4103 4th St · Greenville, TX 75401

$150,000

2 bd · 3.0 ba · 1,268 sqft · SingleFamily public records · 34 Days on market

Built 1955 9,496 sqft lot Est $190k · 21% under ↓ 33% 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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.7/10.0
• 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

Great Starter or Forever Home or Rental Property. Your choice. This home features 2 bedroom and 2 baths. There are two living areas and one could be easily converted into a bedroom. The garage has been converted into a storage room. There is a closed in patio sunroom. The lot is oversized and is treed.

Key facts

• Oversized lot
• Treed lot
• 9,496 sq ft lot

Tags

• CONVERTED STORAGE ROOM
• CLOSED IN PATIO SUNROOM
• OVERSIZED LOT
• TREED LOT

Property features AI

Finance

• Other: Lot size approximately 0.218 acres
• Financial info: Sale terms: Cash and Conventional
• HOA & community: No homeowners association

Exterior

• Parking: Covered parking space (1); Driveway
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Property attached (yes)
• Construction: Composition roof; Built in 1955
• Exterior features: Corner lot; Easements for utilities

Interior

• Kitchen: Electric cooktop; Electric oven
• Bedrooms: Two bedrooms on the main level; Primary bedroom on the main level
• Flooring: Carpet flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Five total rooms; Two living areas; No fireplaces; Other interior features

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $73 ($878/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 $146k (3.0% below list).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: Lamar El (math 28% / reading 33%, grade F, #2,464 of 4,322 statewide, top 58%, 554 students, 59% 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).
• Market conditions: Rents flat; 395 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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

• It's been on market 34 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 1955 — 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $190,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4404 3rd St	0.17mi	2/1.5	1,306 (+3%)	6mo	$147,500	$113	76
802 Division St	0.14mi	3/2.0 (+1)	1,338 (+6%)	3mo	$232,000	$173	73
1221 Cleveland St	0.17mi	3/2.0 (+1)	1,287 (+2%)	12mo	$153,000	$119	71
700 Cleveland St	0.22mi	3/2.0 (+1)	1,236 (-2%)	11mo	$225,000	$182	68
1102 Hemphill St	0.39mi	3/2.0 (+1)	1,234 (-3%)	1mo	$139,000	$113	67
4026 Dixon Cir	0.28mi	3/2.0 (+1)	1,374 (+8%)	3mo	$135,000	$98	61
925 Jones St	0.32mi	3/2.5 (+1)	1,408 (+11%)	2mo	$219,900	$156	58
3913 Gordon St	0.69mi	3/2.0 (+1)	1,232 (-3%)	7mo	$219,900	$178	48
3912 Gordon St	0.72mi	3/2.0 (+1)	1,330 (+5%)	5mo	$199,900	$150	45
1421 Morse St	0.54mi	3/2.0 (+1)	1,355 (+7%)	12mo	$239,000	$176	44
1118 Jones St	0.35mi	3/2.0 (+1)	1,454 (+15%)	12mo	$215,000	$148	40
2303 Walworth St	0.71mi	2/1.0	1,406 (+11%)	7mo	$79,900	$57	35

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: -15.8%
• Equity multiple: 0.45×
• Total profit: $-23,002
• Equity at exit: $22,365

10-year hold

• IRR: -12.3%
• Equity multiple: 0.35×
• Total profit: $-27,156
• Equity at exit: $12,969

Cash invested: $42,000 (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 75401

• Home prices YoY: -20.7%
• Rents YoY: 0.6%
• Active inventory: 395
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$787
• Tax from tax record: −$227 /mo · $2,729/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $73

Break-even live

Break-even rent $1,363

Max offer price $150,000

Occupancy floor 90%

Sensitivity live

Price	-10% $158	-5% $116	+0% $73	+5% $31	+10% $-12
Rent	-10% $-42	-5% $16	+0% $73	+5% $131	+10% $188
Rate	-1.0pp $149	-0.5pp $111	base $73	+0.5pp $34	+1.0pp $-5

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 Jones St Greenville, TX	3.0	2.0	1090	$1,414	$1.30	0d	1	0.31mi
1107 Hemphill St Greenville, TX	3.0	2.0	1090	$1,190	$1.09	45d	1	0.34mi
1228 Jones St Greenville, TX	3.0	2.0	1234	$1,700	$1.38	24d	1	0.35mi
1421 Jones St Greenville, TX	3.0	12.0	1618	$1,750	$1.08	26d	1	0.42mi
1421 Jones St Greenville, TX	3.0	2.0	1617	$1,750	$1.08	4d	1	0.42mi
1214 Interstate Highway 30 Greenville, TX	1.0–3.0	1.0–2.0	900	$1,185	$1.32	0d	1	0.45mi
1412 Hemphill St Greenville, TX	3.0	2.0	1200	$500	$0.42	26d	1	0.45mi
1808 Oneal St Unit B Greenville, TX	2.0	1.0	950	$1,295	$1.36	45d	1	0.55mi
3415 Henderson St Greenville, TX	3.0	2.0	1299	$1,650	$1.27	14d	1	0.60mi
3112 Travis St Greenville, TX	3.0	2.0	1200	$1,400	$1.17	45d	1	0.67mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	26d	1	0.70mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	9d	1	0.70mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	13d	1	0.70mi
4105 Stuart St Greenville, TX	3.0	2.0	1558	$1,675	$1.08	18d	1	0.72mi
2010 Morse St Greenville, TX	3.0	2.0	1248	$1,400	$1.12	24d	1	0.72mi
4205 Stuart St Greenville, TX	3.0	2.0	1228	$1,790	$1.46	9d	1	0.72mi
1910 Joe Ramsey Blvd E Greenville, TX	1.0–2.0	1.0–2.0	694	$1,203	$1.73	0d	6	0.79mi
4214 Johnson St Greenville, TX	3.0	1.0	1096	$1,250	$1.14	26d	1	0.80mi
2704 Jones St Greenville, TX	3.0	2.0	1273	$1,550	$1.22	4d	1	0.96mi
4320 Wesley St Unit 13 Greenville, TX	2.0	1.0	900	$975	$1.08	45d	1	0.97mi
3110 Saint John St Greenville, TX	3.0	2.0	1273	$1,500	$1.18	45d	1	1.01mi
3110 Saint John St Unit A Greenville, TX	3.0	2.0	1273	$1,425	$1.12	45d	1	1.01mi
3110 Saint John St Unit B Greenville, TX	3.0	2.0	1273	$1,450	$1.14	46d	1	1.01mi
3110 Saint John St Unit B Greenville, TX	3.0	2.0	1273	$1,400	$1.10	26d	1	1.01mi
3110 Saint John St Unit A Greenville, TX	3.0	2.0	1273	$1,500	$1.18	46d	1	1.01mi
50021 Del Ra Dr Greenville, TX	3.0	1.5	1452	$1,700	$1.17	26d	1	1.03mi
3002 Stanford St Unit B Greenville, TX	3.0	2.0	1500	$1,400	$0.93	0d	1	1.10mi
2113 Henry St Greenville, TX	3.0	2.0	1068	$1,400	$1.31	19d	1	1.12mi
2113 Henry St Unit B Greenville, TX	3.0	2.0	1068	$1,400	$1.31	26d	1	1.12mi
2203 Henry St Unit B Greenville, TX	3.0	2.0	980	$1,250	$1.28	45d	1	1.13mi
1901 Bourland St Unit A Greenville, TX	3.0	1.0	1100	$1,399	$1.27	45d	1	1.14mi
2006 Church St Greenville, TX	3.0	2.0	1463	$1,600	$1.09	45d	1	1.15mi
2107 Church St Unit A Greenville, TX	3.0	2.0	1069	$1,400	$1.31	26d	1	1.15mi
2107 Church St Unit B Greenville, TX	3.0	2.0	1069	$1,400	$1.31	45d	1	1.15mi
2005 Bourland St Unit B Greenville, TX	3.0	2.0	1038	$1,350	$1.30	5d	1	1.16mi
3214 King St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	13d	1	1.16mi
2005 Bourland St Greenville, TX	3.0	2.0	1038	$1,350	$1.30	0d	1	1.16mi
3305 Mineola St Unit B Greenville, TX	3.0	2.0	1017	$1,350	$1.33	45d	1	1.18mi
3305 Mineola St Unit A Greenville, TX	3.0	2.0	1017	$1,300	$1.28	45d	1	1.18mi
3108 Stanford St Apt A Greenville, TX	2.0	1.5	1020	$1,185	$1.16	45d	1	1.19mi

Listing history 22 events

1. 2026-06-21
   days on market $150,000 Active 34 DOM
2. 2026-06-18
   days on market $150,000 Active 31 DOM
3. 2026-06-17
   days on market $150,000 Active 30 DOM
4. 2026-06-16
   days on market $150,000 Active 29 DOM
5. 2026-06-15
   days on market $150,000 Active 28 DOM
6. 2026-06-13
   days on market $150,000 Active 26 DOM
7. 2026-06-09
   days on market $150,000 Active 22 DOM
8. 2026-06-08
   days on market $150,000 Active 21 DOM
9. 2026-06-07
   days on market $150,000 Active 20 DOM
10. 2026-06-04
    days on market $150,000 Active 17 DOM
11. 2026-06-03
    days on market $150,000 Active 16 DOM
12. 2026-06-02
    days on market $150,000 Active 15 DOM
13. 2026-06-01
    days on market $150,000 Active 14 DOM
14. 2026-05-31
    days on market $150,000 Active 13 DOM
15. 2026-05-18
    listed $150,000 Active
16. 2026-04-23
    historical
17. 2025-02-26
    listed $150,000 Active
18. 2025-02-25
    historical
19. 2025-01-14
    price $150,000
20. 2024-11-01
    price $185,000
21. 2024-09-12
    price $195,000
22. 2024-08-23
    listed $225,000 Active

ⓘ 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: $2,729 · $227/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$16/yr (+$1/mo · 0.6%)

ⓘ 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: $17,464
• − Mortgage interest: −$8,402
• − Property taxes: −$2,729
• − Insurance: −$750
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$4,364
• Taxable loss: −$1,575
• Est. tax savings @ 24.0%: +$378
• After-tax cash flow: $1,256/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

-33.3% since first listed

8 events — show timeline

• 2026-05-18 Listed $150,000 NTREIS
• 2026-04-23 Listing Removed — NTREIS
• 2025-02-26 Listed $150,000 NTREIS
• 2025-02-25 Listing Removed — NTREIS
• 2025-01-14 Price Changed $150,000 NTREIS
• 2024-11-01 Price Changed $185,000 NTREIS
• 2024-09-12 Price Changed $195,000 NTREIS
• 2024-08-23 Listed $225,000 NTREIS

Property tax history

+7.7%/yr

Latest (2025): $2,729 · -1.6% YoY. Source: county tax records.