706 Virginia St · Graham, TX 76450

$135,000

3 bd · 2.0 ba · 1,684 sqft · SingleFamily public records · 157 Days on market

Built 1950 9,148 sqft lot $80/sqft · 29% below area Est $191k · 29% under

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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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.1/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for affordability in the heart of Graham? This versatile 3-bedroom, 2-bathroom home presents an excellent opportunity for both first-time buyers and savvy investors. Currently utilized as a successful month-to-month rental, it is perfectly positioned to capitalize on Graham’s high demand for affordable rental housing. Whether you are looking for a primary residence or a turnkey addition to your portfolio, it is ideally located near the historic downtown Square, local schools, churches, restaurants, and the hospital district. Convenience is right at your doorstep. This home is ready for its next chapter—whether that’s a fresh start for a new family or a smart investment for your future. Don't miss out on this chance to own a piece of Graham. Sellers are motivated and eager to see all offers!

Key facts

• Hospital district
• Convenience
• Local schools

Tags

• HISTORIC DOWNTOWN SQUARE
• LOCAL SCHOOLS
• HOSPITAL DISTRICT
• CONVENIENCE

🏷️ Possibly a rental listed for sale. The $135,000 price doesn't fit this home's estimated sale value (~$191,285) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.3% in Graham — 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 73/100 on livability (#232 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, employment C-, health & safety C-.
• Graham ISD (town): math 50% / reading 42% proficiency, ranked #252 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 187 active listings in the ZIP; 5 units permitted in Young County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Young County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.01% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

• ARV (median comp): $191,285
• List price: $135,000
• Delta: -29.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
909 3rd St	0.17mi	4/2.0 (+1)	1,734 (+3%)	1mo	$289,900	$167	82
1308 4th St	0.45mi	3/2.0	1,622 (-4%)	2mo	$249,900	$154	71
815 Virginia St	0.21mi	3/2.0	1,581 (-6%)	14mo	$285,000	$180	68
1000 Third St	0.11mi	3/2.0	1,456 (-14%)	13mo	$219,000	$150	61
915 Cherry St	0.52mi	3/2.0	1,832 (+9%)	1mo	$425,000	$232	60
1101 Cherry St	0.67mi	3/2.0	1,744 (+4%)	7mo	$249,900	$143	57
928 Plum St	0.54mi	3/2.0	1,734 (+3%)	16mo	$329,500	$190	57
1006 Calaveras St	0.64mi	3/2.0	1,546 (-8%)	9mo	$198,000	$128	49
1330 Edgewood Ave	0.59mi	2/2.0 (-1)	1,762 (+5%)	15mo	$120,000	$68	47
1324 Morningside Ave	0.53mi	3/2.0	1,474 (-12%)	10mo	$175,000	$119	46
1304 Morningside Ave	0.45mi	2/1.0 (-1)	1,507 (-10%)	18mo	$189,000	$125	38
814 Brazos St	0.53mi	2/1.0 (-1)	1,840 (+9%)	21mo	$249,000	$135	33

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-9,383
• Equity at exit: $20,129

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $7,887
• Equity at exit: $11,672

Cash invested: $37,800 (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 76450

• Home prices YoY: -24.0%
• Active inventory: 187
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$119 /mo · $1,423/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $196

Break-even live

Break-even rent $1,117

Max offer price $135,000

Occupancy floor 81%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $135,000 Active 157 DOM
2. 2026-06-17
   days on market $135,000 Active 156 DOM
3. 2026-06-16
   days on market $135,000 Active 155 DOM
4. 2026-06-15
   days on market $135,000 Active 154 DOM
5. 2026-06-13
   days on market $135,000 Active 152 DOM
6. 2026-06-12
   days on market $135,000 Active 151 DOM
7. 2026-06-09
   days on market $135,000 Active 148 DOM
8. 2026-06-08
   days on market $135,000 Active 147 DOM
9. 2026-06-08
   days on market $135,000 Active 146 DOM
10. 2026-06-07
    days on market $135,000 Active 145 DOM
11. 2026-06-03
    days on market $135,000 Active 142 DOM
12. 2026-06-02
    days on market $135,000 Active 141 DOM
13. 2026-06-01
    days on market $135,000 Active 140 DOM
14. 2026-05-31
    days on market $135,000 Active 139 DOM
15. 2026-01-10
    listed $148,000 Active 827-char remark

    Show marketing remark (827 chars)

    Looking for affordability in the heart of Graham? This versatile 3-bedroom, 2-bathroom home presents an excellent opportunity for both first-time buyers and savvy investors. Currently utilized as a successful month-to-month rental, it is perfectly positioned to capitalize on Graham’s high demand for affordable rental housing. Whether you are looking for a primary residence or a turnkey addition to your portfolio, it is ideally located near the historic downtown Square, local schools, churches, restaurants, and the hospital district. Convenience is right at your doorstep. This home is ready for its next chapter—whether that’s a fresh start for a new family or a smart investment for your future. Don't miss out on this chance to own a piece of Graham. Sellers are motivated and eager to see all offers!

16. 2015-01-21
    soldstatus
17. 1995-09-01
    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: $1,423 · $119/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$1,048/yr (+$87/mo · 73.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,391
• − Mortgage interest: −$7,562
• − Property taxes: −$1,423
• − Insurance: −$675
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$3,927
• Taxable income: $181
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $2,312/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: Graham ISD
• NCES district ID: 4821360
• Math proficiency: 50% ▲ 7.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $46,314
• Composite: 39.16/100
• National rank: #4030
• State rank: #252 of 826 in TX

Livability — Graham

• Score: 73/100
• State rank: #232
• US rank: #5580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Graham, TX
• Population (ZIP): 12,890

Population outlook (Young County) Hauer SSP2

• Today (2025): 17,860 people
• By 2030: 17,620 · -1.3%
• By 2040: 17,054 · -4.5%
• By 2050: 16,551 · -7.3%
• By 2075: 15,667 · -12.3%
• By 2100: 14,066 · -21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 21% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 3%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 15%

Political lean MEDSL · Young

• 2024 margin: Solid R (+76.2) · D 11.6% · R 87.8%
• 2008→2024 swing: -12.8pp toward R · 2008: -63.5pp · 2024: -76.2pp
• All cycles: 2024: R+76.2 2020: R+73.8 2016: R+74.6 2012: R+71.5 2008: R+63.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.82%
• Current HPI: 198.6373
• 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

3 events — show timeline

• 2026-01-10 Listed $148,000 NTREIS
• 2015-01-21 Sold (Public Records) — Public Records
• 1995-09-01 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,423 · +1.5% YoY. Source: county tax records.