At This Price Call or Text 469-247-9833

18. 2025-10-28
    price $128,500

ⓘ 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: $2,884 · $240/mo
• Projected year-2 tax: $2,884 · $240/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: $18,240
• − Mortgage interest: −$5,181
• − Property taxes: −$2,884
• − Insurance: −$462
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$2,691
• Taxable income: $4,103
• Est. tax owed @ 24.0%: −$985
• After-tax cash flow: $4,257/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

-28.0% since first listed

5 events — show timeline

• 2026-05-16 Price Changed $92,500 Fizber.com
• 2026-05-12 Listed $108,500 FSBO.com
• 2026-04-20 Price Changed $108,500 Fizber.com
• 2026-04-20 Listed $108,500 Fizber.com
• 2025-10-28 Price Changed $128,500 Fizber.com

Property tax history

+12.1%/yr

Latest (2025): $2,884 · +8.4% YoY. Source: county tax records.