718 N Union St · Whitesboro, TX 76273

$184,900

4 bd · 2.0 ba · 2,119 sqft · SingleFamily public records · 134 Days on market

Built 1950 0.52 ac lot $87/sqft · 36% below area Est $278k · 34% 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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• 1% rule +5.1/10.0
• DSCR +4.0/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated home offering 3 bedrooms, 2 bathrooms, and a dedicated office, perfectly situated on an oversized lot with plenty of room for future expansion, a shop, or outdoor living enhancements. Thoughtfully renovated from top to bottom, this home features granite countertops, updated flooring, fresh interior paint, and modern finishes throughout. Major upgrades have already been completed, including roof, plumbing, electrical, and windows, providing peace of mind for years to come. The huge backyard offers endless possibilities for entertaining, gardening, or creating your own private retreat. Ideally located just minutes from downtown Whitesboro, with easy access to Lake Texoma and nearby casinos, this home combines convenience, comfort, and long-term potential—all in one exceptional package.

Key facts

• Modern finishes
• Updated flooring
• Dedicated office

Tags

• OVERSIZED LOT
• DEDICATED OFFICE
• GRANITE COUNTERTOPS
• UPDATED FLOORING
• FRESH INTERIOR PAINT
• MODERN FINISHES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $2 ($27/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 2.3% in Whitesboro — 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 (#143 in TX, #4,041 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools C-, amenities F, commute F.
• Whitesboro ISD (town): math 43% / reading 46% proficiency, ranked #272 of 826 in TX (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 283 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; 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 $162,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 8.2

CMA / ARV

• ARV (median comp): $278,326
• List price: $184,900
• Delta: -33.57%
• 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
718 N Union St	0.00mi	4/2.0	2,036 (-4%)	1mo	$184,900	$91	93
115 D St	0.44mi	4/3.0	1,971 (-7%)	2mo	$295,000	$150	63
627 Bois D Arc St	0.67mi	3/2.0 (-1)	2,081 (-2%)	4mo	$375,000	$180	57
204 Sloan St	0.72mi	3/2.0 (-1)	2,174 (+3%)	2mo	$389,900	$179	55
300 Red River Dr	0.35mi	3/2.0 (-1)	2,400 (+13%)	2mo	$299,900	$125	55
109 Prairie Grass Dr	0.49mi	3/2.0 (-1)	1,926 (-9%)	14mo	$360,000	$187	45
107 Wildflower Dr	0.45mi	3/2.5 (-1)	1,884 (-11%)	14mo	$355,000	$188	42
310 Ella St	0.64mi	3/2.0 (-1)	1,853 (-13%)	22mo	$369,000	$199	26
415 E Main St	0.74mi	3/3.0 (-1)	1,900 (-10%)	23mo	$335,000	$176	21

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-29,667
• Equity at exit: $27,569

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-25,039
• Equity at exit: $15,987

Cash invested: $51,772 (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 76273

• Home prices YoY: -15.7%
• Active inventory: 283
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$970
• Tax from tax record: −$429 /mo · $5,144/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $2

Break-even live

Break-even rent $1,868

Max offer price $184,900

Occupancy floor 95%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Water St Whitesboro, TX	3.0	2.0	1456	$1,895	$1.30	43d	1	0.80mi
715 North Ave Whitesboro, TX	3.0	2.0	1606	$1,850	$1.15	21d	1	0.85mi
301 Anderson St Whitesboro, TX	4.0	3.0	1700	$2,250	$1.32	43d	1	1.27mi
1304 Country Rd Whitesboro, TX	3.0	3.0	1400	$1,600	$1.14	21d	1	1.48mi
1304 Country Rd Unit B Whitesboro, TX	3.0	2.5	1400	$1,600	$1.14	21d	1	1.48mi

Listing history 38 events

1. 2026-05-14
   status Pending 837-char remark

   Show marketing remark (837 chars)

   Welcome to this beautifully updated home offering 3 bedrooms, 2 bathrooms, and a dedicated office, perfectly situated on an oversized lot with plenty of room for future expansion, a shop, or outdoor living enhancements. Thoughtfully renovated from top to bottom, this home features granite countertops, updated flooring, fresh interior paint, and modern finishes throughout. Major upgrades have already been completed, including roof, plumbing, electrical, and windows, providing peace of mind for years to come. The huge backyard offers endless possibilities for entertaining, gardening, or creating your own private retreat. Ideally located just minutes from downtown Whitesboro, with easy access to Lake Texoma and nearby casinos, this home combines convenience, comfort, and long-term potential—all in one exceptional package.

2. 2026-03-23
   price $184,900 837-char remark

   Show marketing remark (837 chars)

   Welcome to this beautifully updated home offering 3 bedrooms, 2 bathrooms, and a dedicated office, perfectly situated on an oversized lot with plenty of room for future expansion, a shop, or outdoor living enhancements. Thoughtfully renovated from top to bottom, this home features granite countertops, updated flooring, fresh interior paint, and modern finishes throughout. Major upgrades have already been completed, including roof, plumbing, electrical, and windows, providing peace of mind for years to come. The huge backyard offers endless possibilities for entertaining, gardening, or creating your own private retreat. Ideally located just minutes from downtown Whitesboro, with easy access to Lake Texoma and nearby casinos, this home combines convenience, comfort, and long-term potential—all in one exceptional package.

3. 2025-12-23
   listed $199,900 Active 837-char remark

   Show marketing remark (837 chars)

   Welcome to this beautifully updated home offering 3 bedrooms, 2 bathrooms, and a dedicated office, perfectly situated on an oversized lot with plenty of room for future expansion, a shop, or outdoor living enhancements. Thoughtfully renovated from top to bottom, this home features granite countertops, updated flooring, fresh interior paint, and modern finishes throughout. Major upgrades have already been completed, including roof, plumbing, electrical, and windows, providing peace of mind for years to come. The huge backyard offers endless possibilities for entertaining, gardening, or creating your own private retreat. Ideally located just minutes from downtown Whitesboro, with easy access to Lake Texoma and nearby casinos, this home combines convenience, comfort, and long-term potential—all in one exceptional package.

4. 2025-09-23
   historical
5. 2025-09-08
   price $259,000
6. 2025-08-08
   listed $272,500 Active
7. 2024-11-18
   historical
8. 2024-09-11
   price $195,000
9. 2024-08-10
   price $229,900
10. 2024-07-25
    listed $269,000 Active
11. 2024-07-02
    historical
12. 2024-03-01
    price $265,000
13. 2024-01-16
    listed $250,000 Active
14. 2024-01-08
    historical
15. 2023-08-22
    listed $235,000 Active
16. 2023-07-31
    soldstatus
17. 2023-07-28
    soldstatus Closed
18. 2023-06-29
    status Pending
19. 2023-06-12
    price $175,000
20. 2023-06-12
    status Active
21. 2023-04-19
    status Pending
22. 2023-03-16
    price $200,000
23. 2023-01-26
    status Active
24. 2022-11-11
    price $250,000
25. 2022-10-20
    listed $130,000 Active
26. 2022-06-29
    soldstatus
27. 2016-04-04
    soldstatus Sold
28. 2016-02-02
    status Pending - Over 4 Months
29. 2016-02-02
    status Pending - Taking Backups
30. 2015-09-29
    status Pending
31. 2015-09-29
    historical Temporarily Off Market
32. 2015-07-01
    listed $49,500 Active
33. 2015-03-27
    soldstatus
34. 2006-08-03
    soldstatus
35. 2006-08-01
    soldstatus
36. 2006-06-07
    historical
37. 2006-04-04
    listed $63,900
38. 1999-02-23
    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: $5,144 · $429/mo
• Projected year-2 tax: $5,144 · $429/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 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,445
• − Mortgage interest: −$10,357
• − Property taxes: −$5,144
• − Insurance: −$924
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$5,379
• Taxable loss: −$2,951
• Est. tax savings @ 24.0%: +$708
• After-tax cash flow: $736/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: Whitesboro ISD
• NCES district ID: 4845630
• Math proficiency: 43% ▼ -14.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $49,672
• Composite: 38.19/100
• National rank: #4260
• State rank: #272 of 826 in TX

Livability — Whitesboro

• Score: 75/100
• State rank: #143
• US rank: #4041

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitesboro, TX
• Population (ZIP): 11,019

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 7% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Portuguese 1% Slovak 1%
• Foreign-born: 4% · South Korea, Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 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: ▼ -49.19%
• Current HPI: 264.3677
• 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

+189.4% since first listed

38 events — show timeline

• 2026-05-14 Pending — NTREIS
• 2026-03-23 Price Changed $184,900 NTREIS
• 2025-12-23 Listed $199,900 NTREIS
• 2025-09-23 Listing Removed — NTREIS
• 2025-09-08 Price Changed $259,000 NTREIS
• 2025-08-08 Listed $272,500 NTREIS
• 2024-11-18 Listing Removed — NTREIS
• 2024-09-11 Price Changed $195,000 NTREIS
• 2024-08-10 Price Changed $229,900 NTREIS
• 2024-07-25 Listed $269,000 NTREIS
• 2024-07-02 Listing Removed — NTREIS
• 2024-03-01 Price Changed $265,000 NTREIS
• 2024-01-16 Listed $250,000 NTREIS
• 2024-01-08 Listing Removed — NTREIS
• 2023-08-22 Listed $235,000 NTREIS
• 2023-07-31 Sold (Public Records) — Public Records
• 2023-07-28 Sold (MLS) — NTREIS
• 2023-06-29 Pending — NTREIS
• 2023-06-12 Price Changed $175,000 NTREIS
• 2023-06-12 Relisted — NTREIS
• 2023-04-19 Pending — NTREIS
• 2023-03-16 Price Changed $200,000 NTREIS
• 2023-01-26 Relisted — NTREIS
• 2022-11-11 Price Changed $250,000 NTREIS
• 2022-10-20 Listed $130,000 NTREIS
• 2022-06-29 Sold (Public Records) — Public Records
• 2016-04-04 Sold (MLS) — Unlock MLS
• 2016-02-02 Pending — Unlock MLS
• 2016-02-02 Pending — Unlock MLS
• 2015-09-29 Pending — Unlock MLS
• 2015-09-29 Delisted — Unlock MLS
• 2015-07-01 Listed $49,500 Unlock MLS
• 2015-03-27 Sold (Public Records) — Public Records
• 2006-08-03 Sold (Public Records) — Public Records
• 2006-08-01 Sold (MLS) — NTREIS
• 2006-06-07 Listing Removed — NTREIS
• 2006-04-04 Listed $63,900 NTREIS
• 1999-02-23 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $5,144 · +52.8% YoY. Source: county tax records.