1710 Manor Gdn · Greenville, TX 75401

$190,000

3 bd · 2.0 ba · 1,002 sqft · SingleFamily public records · 43 Days on market

Built 2004 6,621 sqft lot $190/sqft · 12% below area Est $216k · 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 +13.0/15.0
• Cash flow +10.0/30.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• DSCR +2.8/10.0
• 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

Welcome to this thoughtfully updated home that blends modern touches with a warm and inviting atmosphere. This 3-bedroom, 2-bathroom residence with a 1-car garage offers comfort, functionality, and stylish finishes—making it a great place to call home. Step inside to find luxury vinyl wood-style plank flooring throughout (NO CARPET) complemented by fresh, contemporary paint that brightens the space. The open and welcoming layout allows for an easy flow between the living, dining, and kitchen areas, perfect for both everyday living and entertaining. The kitchen features updated cabinetry and practical finishes, providing ample storage and workspace for meal preparation. It is designed to be both functional and inviting for gatherings with family and friends. Each bedroom is well-sized with plenty of natural light, offering flexibility for family, guests, or a home office. The bathrooms include updated elements that add to the home's clean and modern feel. The primary suite provides a comfortable and private space to relax at the end of the day. Additional highlights include a 1-car garage and a layout that maximizes both space and convenience. The home has been refreshed with select updates, giving it a modern feel while maintaining its original charm. This home offers the perfect balance of comfort and style. Schedule your showing today and see everything this inviting property has to offer.

Key facts

• 6,621 sq ft lot
• Garage
• Built 2004

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (16.5% below list).
• Recommended offer: $159k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,289 units permitted in Hunt County in 2024 (527 in 5+ unit buildings).
• This rent runs 32% 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 $6k 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 43 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y ago; this cycle's ask has dropped $10k (5%) 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 $158,588 (16.5% 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 43 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 10.0

CMA / ARV

• ARV (median comp): $216,268
• List price: $190,000
• Delta: -12.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4810 Church St	0.27mi	4/1.5 (+1)	1,036 (+3%)	2mo	$169,990	$164	73
4902 Church St	0.26mi	3/1.0	1,020 (+2%)	15mo	$175,000	$172	68
1717 Manor Gdn	0.06mi	3/2.0	1,118 (+12%)	17mo	$182,500	$163	64
1904 Utilis St	0.31mi	2/1.0 (-1)	928 (-7%)	13mo	$84,900	$91	53
4518 Bourland St	0.37mi	2/1.0 (-1)	930 (-7%)	12mo	$115,000	$124	52
4410 Pickett St	0.67mi	3/1.0	1,077 (+8%)	22mo	$129,000	$120	34
2308 Morgan St	0.53mi	3/1.0	886 (-12%)	22mo	$149,000	$168	34

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: -23.4%
• Equity multiple: 0.21×
• Total profit: $-41,770
• Equity at exit: $28,330

10-year hold

• IRR: -26.5%
• Equity multiple: -0.13×
• Total profit: $-60,090
• Equity at exit: $16,428

Cash invested: $53,200 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$996
• Tax from tax record: −$292 /mo · $3,509/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-115

Break-even live

Break-even rent $1,732

Max offer price $169,669

Occupancy floor —

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1712 Manor Garden Curv Greenville, TX	3.0	2.0	1108	$1,425	$1.29	44d	1	0.05mi
1716 Manor Garden Curv Unit 75401 Greenville, TX	3.0	2.0	1108	$1,525	$1.38	24d	1	0.07mi
4909 Delano St Greenville, TX	3.0–4.0	2.0–2.5	1614	$1,955	$1.21	1d	1	0.08mi
1902 Oliver St Greenville, TX	3.0	2.0	1380	$1,700	$1.23	3d	1	0.16mi
1906 Oliver St Greenville, TX	3.0	2.0	1380	$1,650	$1.20	3d	1	0.18mi
2006 Morgan St Greenville, TX	3.0	2.0	1215	$1,450	$1.19	44d	1	0.42mi
4709 Henry St Greenville, TX	3.0	2.0	1299	$1,550	$1.19	7d	1	0.45mi
1711 Langford St Greenville, TX	3.0	1.5	1274	$1,495	$1.17	22d	1	0.58mi
1711 Langford St Greenville, TX	3.0	1.5	1274	$1,495	$1.17	24d	1	0.58mi
2225 College St Greenville, TX	3.0	2.0	1439	$1,800	$1.25	24d	1	0.63mi
2123 Langford St Greenville, TX	2.0	2.0	700	$1,199	$1.71	44d	1	0.64mi
4506 Pickett St Greenville, TX	3.0	2.0	1024	$1,395	$1.36	19d	1	0.68mi
5904 Lee St Greenville, TX	3.0	1.0	1224	$1,500	$1.23	44d	1	0.75mi
2406 Beecha St Greenville, TX	3.0	2.0	1263	$1,575	$1.25	44d	1	0.75mi
3840 McDougal St Greenville, TX	3.0	2.0	1458	$2,000	$1.37	7d	1	0.80mi
3604 Bourland St Greenville, TX	3.0	2.0	1028	$1,360	$1.32	44d	1	0.96mi
804 County Road 1058 Greenville, TX	3.0	2.0	1200	$1,750	$1.46	1d	1	0.98mi
2811 Walnut St Greenville, TX	3.0	2.0	1368	$1,595	$1.17	44d	1	0.99mi
3605 Eutopia St Greenville, TX	3.0	1.0	1156	$1,450	$1.25	44d	1	1.01mi
3307 Polk St Unit A Greenville, TX	3.0	2.0	1288	$1,550	$1.20	18d	1	1.06mi
3305 Stevens St Greenville, TX	3.0	2.0	1069	$1,475	$1.38	44d	1	1.07mi
3305 Stevens St Unit B Greenville, TX	3.0	2.0	1069	$1,350	$1.26	44d	1	1.07mi
3305 Stevens St Unit A Greenville, TX	3.0	2.0	1069	$1,300	$1.22	44d	1	1.07mi
2907 Texas St Greenville, TX	3.0	2.0	1028	$1,314	$1.28	44d	1	1.09mi
2217 Sayle St Unit B Greenville, TX	2.0	2.0	812	$1,275	$1.57	22d	1	1.10mi
2217 Sayle St Greenville, TX	2.0	2.0	812	$1,275	$1.57	3d	1	1.10mi
3513 Washington St Unit G Greenville, TX	2.0	1.0	930	$925	$0.99	24d	1	1.12mi
3513 Washington St Unit H Greenville, TX	2.0	1.0	930	$925	$0.99	7d	1	1.12mi
4405 Oneal St Unit 4 Greenville, TX	3.0	2.0	1005	$1,275	$1.27	44d	1	1.12mi
3333 Dalton St Greenville, TX	3.0	2.0	1493	$1,635	$1.10	7d	1	1.13mi
3333 Dalton St Greenville, TX	3.0	2.0	1493	$1,635	$1.10	24d	1	1.13mi
3333 Dalton St Greenville, TX	3.0	2.0	1493	$1,635	$1.10	5d	1	1.13mi
3509 Pickett St Greenville, TX	3.0	2.0	1090	$1,580	$1.45	7d	1	1.14mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,600	$1.21	44d	1	1.15mi
3614 Short St Greenville, TX	3.0	2.0	1323	$1,600	$1.21	24d	1	1.15mi
902 Clark St Greenville, TX	3.0	2.0	1200	$1,900	$1.58	44d	1	1.20mi
3430 Sockwell Blvd Greenville, TX	1.0–2.0	1.0	815	$960	$1.18	2d	2	1.21mi
3430 Sockwell Blvd Unit 3462 Greenville, TX	2.0	1.0	850	$960	$1.13	24d	1	1.21mi
3303 Texas St Greenville, TX	3.0	1.0	1260	$1,450	$1.15	3d	1	1.22mi
1707 Wright St Greenville, TX	3.0	2.0	1400	$1,725	$1.23	5d	1	1.23mi

Listing history 26 events

1. 2026-05-15
   price $1,400
2. 2026-05-13
   price $195,000 1435-char remark

   Show marketing remark (1435 chars)

   Welcome to this thoughtfully updated home that blends modern touches with a warm and inviting atmosphere. This 3-bedroom, 2-bathroom residence with a 1-car garage offers comfort, functionality, and stylish finishes—making it a great place to call home. Step inside to find luxury vinyl wood-style plank flooring throughout (NO CARPET) complemented by fresh, contemporary paint that brightens the space. The open and welcoming layout allows for an easy flow between the living, dining, and kitchen areas, perfect for both everyday living and entertaining. The kitchen features updated cabinetry and practical finishes, providing ample storage and workspace for meal preparation. It is designed to be both functional and inviting for gatherings with family and friends. Each bedroom is well-sized with plenty of natural light, offering flexibility for family, guests, or a home office. The bathrooms include updated elements that add to the home's clean and modern feel. The primary suite provides a comfortable and private space to relax at the end of the day. Additional highlights include a 1-car garage and a layout that maximizes both space and convenience. The home has been refreshed with select updates, giving it a modern feel while maintaining its original charm. This home offers the perfect balance of comfort and style. Schedule your showing today and see everything this inviting property has to offer.

3. 2026-05-03
   price $1,425
4. 2026-04-16
   listed $200,000 Active 1435-char remark

   Show marketing remark (1435 chars)

   Welcome to this thoughtfully updated home that blends modern touches with a warm and inviting atmosphere. This 3-bedroom, 2-bathroom residence with a 1-car garage offers comfort, functionality, and stylish finishes—making it a great place to call home. Step inside to find luxury vinyl wood-style plank flooring throughout (NO CARPET) complemented by fresh, contemporary paint that brightens the space. The open and welcoming layout allows for an easy flow between the living, dining, and kitchen areas, perfect for both everyday living and entertaining. The kitchen features updated cabinetry and practical finishes, providing ample storage and workspace for meal preparation. It is designed to be both functional and inviting for gatherings with family and friends. Each bedroom is well-sized with plenty of natural light, offering flexibility for family, guests, or a home office. The bathrooms include updated elements that add to the home's clean and modern feel. The primary suite provides a comfortable and private space to relax at the end of the day. Additional highlights include a 1-car garage and a layout that maximizes both space and convenience. The home has been refreshed with select updates, giving it a modern feel while maintaining its original charm. This home offers the perfect balance of comfort and style. Schedule your showing today and see everything this inviting property has to offer.

5. 2026-04-09
   listed $1,450
6. 2025-06-06
   historical $1,450
7. 2025-05-23
   listed $1,450
8. 2025-05-23
   historical $1,450
9. 2025-05-20
   listed $1,450
10. 2025-05-20
    historical $1,450
11. 2025-05-01
    listed $1,450
12. 2022-06-15
    historical
13. 2022-05-04
    listed $200,000 Active
14. 2022-03-04
    historical
15. 2022-01-19
    listed $200,000 Active
16. 2020-12-04
    soldstatus
17. 2020-09-24
    soldstatus Sold
18. 2020-09-03
    status Pending
19. 2020-08-28
    historical Active Option Contract
20. 2020-07-26
    listed $120,000 Active
21. 2009-02-13
    soldstatus
22. 2009-02-05
    historical
23. 2008-11-28
    listed $35,900
24. 2005-10-05
    soldstatus
25. 2005-09-04
    historical
26. 2005-09-01
    listed $96,500

ⓘ 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: $3,509 · $292/mo
• Projected year-2 tax: $3,509 · $292/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: $19,031
• − Mortgage interest: −$10,643
• − Property taxes: −$3,509
• − Insurance: −$950
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$5,527
• Taxable loss: −$4,643
• Est. tax savings @ 24.0%: +$1,114
• After-tax cash flow: $-267/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

-98.5% since first listed

26 events — show timeline

• 2026-05-15 Price Changed $1,400 NTREIS
• 2026-05-13 Price Changed $195,000 NTREIS
• 2026-05-03 Price Changed $1,425 NTREIS
• 2026-04-16 Listed $200,000 NTREIS
• 2026-04-09 Listed for Rent $1,450 NTREIS
• 2025-06-06 Rental Removed $1,450 SHOWMOJO
• 2025-05-23 Listed for Rent $1,450 SHOWMOJO
• 2025-05-23 Rental Removed $1,450 BUILDIUM
• 2025-05-20 Listed for Rent $1,450 BUILDIUM
• 2025-05-20 Rental Removed $1,450 NTREIS
• 2025-05-01 Listed for Rent $1,450 NTREIS
• 2022-06-15 Listing Removed — NTREIS
• 2022-05-04 Listed $200,000 NTREIS
• 2022-03-04 Listing Removed — NTREIS
• 2022-01-19 Listed $200,000 NTREIS
• 2020-12-04 Sold (Public Records) — Public Records
• 2020-09-24 Sold (MLS) — NTREIS
• 2020-09-03 Pending — NTREIS
• 2020-08-28 Contingent — NTREIS
• 2020-07-26 Listed $120,000 NTREIS
• 2009-02-13 Sold (MLS) — NTREIS
• 2009-02-05 Listing Removed — NTREIS
• 2008-11-28 Listed $35,900 NTREIS
• 2005-10-05 Sold (Public Records) — Public Records
• 2005-09-04 Listing Removed — NTREIS
• 2005-09-01 Listed $96,500 NTREIS

Property tax history

+2.2%/yr

Latest (2025): $3,509 · +1.3% YoY. Source: county tax records.