3010 Caddo St · Greenville, TX 75401

$90,000

2 bd · 2.0 ba · 728 sqft · SingleFamily public records · 1 Days on market

Built 1960 4,487 sqft lot Est $178k · 49% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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

Investor Special in Greenville! This 2-bedroom, 1-bath home offers a great opportunity for investors, flippers, or buyers looking to add value. Conveniently located near shopping, dining, and with easy access to I-30, this property has strong potential as a rental, flip, or renovation project. Bring your vision and make this property your next investment opportunity!

Key facts

• 4,487 sq ft lot
• Built 1960

Property features AI

Finance

• Other: Property subtype: Single family residence; Lot size approximately 0.103 acres; Subdivision: Orig Town Of Greenville
• Financial info: Listing terms: Cash; Treat as clear loan type; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: Gravel and paved parking areas; No garage or covered/carport spaces
• Utilities: City water; City sewer; Located outside a municipal utility district
• Home design: Single family residence; Residential property; Attached: Yes; Facing/entry level: One story
• Construction: Built in 1960; Siding exterior; Pillar/post/pier foundation
• Exterior features: Chain link fencing; Few trees on lot; Other exterior features

Interior

• Kitchen: Gas cooktop; Disposal
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s); Electric heating components
• Interior features: One-level layout; 3 total rooms; Living area of 728; Other interior features
• Laundry & utility: Full-size washer/dryer area; Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 11.3% 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: Carver El (math 18% / reading 15%, grade F, #3,946 of 4,322 statewide, top 92%, 524 students, 93% FRL) — zoned schools average 93% FRL vs 55% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 396 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $622 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $90,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.34% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.02%
• DSCR: 1.80
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $177,632
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2308 Oneal	0.38mi	1/1.0 (-1)	762 (+5%)	23mo	$140,000	$184	46
3304 Houston St	0.50mi	2/1.5	802 (+10%)	20mo	$195,500	$244	41

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: 7.0%
• Equity multiple: 1.27×
• Total profit: $6,683
• Equity at exit: $13,419

10-year hold

• IRR: 14.2%
• Equity multiple: 2.02×
• Total profit: $25,780
• Equity at exit: $7,782

Cash invested: $25,200 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,204 high
• Mortgage (P&I): −$472
• Tax from tax record: −$63 /mo · $760/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $378

Break-even live

Break-even rent $725

Max offer price $90,000

Occupancy floor 64%

Sensitivity live

Price	-10% $429	-5% $404	+0% $378	+5% $353	+10% $327
Rent	-10% $283	-5% $331	+0% $378	+5% $426	+10% $473
Rate	-1.0pp $424	-0.5pp $401	base $378	+0.5pp $355	+1.0pp $331

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3112 Stonewall St Unit 3 Greenville, TX	1.0	1.0	468	$850	$1.82	13d	1	0.29mi
3112 Stonewall St Unit 2 Greenville, TX	1.0	1.0	730	$990	$1.36	13d	1	0.29mi
2004 Wesley St Apt 5 Greenville, TX	2.0	1.0	682	$500	$0.73	44d	1	0.72mi
2123 Langford St Greenville, TX	2.0	2.0	700	$1,199	$1.71	44d	1	0.92mi
4115 Joe Ramsey Blvd E Greenville, TX	1.0–2.0	1.0–2.0	895	$1,350	$1.51	2d	1	0.97mi
1910 Joe Ramsey Blvd E Greenville, TX	1.0–2.0	1.0–2.0	694	$1,203	$1.73	2d	8	1.15mi
5501 Sayle St Greenville, TX	1.0–2.0	1.0–2.0	854	$2,007	$2.35	2d	7	1.23mi
1214 Interstate Highway 30 Greenville, TX	1.0–3.0	1.0–2.0	900	$1,185	$1.32	2d	1	1.24mi
5015 Joe Ramsey Blvd E Greenville, TX	2.0	1.0–2.0	728	$1,260	$1.73	2d	1	1.36mi

Listing history 2 events

1. 2026-06-18
   remarks 369-char remark
2. 2026-06-18
   listed $90,000 Active 1 DOM

ⓘ 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: $760 · $63/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$887/yr (+$74/mo · 116.6%)

ⓘ 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 ≥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: $14,448
• − Mortgage interest: −$5,041
• − Property taxes: −$760
• − Insurance: −$450
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$2,618
• Taxable income: $3,266
• Est. tax owed @ 24.0%: −$784
• After-tax cash flow: $3,756/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

3 events — show timeline

• 2026-06-18 Listed $90,000 NTREIS
• 2009-12-23 Sold (Public Records) — Public Records
• 2005-09-07 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $760 · +11.4% YoY. Source: county tax records.