107 S Sears St · Whitewright, TX 75491

$57,500

2 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 8 Days on market

Built 1920 9,932 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2br, 1ba Cottage Home on corner lot. Home is need of complete remodel to bring this little jewel back to life including extensive foundation work throughout. Walking distance to schools, neighborhood Churches and downtown merchants as well as the City Park. Buyers and or the Buyer's Agent agent to verify any and all information that pertains to this property on behalf of their client. Special showing instructions

Key facts

• Complete remodel
• Corner lot
• 9,932 sq ft lot

Tags

• CORNER LOT
• COMPLETE REMODEL
• EXTENSIVE FOUNDATION WORK
• WALKING DISTANCE TO SCHOOLS
• WALKING DISTANCE TO CITY PARK

Property features AI

Finance

• Other: Parcel number 171084; Soil type: Black
• Financial info: Listing accepts Cash and Conventional financing; Treat as clear loan type; No second mortgage indicated
• HOA & community: No association

Exterior

• Parking: Covered parking; 1-car carport
• Security: No accessibility features listed
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property; Built in 1920; Located in the Otp Whitewright subdivision
• Construction: Wood siding exterior; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered patio/porch; Chain link fencing; Corner lot

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: Paneling; Window coverings; One living area; One dining area; 4 total rooms
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Cap rate 22.6% vs local median 4.3% in Whitewright — 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 68/100 on livability (#457 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Whitewright ISD (rural): math 57% / reading 49% proficiency, ranked #134 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Whitewright El (math 47% / reading 42%, grade F, #1,155 of 4,322 statewide, top 29%, 389 students, 59% FRL) — zoned schools average 59% FRL vs 27% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 109 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

• Local home prices are declining (-3.0%/yr); year-one equity from $398 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $57,500

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.85% ✓
• Cap rate: 22.60%
• Cash-on-cash: 58.25%
• DSCR: 3.59
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $155,976
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 E Spruce St	0.41mi	2/1.5	1,088 (-6%)	4mo	$58,500	$54	65
507 E Maple St	0.52mi	3/1.0 (+1)	1,196 (+3%)	2mo	$169,000	$141	64
311 W Oak St	0.22mi	3/2.0 (+1)	1,292 (+11%)	2mo	$249,999	$193	61
203 S Carter St	0.35mi	3/2.0 (+1)	1,256 (+8%)	1mo	$89,000	$71	60
317 W Elm St	0.30mi	3/1.0 (+1)	1,120 (-4%)	18mo	$150,000	$134	60
407 E Grand St	0.44mi	3/1.0 (+1)	1,292 (+11%)	10mo	$80,000	$62	48
410 E Spruce St	0.45mi	2/1.0	995 (-14%)	20mo	$175,000	$176	39

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: 56.9%
• Equity multiple: 3.52×
• Total profit: $40,556
• Equity at exit: $8,573

10-year hold

• IRR: 61.8%
• Equity multiple: 7.20×
• Total profit: $99,798
• Equity at exit: $4,972

Cash invested: $16,100 (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 75491

• Home prices YoY: -8.6%
• Active inventory: 109
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,636 medium
• Mortgage (P&I): −$302
• Tax from tax record: −$185 /mo · $2,225/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $782

Break-even live

Break-even rent $647

Max offer price $57,500

Occupancy floor 47%

Sensitivity live

Price	-10% $814	-5% $798	+0% $782	+5% $765	+10% $749
Rent	-10% $652	-5% $717	+0% $782	+5% $846	+10% $911
Rate	-1.0pp $811	-0.5pp $796	base $782	+0.5pp $767	+1.0pp $752

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 S May St #1 Whitewright, TX	3.0	2.5	1229	$1,595	$1.30	16d	1	0.43mi
201 S May St Whitewright, TX	3.0	2.5	1229	$1,595	$1.30	2d	1	0.43mi
107 E Miller Whitewright, TX	3.0	2.0	1226	$1,725	$1.41	2d	1	0.47mi

Listing history 4 events

1. 2026-05-12
   status Pending
2. 2026-05-05
   historical Active Option Contract
3. 2026-05-04
   listed $57,500 Active
4. 1998-01-25
   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: $2,225 · $185/mo
• Projected year-2 tax: $2,225 · $185/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 7/10 Severe
• 🌡 Heat 7/10 Severe 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,632
• − Mortgage interest: −$3,221
• − Property taxes: −$2,225
• − Insurance: −$288
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$1,673
• Taxable income: $9,085
• Est. tax owed @ 24.0%: −$2,180
• After-tax cash flow: $7,198/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: Whitewright ISD
• NCES district ID: 4845670
• Math proficiency: 57% ▲ 1.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $49,969
• Composite: 45.31/100
• National rank: #2648
• State rank: #134 of 826 in TX

Livability — Whitewright

• Score: 68/100
• State rank: #457
• US rank: #9255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitewright, TX
• Population (ZIP): 5,428

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 (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 7% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Other Asian/Pacific 1%

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: ▼ -25.85%
• Current HPI: 273.3968
• 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

4 events — show timeline

• 2026-05-12 Pending — NTREIS
• 2026-05-05 Contingent — NTREIS
• 2026-05-04 Listed $57,500 NTREIS
• 1998-01-25 Sold (Public Records) — Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,225 · +11.8% YoY. Source: county tax records.