922 Plum St · Graham, TX 76450

$134,900

2 bd · 1.0 ba · 1,099 sqft · SingleFamily public records · 13 Days on market

Built 1950 10,019 sqft lot Est $133k · at est.

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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).

• Cash flow +10.5/30.0
• ARV discount +6.8/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent opportunity for investors or homeowners seeking a property with built-in income potential! This charming 3-bedroom, 2-bath home is currently tenant-occupied, offering immediate rental income for investors looking to expand their portfolio. The home features beautiful hardwood floors, lighted ceiling fans, mini blinds, and attractive beadboard paneling throughout, creating a warm and inviting atmosphere. In addition to the main residence, the property includes a detached one-car garage with a garage apartment and convenient alley access, providing an excellent opportunity for additional rental income, guest accommodations, or a private workspace. With open parking and multiple inco

Key facts

• Alley access
• Garage apartment
• Open parking

Tags

• BUILT-IN INCOME POTENTIAL
• DETACHED ONE-CAR GARAGE
• GARAGE APARTMENT
• ALLEY ACCESS
• OPEN PARKING

Property features AI

Finance

• Other: Municipal utility district: No; Possession at closing/funding
• Financial info: Listing terms: Cash or Conventional; Second mortgage: No
• HOA & community: No homeowners association

Exterior

• Parking: One covered parking space; One garage space; Driveway parking; On-street parking; Garage faces front; Open parking
• Utilities: City water; City sewer; Individual gas meter; Individual water meter
• Home design: Single family residence; Residential property; One-story; Property attached: Yes; Year built 1950; Subdivision: Shawnee Park
• Construction: Composition roof; Metal siding; Pillar/post/pier foundation; Other structure: garage(s)
• Exterior features: Gutters; Private yard; Front and rear covered porches; Covered front porch; Rear porch; Wood fencing; Interior landscaped lot; Alley and asphalt access; Curbs

Interior

• Kitchen: Built-in cabinets; Tile counters; Dishwasher; Microwave; Refrigerator; Gas water heater
• Bedrooms: Three bedrooms; Primary bedroom on main level with ensuite bath
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms; Primary bathroom with solid surface (non-natural) counters and ensuite access; Second bathroom with built-in cabinets, linen closet and medicine cabinet
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Built-in features; Decorative lighting; Paneling; Tile counters; One living area; Room count: 7; Levels: One
• Laundry & utility: Full-size washer/dryer area; Washer hookup; Electric dryer hookup; Other laundry features

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-70 ($-839/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (24.4% below list).
• Recommended offer: $102k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: employment C-, health & safety C-, amenities F.
• 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.
• Zoned schools: Graham El (math 47% / reading 44%, grade D-, #1,112 of 4,322 statewide, top 26%, 1,050 students, 64% FRL); Graham J H (math 48% / reading 39%, grade D, #530 of 1,662 statewide, top 32%, 538 students, 61% FRL); Graham H S (math 62% / reading 52%, grade C, #333 of 1,632 statewide, top 22%, 669 students, 51% FRL).
• Market conditions: 188 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,985 (24.4% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.76% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $132,979
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
729 Cherry St	0.32mi	2/1.0	1,092 (-1%)	16mo	$149,000	$136	71
723 Carolina St	0.59mi	2/2.0	1,068 (-3%)	8mo	$128,900	$121	57
814 East St	0.24mi	3/2.0 (+1)	1,180 (+7%)	20mo	$204,999	$174	51
727 Cherry St	0.33mi	2/1.0	948 (-14%)	17mo	$62,134	$66	48
828 Texas St	0.56mi	2/1.0	1,020 (-7%)	22mo	$59,000	$58	43
1101 Texas St	0.59mi	3/1.5 (+1)	1,252 (+14%)	2mo	$129,500	$103	41
1019 2nd St	0.62mi	3/2.0 (+1)	1,048 (-5%)	21mo	$100,000	$95	37
817 Gregory Rd	0.40mi	3/2.0 (+1)	1,229 (+12%)	23mo	$197,000	$160	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.30×
• Total profit: $-26,334
• Equity at exit: $20,114

10-year hold

• IRR: -13.0%
• Equity multiple: 0.24×
• Total profit: $-28,747
• Equity at exit: $11,664

Cash invested: $37,772 (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: 188
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$112 /mo · $1,344/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $-70

Break-even live

Break-even rent $1,108

Max offer price $122,543

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-32	+0% $-70	+5% $-108	+10% $-146
Rent	-10% $-151	-5% $-110	+0% $-70	+5% $-30	+10% $11
Rate	-1.0pp $-2	-0.5pp $-36	base $-70	+0.5pp $-105	+1.0pp $-140

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $134,900 Active 13 DOM
2. 2026-06-21
   days on market $134,900 Active 12 DOM
3. 2026-06-18
   days on market $134,900 Active 10 DOM
4. 2026-06-17
   days on market $134,900 Active 9 DOM
5. 2026-06-16
   days on market $134,900 Active 8 DOM
6. 2026-06-15
   days on market $134,900 Active 7 DOM
7. 2026-06-13
   days on market $134,900 Active 5 DOM
8. 2026-06-12
   days on market $134,900 Active 4 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-09
    listed $134,900 Active 1 DOM

ⓘ 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: $1,344 · $112/mo
• Projected year-2 tax: $2,469 · $206/mo
• Expected delta: +$1,125/yr (+$94/mo · 83.7%)

ⓘ 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 ≥109°F today · 21 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: $12,238
• − Mortgage interest: −$7,556
• − Property taxes: −$1,344
• − Insurance: −$674
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$3,924
• Taxable loss: −$3,219
• Est. tax savings @ 24.0%: +$773
• After-tax cash flow: $-67/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

4 events — show timeline

• 2026-05-28 Listed $134,900 NTREIS
• 2009-10-16 Sold (Public Records) — Public Records
• 2006-01-20 Sold (Public Records) — Public Records
• 2004-12-08 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,344 · +1.8% YoY. Source: county tax records.