510 E State Highway 11 · Tom Bean, TX 75489

$188,888

4 bd · 2.0 ba · 1,973 sqft · SingleFamily public records · 104 Days on market

Built 1960 0.35 ac lot $96/sqft · 40% below area Est $316k · 40% under ↓ 2% 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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.6/10.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to small-town living in the heart of Tom Bean! Situated along Highway 11, the home provides easy access to nearby communities like Sherman, Howe, and Whitewright while still enjoying the peaceful atmosphere that makes Tom Bean such a special place to call home. Mature surroundings and a relaxed setting create a welcoming first impression from the moment you arrive. Inside you'll find 4 bedrooms with plenty of space and storage. The property offers plenty of outdoor space to enjoy fresh air, gardening, pets, or simply relaxing under the wide Texas sky. Whether you're looking for your first home, a place to downsize, or a property with small-town charm and convenient access to the city, this home presents a wonderful opportunity.

Key facts

• 0.35 acre lot
• Garage
• Built 1960

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#496 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Tom Bean ISD (rural): math 46% / reading 46% proficiency, ranked #230 of 826 in TX (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Grayson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,888 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 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 1960 — 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. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 7.8

CMA / ARV

• ARV (median comp): $315,924
• List price: $188,888
• Delta: -40.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 N Britton St	0.34mi	3/2.0 (-1)	2,076 (+5%)	1mo	$335,000	$161	70
303 Luby Dr	0.24mi	3/3.0 (-1)	1,713 (-13%)	7mo	$265,000	$155	52
204 Pecan St	0.37mi	3/2.5 (-1)	2,176 (+10%)	13mo	$450,000	$207	48
527 Brandy Ln	0.72mi	4/2.0	1,899 (-4%)	16mo	$331,650	$175	47
105 Vaughn Meadows Dr	0.73mi	5/2.0 (+1)	1,995 (+1%)	18mo	$338,990	$170	44
107 Vaughn Meadows Dr	0.73mi	4/2.0	2,081 (+6%)	19mo	$344,990	$166	41
108 Clay Ln	0.70mi	3/2.0 (-1)	1,689 (-14%)	2mo	$355,000	$210	37
525 Brandy Ln	0.72mi	4/2.0	1,796 (-9%)	18mo	$299,990	$167	36
111 Vaughn Meadows Dr	0.73mi	4/2.0	1,713 (-13%)	11mo	$354,000	$207	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.72×
• Total profit: $38,234
• Equity at exit: $84,932

10-year hold

• IRR: 14.7%
• Equity multiple: 3.17×
• Total profit: $114,598
• Equity at exit: $130,891

Cash invested: $52,889 (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 75489

• Active inventory: 5
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,011 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$277 /mo · $3,324/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $242

Break-even live

Break-even rent $1,704

Max offer price $188,888

Occupancy floor 83%

Sensitivity live

Price	-10% $349	-5% $296	+0% $242	+5% $189	+10% $135
Rent	-10% $83	-5% $163	+0% $242	+5% $322	+10% $401
Rate	-1.0pp $337	-0.5pp $290	base $242	+0.5pp $193	+1.0pp $143

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: $47,222
• Closing costs: $5,667
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Randolph St Whitewright, TX	4.0	2.0	2200	$2,100	$0.95	1d	1	0.41mi
205 Randolph St Unit NA Tom Bean, TX	4.0	2.0	2200	$2,100	$0.95	44d	1	0.41mi
522 State Highway 11 Tom Bean, TX	3.0	2.5	1324	$1,550	$1.17	1d	1	0.78mi

Listing history 22 events

1. 2026-06-19
   days on market $188,888 Active 104 DOM
2. 2026-06-18
   days on market $188,888 Active 103 DOM
3. 2026-06-17
   days on market $188,888 Active 102 DOM
4. 2026-06-16
   days on market $188,888 Active 101 DOM
5. 2026-06-15
   days on market $188,888 Active 100 DOM
6. 2026-06-14
   days on market $188,888 Active 98 DOM
7. 2026-06-13
   days on market $188,888 Active 97 DOM
8. 2026-06-10
   days on market $188,888 Active 95 DOM
9. 2026-06-09
   days on market $188,888 Active 94 DOM
10. 2026-06-09
    price $188,888 Active 93 DOM
11. 2026-06-08
    days on market $199,999 Active 93 DOM
12. 2026-06-07
    days on market $199,999 Active 92 DOM
13. 2026-06-05
    days on market $199,999 Active 89 DOM
14. 2026-06-03
    days on market $199,999 Active 88 DOM
15. 2026-06-02
    days on market $199,999 Active 87 DOM
16. 2026-06-01
    days on market $199,999 Active 86 DOM
17. 2026-05-31
    days on market $199,999 Active 85 DOM
18. 2026-05-30
    days on market $199,999 Active 84 DOM
19. 2026-05-05
    price $199,999 746-char remark

    Show marketing remark (746 chars)

    Welcome to small-town living in the heart of Tom Bean! Situated along Highway 11, the home provides easy access to nearby communities like Sherman, Howe, and Whitewright while still enjoying the peaceful atmosphere that makes Tom Bean such a special place to call home. Mature surroundings and a relaxed setting create a welcoming first impression from the moment you arrive. Inside you'll find 4 bedrooms with plenty of space and storage. The property offers plenty of outdoor space to enjoy fresh air, gardening, pets, or simply relaxing under the wide Texas sky. Whether you're looking for your first home, a place to downsize, or a property with small-town charm and convenient access to the city, this home presents a wonderful opportunity.

20. 2026-03-06
    listed $205,000 Active 746-char remark

    Show marketing remark (746 chars)

    Welcome to small-town living in the heart of Tom Bean! Situated along Highway 11, the home provides easy access to nearby communities like Sherman, Howe, and Whitewright while still enjoying the peaceful atmosphere that makes Tom Bean such a special place to call home. Mature surroundings and a relaxed setting create a welcoming first impression from the moment you arrive. Inside you'll find 4 bedrooms with plenty of space and storage. The property offers plenty of outdoor space to enjoy fresh air, gardening, pets, or simply relaxing under the wide Texas sky. Whether you're looking for your first home, a place to downsize, or a property with small-town charm and convenient access to the city, this home presents a wonderful opportunity.

21. 2023-12-26
    soldstatus
22. 2003-05-12
    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: $3,324 · $277/mo
• Projected year-2 tax: $3,457 · $288/mo
• Expected delta: +$133/yr (+$11/mo · 4.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,128
• − Mortgage interest: −$10,581
• − Property taxes: −$3,324
• − Insurance: −$944
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$5,495
• Taxable loss: −$77
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $2,924/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: Tom Bean ISD
• NCES district ID: 4842930
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $57,734
• Composite: 40.21/100
• National rank: #3782
• State rank: #230 of 826 in TX

Livability — Tom Bean

• Score: 68/100
• State rank: #496
• US rank: #9913

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tom Bean, TX
• City population: 716
• Population (ZIP): 716

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 10% Black 3% Two or more races 2%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 5% Lithuanian 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: —
• Current HPI: —
• 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

-2.4% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $199,999 NTREIS
• 2026-03-06 Listed $205,000 NTREIS
• 2023-12-26 Sold (Public Records) — Public Records
• 2003-05-12 Sold (Public Records) — Public Records

Property tax history

+10.8%/yr

Latest (2025): $3,324 · +11.0% YoY. Source: county tax records.