Concept 2586 Plan · Gunter, TX 75058

$641,990

4 bd · 2.5 ba · 2,586 sqft · SingleFamily · 863 Days on market

Excellent condition

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Schools +4.8/10.0
• Condition / age +4.8/5.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Spacious and flexible, this floorplan expertly combines form with function to ensure a modern home you are guaranteed to love. With plenty of optional choices, you can truly make this home your own. There are six elevation selections including rustic-inspired designs with charming shutters, columns, and stonework, and more contemporary finishes with brick and wood feature siding that exudes a transitional feel. This floorplan can be customized to suit your needs with optional extras from the moment you step into the entrance foyer. To the right is a large dining room with the option to switch this to a study with a closet for those who work from home. As you move through the home, a grand living space opens up to a family room warmed by an optional fireplace and a sunny breakfast nook. From,   there, you can step out to the patio with the option to choose from one of three patios with an optional fireplace. The kitchen is large and well-equipped with granite countertops, a central island, and stainless steel appliances. If you prefer, you can convert the walk-in pantry into a butler's pantry. The rest of this level is divided into multiple wings, perfect for the modern family wanting added privacy. Three guest bedrooms are housed in one wing, along with a full bath. If you want to keep the dining room but still need a study, the third guest bedroom can be converted into a study with french doors from the foyer. The master suite is set at the rear of the home in its own wing com

Key facts

• 3 garage spots
• Listed 862 days

🏗️ New construction. The $641,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $707,319.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $642k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $642k).
• Recommended offer: $565k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 1.9% 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.
• 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 $76k of equity ($5k loan paydown + $71k appreciation (10.0% local appreciation)).
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $198k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$122k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 863 days — a 12% lower offer ($565k) is reasonable based on typical stale-listing flexibility.

Recommended offer $564,951 (12.0% below list)

Questions for the listing agent

1. It's been on market 863 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.93%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $707,319
• List price: $641,990
• Delta: -9.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 Whispering Winds Dr	0.33mi	4/2.0	2,559 (-1%)	0mo	$395,000	$154	81
145 Knoll Trl	0.22mi	3/2.5 (-1)	2,623 (+1%)	3mo	$674,999	$257	80
300 Waterview Dr	0.19mi	4/3.0	2,784 (+8%)	1mo	$700,000	$251	75
160 Waterview Dr	0.29mi	4/2.5	2,862 (+11%)	2mo	$684,999	$239	67
105 Meadow Ln	0.23mi	4/2.5	2,798 (+8%)	12mo	$727,888	$260	65
115 Beavers Bend Dr	0.21mi	4/3.0	2,420 (-6%)	18mo	$535,000	$221	63
150 Whispering Winds Dr	0.35mi	4/3.0	2,635 (+2%)	21mo	$602,500	$229	61
340 Waterview Dr	0.13mi	3/2.5 (-1)	2,885 (+12%)	13mo	$744,888	$258	59
686 Cypress Point Dr	0.67mi	3/2.5 (-1)	2,767 (+7%)	1mo	$729,000	$263	51
330 Waterview Dr	0.29mi	3/2.0 (-1)	2,406 (-7%)	23mo	$699,999	$291	49
1389 Mcconnell Rd	0.42mi	3/3.0 (-1)	2,243 (-13%)	16mo	$1,150,000	$513	38

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: 26.4%
• Equity multiple: 3.10×
• Total profit: $416,146
• Equity at exit: $637,209

10-year hold

• IRR: 23.1%
• Equity multiple: 7.07×
• Total profit: $1,201,449
• Equity at exit: $1,374,165

Cash invested: $198,049 (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: 7.9×

Monthly cashflow live

• Estimated rent: $6,800 medium
• Mortgage (P&I): −$3,709
• Tax est. 1.5%: −$884 /mo · $10,610/yr
• Insurance: −$295
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,428
• Net cashflow: $484

Break-even live

Break-even rent $6,187

Max offer price $707,319

Occupancy floor 88%

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: $176,830
• Closing costs: $21,220
• 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	$6,800	$2.44	15d	1	0.19mi

Listing history 14 events

1. 2026-06-18
   days on market $641,990 Active 863 DOM
2. 2026-06-17
   days on market $641,990 Active 862 DOM
3. 2026-06-16
   days on market $641,990 Active 861 DOM
4. 2026-06-15
   days on market $641,990 Active 860 DOM
5. 2026-06-13
   days on market $641,990 Active 858 DOM
6. 2026-06-09
   days on market $641,990 Active 854 DOM
7. 2026-06-08
   days on market $641,990 Active 853 DOM
8. 2026-06-07
   days on market $641,990 Active 852 DOM
9. 2026-06-04
   days on market $641,990 Active 849 DOM
10. 2026-06-03
    days on market $641,990 Active 848 DOM
11. 2026-06-02
    days on market $641,990 Active 847 DOM
12. 2026-06-01
    days on market $641,990 Active 846 DOM
13. 2026-05-31
    days on market $641,990 Active 845 DOM
14. 2024-02-06
    listed $641,990 Active 1507-char remark

    Show marketing remark (1507 chars)

    Spacious and flexible, this floorplan expertly combines form with function to ensure a modern home you are guaranteed to love. With plenty of optional choices, you can truly make this home your own. There are six elevation selections including rustic-inspired designs with charming shutters, columns, and stonework, and more contemporary finishes with brick and wood feature siding that exudes a transitional feel. This floorplan can be customized to suit your needs with optional extras from the moment you step into the entrance foyer. To the right is a large dining room with the option to switch this to a study with a closet for those who work from home. As you move through the home, a grand living space opens up to a family room warmed by an optional fireplace and a sunny breakfast nook. From,   there, you can step out to the patio with the option to choose from one of three patios with an optional fireplace. The kitchen is large and well-equipped with granite countertops, a central island, and stainless steel appliances. If you prefer, you can convert the walk-in pantry into a butler's pantry. The rest of this level is divided into multiple wings, perfect for the modern family wanting added privacy. Three guest bedrooms are housed in one wing, along with a full bath. If you want to keep the dining room but still need a study, the third guest bedroom can be converted into a study with french doors from the foyer. The master suite is set at the rear of the home in its own wing com

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $81,600
• − Mortgage interest: −$39,621
• − Property taxes: −$10,610
• − Insurance: −$3,537
• − Repairs & maintenance: −$6,528
• − Management: −$6,528
• − Depreciation: −$20,577
• Taxable loss: −$5,800
• Est. tax savings @ 24.0%: +$1,392
• After-tax cash flow: $7,198/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with a modern kitchen, good exterior, and well-maintained landscaping. It is move-in ready and has the potential for further value increases with minor updates.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more potential buyers
• Both Add a smart home system — A smart home system can increase property value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more potential buyers ↑
• Both Add a smart home system — A smart home system can increase property value and attract tech-savvy buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Gunter, TX
• 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

1 event — show timeline

• 2024-02-06 Listed $641,990 Zillow