2512 Rainey St · Greenville, TX 75401

$161,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 97 Days on market

Built 1965 8,015 sqft lot Est $220k · 27% under ↓ 19% 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 +15.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.2/10.0
• DSCR +4.6/10.0
• 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

Charming remodeled 3 Bedroom, 2 Full Bath home sitting in a large corner lot. This home has a spacious master bedrooms with ton of natural light. Updates include fresh paint interior and exterior, new flooring, new carpet, new cabinets and granite countertop in the kitchen. New lightning fixtures, new master bathroom. New HVAC, and more. Do not miss the opportunity to own this gem in the heart of Greenville, schedule your private appointment today.

Key facts

• New cabinets
• Granite countertops
• Oversized side yard

Tags

• OVERSIZED SIDE YARD
• UPDATED BATHROOM
• FULLY RENOVATED KITCHEN
• NEW CABINETS
• GRANITE COUNTERTOPS
• NEW HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $161k.

Deal economics

• At list price, monthly cash flow is $54 ($646/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $161k).
• Recommended offer: $147k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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); 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) — zoned schools average 78% FRL vs 55% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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); 45% 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 33% 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 $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 97 days — a 9% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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

• 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 $146,510 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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: 1.02% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $220,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2512 Rainey St	0.00mi	3/2.0	1,440 (0%)	1mo	$161,000	$112	99
2517 Utilis St	0.14mi	3/2.0	1,471 (+2%)	0mo	$180,000	$122	90
2607 Carver St	0.18mi	3/2.0	1,439 (-0%)	2mo	$219,888	$153	90
4106 Caddo St	0.62mi	3/2.0	1,504 (+4%)	1mo	$332,880	$221	63
3304 Wellington St	0.57mi	3/2.0	1,346 (-6%)	2mo	$199,000	$148	61
3817 Spencer St	0.63mi	3/2.0	1,521 (+6%)	1mo	$199,900	$131	61
2221 Walnut St	0.62mi	2/2.0 (-1)	1,494 (+4%)	1mo	$149,900	$100	59
1305 Reed St	0.60mi	3/2.0	1,316 (-9%)	1mo	$259,900	$197	57
4705 Fillmore Dr	0.65mi	3/2.0	1,316 (-9%)	1mo	$259,900	$197	55
3717 Lee St	0.66mi	4/2.0 (+1)	1,553 (+8%)	2mo	$231,500	$149	49
4902 Fillmore Dr	0.68mi	3/2.0	1,600 (+11%)	2mo	$284,900	$178	48
1700 Manor Gdn	0.52mi	4/2.0 (+1)	1,233 (-14%)	0mo	$194,000	$157	46

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: -17.0%
• Equity multiple: 0.41×
• Total profit: $-26,402
• Equity at exit: $24,006

10-year hold

• IRR: -14.6%
• Equity multiple: 0.26×
• Total profit: $-33,198
• Equity at exit: $13,920

Cash invested: $45,080 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,645 high
• Mortgage (P&I): −$844
• Tax from tax record: −$335 /mo · $4,016/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $54

Break-even live

Break-even rent $1,577

Max offer price $161,000

Occupancy floor 92%

Sensitivity live

Price	-10% $145	-5% $99	+0% $54	+5% $8	+10% $-37
Rent	-10% $-76	-5% $-11	+0% $54	+5% $119	+10% $184
Rate	-1.0pp $135	-0.5pp $95	base $54	+0.5pp $12	+1.0pp $-30

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: $40,250
• Closing costs: $4,830
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4709 Henry St Greenville, TX	3.0	2.0	1299	$1,550	$1.19	9d	1	0.11mi
4811 Henry St Greenville, TX	3.0	2.0	1565	$1,800	$1.15	20d	1	0.12mi
4810 Jefferson St Greenville, TX	3.0	2.0	1565	$1,700	$1.09	4d	1	0.18mi
4506 Pickett St Greenville, TX	3.0	2.0	1024	$1,395	$1.36	20d	1	0.19mi
2006 Morgan St Greenville, TX	3.0	2.0	1215	$1,450	$1.19	45d	1	0.28mi
2225 College St Greenville, TX	4.0	2.5	1832	$2,000	$1.09	46d	1	0.31mi
2225 College St Greenville, TX	3.0	2.0	1439	$1,800	$1.25	26d	1	0.31mi
1906 Oliver St Greenville, TX	3.0	2.0	1380	$1,650	$1.20	4d	1	0.34mi
2210 Langford St Greenville, TX	4.0	2.0	1510	$1,595	$1.06	45d	1	0.35mi
1902 Oliver St Greenville, TX	3.0	2.0	1380	$1,700	$1.23	4d	1	0.36mi
2209 Wellington St Greenville, TX	3.0	2.0	1372	$1,499	$1.09	1d	1	0.43mi
2406 Beecha St Greenville, TX	3.0	2.0	1263	$1,575	$1.25	45d	1	0.46mi
1716 Manor Garden Curv Unit 75401 Greenville, TX	3.0	2.0	1108	$1,525	$1.38	26d	1	0.48mi
1712 Manor Garden Curv Greenville, TX	3.0	2.0	1108	$1,425	$1.29	45d	1	0.49mi
4909 Delano St Greenville, TX	3.0–4.0	2.0–2.5	1614	$1,955	$1.21	0d	1	0.51mi
1711 Langford St Greenville, TX	3.0	1.5	1274	$1,495	$1.17	24d	1	0.52mi
1711 Langford St Greenville, TX	3.0	1.5	1274	$1,495	$1.17	26d	1	0.52mi
2811 Walnut St Greenville, TX	3.0	2.0	1368	$1,595	$1.17	45d	1	0.60mi
4405 Oneal St Unit 4 Greenville, TX	3.0	2.0	1005	$1,275	$1.27	45d	1	0.61mi
3819 Henry St Greenville, TX	3.0	2.0	1590	$1,295	$0.81	14d	1	0.61mi
4802 Fillmore Dr Greenville, TX	3.0	2.0	1600	$2,040	$1.27	45d	1	0.65mi
4910 Fillmore Dr Greenville, TX	4.0	2.0	1724	$2,095	$1.22	1d	1	0.66mi
2907 Texas St Greenville, TX	3.0	2.0	1028	$1,314	$1.28	45d	1	0.69mi
3912 Oneal St Greenville, TX	3.0	2.5	1592	$1,750	$1.10	45d	1	0.73mi
3605 Eutopia St Greenville, TX	3.0	1.0	1156	$1,450	$1.25	45d	1	0.75mi
3840 McDougal St Greenville, TX	3.0	2.0	1458	$2,000	$1.37	9d	1	0.76mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,600	$1.21	45d	1	0.76mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,575	$1.19	1d	1	0.76mi
3303 Texas St Greenville, TX	3.0	1.0	1260	$1,450	$1.15	4d	1	0.76mi
5904 Lee St Greenville, TX	3.0	1.0	1224	$1,500	$1.23	45d	1	0.79mi
3604 Bourland St Greenville, TX	3.0	2.0	1028	$1,360	$1.32	45d	1	0.80mi
3513 Washington St Unit H Greenville, TX	2.0	1.0	930	$462	$0.50	1d	1	0.80mi
3513 Washington St Unit G Greenville, TX	2.0	1.0	930	$925	$0.99	26d	1	0.80mi
3509 Pickett St Greenville, TX	3.0	2.0	1090	$1,550	$1.42	1d	1	0.81mi
3626 Marshall St Greenville, TX	2.0	1.0	896	$1,300	$1.45	45d	1	0.82mi
3305 Stevens St Greenville, TX	3.0	2.0	1069	$1,475	$1.38	45d	1	0.92mi
3305 Stevens St Unit A Greenville, TX	3.0	2.0	1069	$1,300	$1.22	45d	1	0.92mi
3305 Stevens St Unit B Greenville, TX	3.0	2.0	1069	$1,350	$1.26	45d	1	0.92mi
3307 Polk St Unit A Greenville, TX	3.0	2.0	1288	$1,550	$1.20	19d	1	0.93mi
3310 Polk St Greenville, TX	3.0	2.0	1513	$1,800	$1.19	26d	1	0.94mi

Listing history 25 events

1. 2026-04-25
   status Pending
2. 2026-04-17
   historical Active Option Contract
3. 2026-03-19
   status Active
4. 2026-03-10
   historical Active Option Contract
5. 2026-02-21
   price $161,000
6. 2026-01-17
   listed $160,000 Active
7. 2026-01-11
   historical
8. 2025-11-29
   price $159,900
9. 2025-11-16
   status Active
10. 2025-11-10
    historical Active Option Contract
11. 2025-10-24
    price $169,000
12. 2025-09-20
    price $170,000
13. 2025-09-08
    price $175,000
14. 2025-08-23
    price $179,000
15. 2025-08-15
    price $187,500
16. 2025-07-30
    price $200,000
17. 2025-07-15
    listed $205,000 Active
18. 2022-05-24
    soldstatus
19. 2022-05-23
    soldstatus Closed 457-char remark

    Show marketing remark (457 chars)

    Charming remodeled 3 Bedroom, 2 Full Bath home sitting in a large corner lot. This home has a spacious master bedrooms with ton of natural light. Updates include fresh paint interior and exterior, new flooring, new carpet, new cabinets and granite countertop in the kitchen. New lightning fixtures, new master bathroom. New HVAC, and more. Do not miss the opportunity to own this gem in the heart of Greenville, schedule your private appointment today.

20. 2022-05-06
    status Pending 457-char remark

    Show marketing remark (457 chars)

    Charming remodeled 3 Bedroom, 2 Full Bath home sitting in a large corner lot. This home has a spacious master bedrooms with ton of natural light. Updates include fresh paint interior and exterior, new flooring, new carpet, new cabinets and granite countertop in the kitchen. New lightning fixtures, new master bathroom. New HVAC, and more. Do not miss the opportunity to own this gem in the heart of Greenville, schedule your private appointment today.

21. 2022-05-03
    historical Active Option Contract 457-char remark

    Show marketing remark (457 chars)

    Charming remodeled 3 Bedroom, 2 Full Bath home sitting in a large corner lot. This home has a spacious master bedrooms with ton of natural light. Updates include fresh paint interior and exterior, new flooring, new carpet, new cabinets and granite countertop in the kitchen. New lightning fixtures, new master bathroom. New HVAC, and more. Do not miss the opportunity to own this gem in the heart of Greenville, schedule your private appointment today.

22. 2022-04-29
    status Active 457-char remark

    Show marketing remark (457 chars)

    Charming remodeled 3 Bedroom, 2 Full Bath home sitting in a large corner lot. This home has a spacious master bedrooms with ton of natural light. Updates include fresh paint interior and exterior, new flooring, new carpet, new cabinets and granite countertop in the kitchen. New lightning fixtures, new master bathroom. New HVAC, and more. Do not miss the opportunity to own this gem in the heart of Greenville, schedule your private appointment today.

23. 2022-04-18
    status Pending 457-char remark

    Show marketing remark (457 chars)

    Charming remodeled 3 Bedroom, 2 Full Bath home sitting in a large corner lot. This home has a spacious master bedrooms with ton of natural light. Updates include fresh paint interior and exterior, new flooring, new carpet, new cabinets and granite countertop in the kitchen. New lightning fixtures, new master bathroom. New HVAC, and more. Do not miss the opportunity to own this gem in the heart of Greenville, schedule your private appointment today.

24. 2022-03-09
    listed $199,000 Active 457-char remark

    Show marketing remark (457 chars)

    Charming remodeled 3 Bedroom, 2 Full Bath home sitting in a large corner lot. This home has a spacious master bedrooms with ton of natural light. Updates include fresh paint interior and exterior, new flooring, new carpet, new cabinets and granite countertop in the kitchen. New lightning fixtures, new master bathroom. New HVAC, and more. Do not miss the opportunity to own this gem in the heart of Greenville, schedule your private appointment today.

25. 2022-03-03
    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: $4,016 · $335/mo
• Projected year-2 tax: $4,016 · $335/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: $19,745
• − Mortgage interest: −$9,019
• − Property taxes: −$4,016
• − Insurance: −$805
• − Repairs & maintenance: −$1,580
• − Management: −$1,580
• − Depreciation: −$4,684
• Taxable loss: −$1,937
• Est. tax savings @ 24.0%: +$465
• After-tax cash flow: $1,111/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

-19.1% since first listed

25 events — show timeline

• 2026-04-25 Pending — NTREIS
• 2026-04-17 Contingent — NTREIS
• 2026-03-19 Relisted — NTREIS
• 2026-03-10 Contingent — NTREIS
• 2026-02-21 Price Changed $161,000 NTREIS
• 2026-01-17 Listed $160,000 NTREIS
• 2026-01-11 Listing Removed — NTREIS
• 2025-11-29 Price Changed $159,900 NTREIS
• 2025-11-16 Relisted — NTREIS
• 2025-11-10 Contingent — NTREIS
• 2025-10-24 Price Changed $169,000 NTREIS
• 2025-09-20 Price Changed $170,000 NTREIS
• 2025-09-08 Price Changed $175,000 NTREIS
• 2025-08-23 Price Changed $179,000 NTREIS
• 2025-08-15 Price Changed $187,500 NTREIS
• 2025-07-30 Price Changed $200,000 NTREIS
• 2025-07-15 Listed $205,000 NTREIS
• 2022-05-24 Sold (Public Records) — Public Records
• 2022-05-23 Sold (MLS) — NTREIS
• 2022-05-06 Pending — NTREIS
• 2022-05-03 Contingent — NTREIS
• 2022-04-29 Relisted — NTREIS
• 2022-04-18 Pending — NTREIS
• 2022-03-09 Listed $199,000 NTREIS
• 2022-03-03 Sold (Public Records) — Public Records

Property tax history

+8.2%/yr

Latest (2025): $4,016 · +5.9% YoY. Source: county tax records.