1112 Marshall St · Greenville, TX 75401

$180,000

3 bd · 2.0 ba · 1,042 sqft · SingleFamily public records · 96 Days on market

Built 1961 5,140 sqft lot $173/sqft · 12% below area Est $204k · 12% under

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Why this score? — see what drove the D 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 +12.9/15.0
• Cash flow +12.0/30.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• 1% rule +3.3/10.0
• 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

Step into this beautifully renovated 3-bed, 2-bath home offering 1,000 sq ft of fresh, modern living space. Every detail has been updated to create a clean, move-in-ready feel from the refreshed interior finishes to the functional layout that maximizes comfort. The updated kitchen features a gas stove, giving home cooks the performance and control they love. Bright living areas, modernized baths, and an efficient floor plan make this home ideal for first-time buyers, downsizers, or investors seeking a turnkey property. A stylish, fully renovated home in a convenient Greenville location.

Key facts

• Renovated home
• Modernized baths
• Gas stove

Tags

• RENOVATED HOME
• UPDATED KITCHEN
• GAS STOVE
• FUNCTIONAL LAYOUT
• BRIGHT LIVING AREAS
• MODERNIZED BATHS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-42 ($-509/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (17.5% below list).
• Recommended offer: $149k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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, 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 $5k 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 96 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,535 (17.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

• ARV (median comp): $204,354
• List price: $180,000
• Delta: -11.92%
• 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
1423 Morse St	0.24mi	3/2.0	1,028 (-1%)	3mo	$175,000	$170	84
1217 1/2 Morse St	0.07mi	3/2.0	1,064 (+2%)	15mo	$209,900	$197	80
1504 Oneal St	0.33mi	2/1.0 (-1)	1,036 (-1%)	19mo	$75,000	$72	59
1226 Cleveland St	0.50mi	3/2.0	1,016 (-2%)	18mo	$189,999	$187	58
1605 Hemphill St	0.34mi	3/2.0	1,112 (+7%)	18mo	$179,900	$162	58
4022 Dixon Cir	0.41mi	3/1.0	1,092 (+5%)	16mo	$184,900	$169	56
1800 Walworth St	0.54mi	3/1.5	1,084 (+4%)	13mo	$135,000	$125	55
832 Oneal St	0.19mi	3/2.0	1,194 (+15%)	14mo	$219,900	$184	55
3913 7th St	0.43mi	2/1.0 (-1)	953 (-8%)	13mo	$124,990	$131	46
1219 Stanford St	0.64mi	2/1.0 (-1)	1,025 (-2%)	19mo	$189,500	$185	43
2104 Division St	0.70mi	3/2.0	1,160 (+11%)	14mo	$174,000	$150	37
4604 3rd St	0.70mi	3/1.0	1,176 (+13%)	20mo	$189,500	$161	25

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: -20.6%
• Equity multiple: 0.30×
• Total profit: $-35,339
• Equity at exit: $26,839

10-year hold

• IRR: -20.1%
• Equity multiple: 0.05×
• Total profit: $-47,823
• Equity at exit: $15,563

Cash invested: $50,400 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,485 high
• Mortgage (P&I): −$944
• Tax from tax record: −$197 /mo · $2,363/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-42

Break-even live

Break-even rent $1,539

Max offer price $172,507

Occupancy floor 98%

Sensitivity live

Price	-10% $59	-5% $9	+0% $-42	+5% $-93	+10% $-144
Rent	-10% $-160	-5% $-101	+0% $-42	+5% $16	+10% $75
Rate	-1.0pp $48	-0.5pp $3	base $-42	+0.5pp $-89	+1.0pp $-137

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107 Hemphill St Greenville, TX	3.0	2.0	1090	$1,190	$1.09	45d	1	0.09mi
1110 Jones St Greenville, TX	3.0	2.0	1090	$1,414	$1.30	1d	1	0.10mi
1228 Jones St Greenville, TX	3.0	2.0	1234	$1,700	$1.38	24d	1	0.13mi
1412 Hemphill St Greenville, TX	3.0	2.0	1200	$500	$0.42	26d	1	0.20mi
3112 Travis St Greenville, TX	3.0	2.0	1200	$1,400	$1.17	45d	1	0.42mi
1808 Oneal St Unit B Greenville, TX	2.0	1.0	950	$1,295	$1.36	45d	1	0.45mi
3415 Henderson St Greenville, TX	3.0	2.0	1299	$1,650	$1.27	14d	1	0.46mi
2010 Morse St Greenville, TX	3.0	2.0	1248	$1,400	$1.12	24d	1	0.49mi
3907 Bois D Arc St Greenville, TX	2.0	1.0	868	$1,100	$1.27	14d	1	0.64mi
1901 Bourland St Unit A Greenville, TX	3.0	1.0	1100	$1,399	$1.27	45d	1	0.75mi
2018 Henry St Unit A Greenville, TX	3.0	1.0	838	$1,030	$1.23	17d	1	0.75mi
2113 Henry St Unit B Greenville, TX	3.0	2.0	1068	$1,400	$1.31	26d	1	0.76mi
2113 Henry St Greenville, TX	3.0	2.0	1068	$1,400	$1.31	19d	1	0.76mi
2006 Church St Greenville, TX	3.0	2.0	1463	$1,600	$1.09	45d	1	0.77mi
2005 Bourland St Unit B Greenville, TX	3.0	2.0	1038	$1,350	$1.30	5d	1	0.77mi
2203 Henry St Unit B Greenville, TX	3.0	2.0	980	$1,250	$1.28	45d	1	0.78mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	9d	1	0.78mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	13d	1	0.78mi
4102 Gordon St Greenville, TX	3.0	2.0	1296	$1,675	$1.29	26d	1	0.78mi
2005 Bourland St Greenville, TX	3.0	2.0	1038	$1,350	$1.30	1d	1	0.78mi
2107 Church St Unit A Greenville, TX	3.0	2.0	1069	$1,400	$1.31	26d	1	0.79mi
2107 Church St Unit B Greenville, TX	3.0	2.0	1069	$1,400	$1.31	45d	1	0.79mi
4205 Stuart St Greenville, TX	3.0	2.0	1228	$1,790	$1.46	9d	1	0.82mi
3110 Saint John St Unit A Greenville, TX	3.0	2.0	1273	$1,500	$1.18	46d	1	0.83mi
3110 Saint John St Unit B Greenville, TX	3.0	2.0	1273	$1,450	$1.14	46d	1	0.83mi
3110 Saint John St Unit A Greenville, TX	3.0	2.0	1273	$1,425	$1.12	45d	1	0.83mi
3110 Saint John St Unit B Greenville, TX	3.0	2.0	1273	$1,400	$1.10	26d	1	0.83mi
3110 Saint John St Greenville, TX	3.0	2.0	1273	$1,500	$1.18	45d	1	0.83mi
2212 Church St Unit A Greenville, TX	3.0	2.0	1254	$1,595	$1.27	8d	1	0.83mi
2704 Jones St Greenville, TX	3.0	2.0	1273	$1,550	$1.22	4d	1	0.84mi
1214 Interstate Highway 30 Greenville, TX	1.0–3.0	1.0–2.0	900	$1,500	$1.67	0d	1	0.84mi
4214 Johnson St Greenville, TX	3.0	1.0	1096	$1,250	$1.14	26d	1	0.88mi
2203 Henry St Unit A Greenville, TX	3.0	2.0	980	$1,250	$1.28	12d	1	0.88mi
2203 Henry St Unit A Greenville, TX	3.0	2.0	980	$1,250	$1.28	22d	1	0.88mi
2305 Bourland St Greenville, TX	3.0	2.0	1320	$1,900	$1.44	45d	1	0.89mi
2015 Stuart St Unit A Greenville, TX	3.0	2.0	1069	$1,400	$1.31	26d	1	0.91mi
2003 Johnson St Greenville, TX	2.0	1.0	1156	$1,375	$1.19	45d	1	0.94mi
2106 Stonewall St Unit 2B Greenville, TX	2.0	1.0	1220	$1,265	$1.04	21d	1	0.97mi
2106 Stonewall St Unit 2B Greenville, TX	2.0	1.0	1200	$1,263	$1.05	13d	1	0.97mi
2309 Wesley St Unit D Greenville, TX	2.0	1.0	1150	$1,100	$0.96	24d	1	0.98mi

Listing history 19 events

1. 2026-06-21
   days on market $180,000 Active 96 DOM
2. 2026-06-18
   status $180,000 Active 93 DOM
3. 2026-06-17
   status $180,000 Pending 93 DOM
4. 2026-06-16
   days on market $180,000 Active 93 DOM
5. 2026-06-15
   days on market $180,000 Active 92 DOM
6. 2026-06-13
   days on market $180,000 Active 90 DOM
7. 2026-06-09
   days on market $180,000 Active 86 DOM
8. 2026-06-08
   days on market $180,000 Active 85 DOM
9. 2026-06-07
   days on market $180,000 Active 84 DOM
10. 2026-06-04
    days on market $180,000 Active 81 DOM
11. 2026-06-03
    days on market $180,000 Active 80 DOM
12. 2026-06-02
    days on market $180,000 Active 79 DOM
13. 2026-06-01
    days on market $180,000 Active 78 DOM
14. 2026-05-31
    days on market $180,000 Active 77 DOM
15. 2026-03-15
    listed $189,000 Active 593-char remark

    Show marketing remark (593 chars)

    Step into this beautifully renovated 3-bed, 2-bath home offering 1,000 sq ft of fresh, modern living space. Every detail has been updated to create a clean, move-in-ready feel from the refreshed interior finishes to the functional layout that maximizes comfort. The updated kitchen features a gas stove, giving home cooks the performance and control they love. Bright living areas, modernized baths, and an efficient floor plan make this home ideal for first-time buyers, downsizers, or investors seeking a turnkey property. A stylish, fully renovated home in a convenient Greenville location.

16. 2025-12-10
    soldstatus
17. 2025-08-28
    soldstatus
18. 2012-06-29
    soldstatus
19. 2005-05-06
    soldstatus

ⓘ 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: $2,363 · $197/mo
• Projected year-2 tax: $3,294 · $274/mo
• Expected delta: +$931/yr (+$78/mo · 39.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥111°F today · 20 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: $17,824
• − Mortgage interest: −$10,083
• − Property taxes: −$2,363
• − Insurance: −$900
• − Repairs & maintenance: −$1,426
• − Management: −$1,426
• − Depreciation: −$5,236
• Taxable loss: −$3,610
• Est. tax savings @ 24.0%: +$866
• After-tax cash flow: $357/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

5 events — show timeline

• 2026-03-15 Listed $189,000 NTREIS
• 2025-12-10 Sold (Public Records) — Public Records
• 2025-08-28 Sold (Public Records) — Public Records
• 2012-06-29 Sold (Public Records) — Public Records
• 2005-05-06 Sold (Public Records) — Public Records

Property tax history

+8.4%/yr

Latest (2025): $2,363 · -4.5% YoY. Source: county tax records.