3607 Washington St · Greenville, TX 75401

$149,941

3 bd · 2.0 ba · 1,434 sqft · SingleFamily public records · 91 Days on market

Built 1965 6,970 sqft lot $105/sqft · 30% below area Est $215k · 30% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• 1% rule +5.0/10.0
• DSCR +4.5/10.0
• 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 MLS

Rare opportunity to own a spacious 3-bedroom, 2-bath home nestled in the heart of Greenville’s historic district. If you’ve been searching for character, space, and the chance to truly make a home your own… this is it. Step inside and you’ll immediately notice the soaring high ceilings and abundant natural light that give the home an open, airy feel. Ceiling fans add comfort and charm, while the generous square footage provides flexibility for living, entertaining, or future updates. The home features a full utility room for added convenience, and the kitchen comes equipped with a gas range and refrigerator, making it move-in ready while still leaving room for your personal touch. Outside is where the possibilities really shine — a huge lot offers space to expand, build, or design the garden you’ve always dreamed of. Imagine relaxing evenings surrounded by beautiful rose bushes and room to grow whatever your vision inspires. ?? Whether you’re a savvy investor or a hands-on homeowner, this is a true handyman’s dream — full of character and ready for your updates to bring it to life.

Key facts

• Full utility room
• Huge lot
• Historic district

Tags

• HISTORIC DISTRICT
• SOARING HIGH CEILINGS
• ABUNDANT NATURAL LIGHT
• FULL UTILITY ROOM
• GAS RANGE
• HUGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $43 ($518/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $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 91 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $25k (14%) 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 $136,446 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 1.00% ✓
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 8.3

CMA / ARV

• ARV (median comp): $215,129
• List price: $149,941
• Delta: -30.30%
• 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
3817 Spencer St	0.21mi	3/2.0	1,521 (+6%)	0mo	$199,900	$131	80
2221 Walnut St	0.22mi	2/2.0 (-1)	1,494 (+4%)	1mo	$149,900	$100	77
1706 Wright St	0.53mi	3/2.0	1,478 (+3%)	2mo	$232,500	$157	69
3201 King St	0.47mi	3/2.0	1,351 (-6%)	1mo	$199,999	$148	68
2517 Utilis St	0.61mi	3/2.0	1,471 (+3%)	0mo	$180,000	$122	67
4106 Caddo St	0.53mi	3/2.0	1,504 (+5%)	1mo	$332,880	$221	66
2512 Rainey St	0.75mi	3/2.0	1,440 (+0%)	1mo	$161,000	$112	64
1609 Gibbons St	0.51mi	3/2.0	1,300 (-9%)	1mo	$258,000	$198	60
3206 Bourland St	0.38mi	3/2.0	1,248 (-13%)	1mo	$185,000	$148	60
1517 Wright St	0.61mi	3/1.0	1,344 (-6%)	1mo	$95,000	$71	56
1708 Wright St	0.52mi	3/2.0	1,640 (+14%)	1mo	$224,990	$137	51
3901 Oneal St	0.53mi	4/2.0 (+1)	1,607 (+12%)	1mo	$168,000	$105	50

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: -17.3%
• Equity multiple: 0.41×
• Total profit: $-24,976
• Equity at exit: $22,357

10-year hold

• IRR: -15.0%
• Equity multiple: 0.25×
• Total profit: $-31,604
• Equity at exit: $12,964

Cash invested: $41,983 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$786
• Tax from tax record: −$296 /mo · $3,547/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $43

Break-even live

Break-even rent $1,449

Max offer price $149,941

Occupancy floor 92%

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: $37,485
• Closing costs: $4,498
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3513 Washington St Unit H Greenville, TX	2.0	1.0	930	$925	$0.99	7d	1	0.04mi
3513 Washington St Unit G Greenville, TX	2.0	1.0	930	$925	$0.99	24d	1	0.04mi
3509 Pickett St Greenville, TX	3.0	2.0	1090	$1,580	$1.45	7d	1	0.07mi
3605 Eutopia St Greenville, TX	3.0	1.0	1156	$1,450	$1.25	43d	1	0.13mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,600	$1.21	43d	1	0.17mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,600	$1.21	24d	1	0.17mi
2907 Texas St Greenville, TX	3.0	2.0	1028	$1,314	$1.28	43d	1	0.19mi
2811 Walnut St Greenville, TX	3.0	2.0	1368	$1,595	$1.17	43d	1	0.21mi
3819 Henry St Greenville, TX	3.0	2.0	1590	$1,295	$0.81	12d	1	0.24mi
3604 Bourland St Greenville, TX	3.0	2.0	1028	$1,360	$1.32	43d	1	0.32mi
2406 Beecha St Greenville, TX	3.0	2.0	1263	$1,575	$1.25	43d	1	0.33mi
3626 Marshall St Greenville, TX	2.0	1.0	896	$1,300	$1.45	43d	1	0.33mi
3412 Marshall St Unit A Greenville, TX	3.0	2.0	1068	$1,250	$1.17	24d	1	0.36mi
3412 Marshall St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	2d	1	0.36mi
3020 Henry St Unit B Greenville, TX	3.0	2.0	1100	$2,850	$2.59	43d	1	0.36mi
3020 Henry St Unit A Greenville, TX	3.0	2.0	1100	$2,800	$2.55	43d	1	0.36mi
3305 Stevens St Greenville, TX	3.0	2.0	1069	$1,475	$1.38	43d	1	0.37mi
3305 Stevens St Unit B Greenville, TX	3.0	2.0	1069	$1,350	$1.26	43d	1	0.37mi
3305 Stevens St Unit A Greenville, TX	3.0	2.0	1069	$1,300	$1.22	43d	1	0.37mi
2113 Wright St Unit A Greenville, TX	3.0	2.5	1436	$1,800	$1.25	43d	1	0.38mi
3303 Texas St Greenville, TX	3.0	1.0	1260	$1,450	$1.15	2d	1	0.39mi
2901 Lee St Apt 1 Greenville, TX	2.0	2.0	1250	$1,575	$1.26	43d	1	0.40mi
3307 Polk St Unit A Greenville, TX	3.0	2.0	1288	$1,550	$1.20	17d	1	0.41mi
2116 King St Unit 1 Greenville, TX	2.0	1.0	1000	$1,150	$1.15	3d	1	0.41mi
3310 Polk St Greenville, TX	3.0	2.0	1513	$1,800	$1.19	24d	1	0.42mi
3118 Hemphill St Greenville, TX	3.0	2.0	1125	$1,600	$1.42	43d	1	0.42mi
2210 Langford St Greenville, TX	4.0	2.0	1510	$1,595	$1.06	43d	1	0.45mi
3214 King St Greenville, TX	3.0	2.0	1068	$1,250	$1.17	11d	1	0.45mi
1901 Wright St Greenville, TX	3.0	2.0	1260	$1,575	$1.25	24d	1	0.46mi
3305 Mineola St Unit A Greenville, TX	3.0	2.0	1017	$1,300	$1.28	43d	1	0.46mi
3305 Mineola St Unit B Greenville, TX	3.0	2.0	1017	$1,350	$1.33	43d	1	0.46mi
2225 College St Greenville, TX	4.0	2.5	1832	$2,000	$1.09	44d	1	0.47mi
2225 College St Greenville, TX	3.0	2.0	1439	$1,800	$1.25	24d	1	0.47mi
2915 Bourland St Greenville, TX	3.0	2.0	1197	$1,364	$1.14	43d	1	0.48mi
2309 Wesley St Unit D Greenville, TX	2.0	1.0	1150	$1,100	$0.96	22d	1	0.50mi
2309 Wesley St Unit A Greenville, TX	2.0	1.0	1150	$1,175	$1.02	43d	1	0.50mi
3840 McDougal St Greenville, TX	3.0	2.0	1458	$2,000	$1.37	7d	1	0.51mi
3912 Oneal St Greenville, TX	3.0	2.5	1592	$1,750	$1.10	43d	1	0.52mi
1707 Wright St Greenville, TX	3.0	2.0	1400	$1,725	$1.23	5d	1	0.54mi
1711 Langford St Greenville, TX	3.0	1.5	1274	$1,495	$1.17	24d	1	0.55mi

Listing history 19 events

1. 2026-06-18
   days on market $149,941 Active 91 DOM
2. 2026-06-17
   days on market $149,941 Active 90 DOM
3. 2026-06-16
   days on market $149,941 Active 89 DOM
4. 2026-06-15
   days on market $149,941 Active 88 DOM
5. 2026-06-13
   days on market $149,941 Active 86 DOM
6. 2026-06-09
   days on market $149,941 Active 82 DOM
7. 2026-06-08
   days on market $149,941 Active 81 DOM
8. 2026-06-07
   days on market $149,941 Active 80 DOM
9. 2026-06-04
   pricedays on market $149,941 Active 77 DOM
10. 2026-06-03
    days on market $175,000 Active 76 DOM
11. 2026-06-02
    days on market $175,000 Active 75 DOM
12. 2026-06-01
    days on market $175,000 Active 74 DOM
13. 2026-05-31
    days on market $175,000 Active 73 DOM
14. 2026-03-19
    listed $175,000 Active 1165-char remark

    Show marketing remark (1165 chars)

    Rare opportunity to own a spacious 3-bedroom, 2-bath home nestled in the heart of Greenville’s historic district. If you’ve been searching for character, space, and the chance to truly make a home your own… this is it. Step inside and you’ll immediately notice the soaring high ceilings and abundant natural light that give the home an open, airy feel. Ceiling fans add comfort and charm, while the generous square footage provides flexibility for living, entertaining, or future updates. The home features a full utility room for added convenience, and the kitchen comes equipped with a gas range and refrigerator, making it move-in ready while still leaving room for your personal touch. Outside is where the possibilities really shine — a huge lot offers space to expand, build, or design the garden you’ve always dreamed of. Imagine relaxing evenings surrounded by beautiful rose bushes and room to grow whatever your vision inspires. ?? Whether you’re a savvy investor or a hands-on homeowner, this is a true handyman’s dream — full of character and ready for your updates to bring it to life.

15. 2019-10-09
    soldstatus
16. 2010-12-29
    soldstatus Closed 436-char remark

    Show marketing remark (436 chars)

    MOTIVATED SELLER! BRING ALL OFFERS!!!!! Excellent Investment Property! Previously a rental property and would lease for as much as $550 per month. New roof in April 2009, exterior recently painted, open floor plan, beautiful wood floors, large living room and oversized bedrooms. This home could easily be a 3 bedroom home. Don't miss out on this one! Excellent place to call home or invest. Go see for yourself and make an offer today!

17. 2010-12-29
    soldstatus

    Show marketing remark (436 chars)

    MOTIVATED SELLER! BRING ALL OFFERS!!!!! Excellent Investment Property! Previously a rental property and would lease for as much as $550 per month. New roof in April 2009, exterior recently painted, open floor plan, beautiful wood floors, large living room and oversized bedrooms. This home could easily be a 3 bedroom home. Don't miss out on this one! Excellent place to call home or invest. Go see for yourself and make an offer today!

18. 2010-12-21
    status Pending 436-char remark

    Show marketing remark (436 chars)

    MOTIVATED SELLER! BRING ALL OFFERS!!!!! Excellent Investment Property! Previously a rental property and would lease for as much as $550 per month. New roof in April 2009, exterior recently painted, open floor plan, beautiful wood floors, large living room and oversized bedrooms. This home could easily be a 3 bedroom home. Don't miss out on this one! Excellent place to call home or invest. Go see for yourself and make an offer today!

19. 2010-10-09
    listed $29,900 Active 436-char remark

    Show marketing remark (436 chars)

    MOTIVATED SELLER! BRING ALL OFFERS!!!!! Excellent Investment Property! Previously a rental property and would lease for as much as $550 per month. New roof in April 2009, exterior recently painted, open floor plan, beautiful wood floors, large living room and oversized bedrooms. This home could easily be a 3 bedroom home. Don't miss out on this one! Excellent place to call home or invest. Go see for yourself and make an offer today!

ⓘ 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: $3,547 · $296/mo
• Projected year-2 tax: $3,547 · $296/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: $18,039
• − Mortgage interest: −$8,399
• − Property taxes: −$3,547
• − Insurance: −$750
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$4,362
• Taxable loss: −$1,906
• Est. tax savings @ 24.0%: +$457
• After-tax cash flow: $975/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

+485.3% since first listed

6 events — show timeline

• 2026-03-19 Listed $175,000 NTREIS
• 2019-10-09 Sold (Public Records) — Public Records
• 2010-12-29 Sold (Public Records) — Public Records
• 2010-12-29 Sold (MLS) — NTREIS
• 2010-12-21 Pending — NTREIS
• 2010-10-09 Listed $29,900 NTREIS

Property tax history

+8.9%/yr

Latest (2025): $3,547 · +4.9% YoY. Source: county tax records.