151 Wilson Ln · Van Alstyne, TX 75495

$90,000

2 bd · 1.0 ba · 868 sqft · SingleFamily public records · 9 Days on market

Built 2000 0.36 ac lot Est $149k · 40% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Schools +5.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL! This 2 bedroom 1 bathroom home inside of Van Alstyne ISD is waiting for your touch! Just outside of historic downtown Van Alstyne on an ovesized lot.

Key facts

• Oversized lot
• 0.36 acre lot
• Built 2000

Tags

• OVERSIZED LOT
• HISTORIC DOWNTOWN VAN ALSTYNE

Property features AI

Finance

• Other: Property is residential, single-family and not attached
• Financial info: Listing terms include Cash and 1031 Exchange; Treated as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking (no covered or carport spaces)
• Utilities: City sewer; City water; Electricity available; Not in a municipal utility district
• Home design: Single-family residence; One-story
• Construction: Built in 2000
• Exterior features: Lot less than 0.5 acre (approximately 0.357 acres); Driveway access

Interior

• Kitchen: Includes appliances (other)
• Bedrooms: Two bedrooms (both on the main level; each about 10 x 10)
• Bathrooms: One full bathroom
• Interior features: Open living and dining area; Other interior features
• Laundry & utility: Washer/dryer details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 11.1% vs local median 2.7% in Van Alstyne — 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 75/100 on livability (#134 in TX, #3,950 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Van Alstyne ISD (rural): math 62% / reading 59% proficiency, ranked #51 of 826 in TX (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: John And Nelda Partin El (math 55% / reading 58%, grade C+, #559 of 4,322 statewide, top 13%, 516 students, 22% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: 627 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,272 units permitted in Grayson County in 2024 (750 in 5+ unit buildings).
• This rent is only 13% of the median local income ($112k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.05%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $149,296
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
528 E Jefferson St	0.29mi	2/1.0	826 (-5%)	0mo	$119,000	$144	78
841 S Burk St	0.60mi	2/1.0	875 (+1%)	16mo	$244,999	$280	57
162 W Shreveport St	0.57mi	2/1.0	960 (+11%)	1mo	$165,000	$172	55
226 Baldwin St	0.62mi	2/1.0	752 (-13%)	14mo	$135,000	$180	37
648 S Dallas St	0.68mi	3/1.0 (+1)	998 (+15%)	16mo	$150,000	$150	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.33×
• Total profit: $8,240
• Equity at exit: $13,419

10-year hold

• IRR: 17.6%
• Equity multiple: 2.45×
• Total profit: $36,617
• Equity at exit: $7,782

Cash invested: $25,200 (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 75495

• Home prices YoY: -10.4%
• Active inventory: 627
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $358

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 66%

Sensitivity live

Price	-10% $420	-5% $389	+0% $358	+5% $327	+10% $296
Rent	-10% $260	-5% $309	+0% $358	+5% $407	+10% $456
Rate	-1.0pp $403	-0.5pp $381	base $358	+0.5pp $335	+1.0pp $311

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
653 N Henry Hynds Expy Van Alstyne, TX	1.0	1.0	500	$899	$1.80	0d	2	1.22mi
15 Henry Hynds Expy Unit 15 Van Alstyne, TX	2.0	1.0	750	$999	$1.33	45d	1	1.23mi
500 U.S. 75 Unit 1 Van Alstyne, TX	2.0	1.0	750	$999	$1.33	25d	1	1.27mi
500 U.S. 75 Unit 35 Van Alstyne, TX	1.0	1.0	600	$899	$1.50	22d	1	1.27mi
500 U.S. 75 Unit 6 Van Alstyne, TX	1.0	1.0	600	$899	$1.50	45d	1	1.27mi
500 U.S. 75 Unit 9 Van Alstyne, TX	2.0	1.0	750	$999	$1.33	45d	1	1.27mi

Listing history 7 events

1. 2026-06-08
   status $90,000 Pending 9 DOM
2. 2026-06-07
   days on market $90,000 Active 9 DOM
3. 2026-06-04
   days on market $90,000 Active 6 DOM
4. 2026-06-03
   days on market $90,000 Active 5 DOM
5. 2026-06-02
   days on market $90,000 Active 4 DOM
6. 2026-06-01
   days on market $90,000 Active 3 DOM
7. 2026-05-31
   days on market $90,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,887
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$2,618
• Taxable income: $3,045
• Est. tax owed @ 24.0%: −$731
• After-tax cash flow: $3,566/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: Van Alstyne ISD
• NCES district ID: 4843890
• Math proficiency: 62% ▼ -1.00%
• Reading proficiency: 59% ▼ -2.00%
• Median HH income: $68,451
• Composite: 53.28/100
• National rank: #1491
• State rank: #51 of 826 in TX

Livability — Van Alstyne

• Score: 75/100
• State rank: #134
• US rank: #3950

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Van Alstyne, TX
• County: Grayson County · 108,053 people
• City population: 27,131
• Metro: Sherman-Denison, TX
• Population (ZIP): 11,120
• Household income: $111,563
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 93.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 20% Two or more races 15% Black 4%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 5% Slovak 3% Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 15% Russian/Polish/Slavic 1% Tagalog/Filipino 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: ▼ -32.06%
• Current HPI: 274.6361
• Rent YoY: —
• Metro: Sherman-Denison, 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

2 events — show timeline

• 2026-05-29 Listed $90,000 NTREIS
• 1969-09-22 Sold (Public Records) — Public Records

Property tax history

+9.1%/yr

Latest (2025): $5,839 · +15.4% YoY. Source: county tax records.