634 E South St · Whitesboro, TX 76273

$160,000

4 bd · 1.5 ba · 1,260 sqft · SingleFamily public records · 157 Days on market

Built 1945 1.26 ac lot Est $252k · 37% 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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.9/10.0
• 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

Incredible investment opportunity in the heart of Whitesboro, TX! This property sits on three spacious lots totaling 1.256 acres, offering endless potential for redevelopment or new construction. Located in a quiet, established neighborhood, this oversized property provides the perfect canvas for building your dream home, developing multiple residences, or creating a private retreat with plenty of space to spread out. The existing 4-bedroom, 1.5-bath home—measuring 1,260 sqft—is in need of repairs and is being sold as-is, with most of the value in the land itself. With utilities already in place and easy access to schools, parks, and downtown amenities, the groundwork is set for

Key facts

• 1.256 acres
• Three spacious lots
• Oversized property

Tags

• THREE SPACIOUS LOTS
• 1.256 ACRES
• QUIET ESTABLISHED NEIGHBORHOOD
• OVERSIZED PROPERTY
• UTILITIES ALREADY IN PLACE
• EASY ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.1% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Whitesboro Int (math 39% / reading 46%, grade F, #1,313 of 4,322 statewide, top 31%, 386 students, 58% FRL); Whitesboro Middle (math 45% / reading 43%, grade D, #512 of 1,662 statewide, top 32%, 408 students, 56% FRL); Whitesboro H S (math 52% / reading 57%, grade C-, #379 of 1,632 statewide, top 26%, 455 students, 47% FRL).
• Market conditions: 333 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k 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 157 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (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 1945 — 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: 1.09% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $252,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 E Main St	0.28mi	3/2.0 (-1)	1,264 (+0%)	3mo	$184,000	$146	77
112 Buchanan St	0.34mi	3/2.0 (-1)	1,285 (+2%)	1mo	$265,000	$206	73
110 Pecan St	0.20mi	3/2.0 (-1)	1,153 (-8%)	1mo	$229,000	$199	69
413 North Ave	0.28mi	3/2.0 (-1)	1,310 (+4%)	8mo	$279,000	$213	67
106 Clark St	0.33mi	3/2.0 (-1)	1,400 (+11%)	3mo	$277,500	$198	56
309 Wilson St	0.47mi	3/2.0 (-1)	1,368 (+9%)	6mo	$289,000	$211	52
503 Wilson St	0.65mi	3/2.0 (-1)	1,144 (-9%)	1mo	$315,000	$275	46
201 Water St	0.56mi	3/2.0 (-1)	1,075 (-15%)	1mo	$219,000	$204	42
400 Water St	0.71mi	3/1.0 (-1)	1,158 (-8%)	7mo	$99,500	$86	41
410 Church St	0.71mi	3/2.0 (-1)	1,400 (+11%)	1mo	$280,000	$200	40
707 Broadway St	0.69mi	4/1.5	1,421 (+13%)	8mo	$180,000	$127	40
408 Church St	0.71mi	3/2.0 (-1)	1,432 (+14%)	6mo	$286,400	$200	32

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-9,712
• Equity at exit: $23,857

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $12,536
• Equity at exit: $13,834

Cash invested: $44,800 (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 76273

• Home prices YoY: -15.7%
• Active inventory: 333
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,751 high
• Mortgage (P&I): −$839
• Tax from tax record: −$223 /mo · $2,679/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $254

Break-even live

Break-even rent $1,429

Max offer price $160,000

Occupancy floor 80%

Sensitivity live

Price	-10% $345	-5% $299	+0% $254	+5% $209	+10% $163
Rent	-10% $116	-5% $185	+0% $254	+5% $323	+10% $392
Rate	-1.0pp $335	-0.5pp $295	base $254	+0.5pp $212	+1.0pp $170

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Pecan St Whitesboro, TX	3.0	2.0	1290	$2,000	$1.55	22d	1	0.29mi
715 North Ave Whitesboro, TX	3.0	2.0	1606	$1,850	$1.15	22d	1	0.31mi
416 Depot St Whitesboro, TX	3.0	2.0	1216	$1,275	$1.05	22d	1	0.34mi
301 Anderson St Whitesboro, TX	4.0	3.0	1700	$2,250	$1.32	45d	1	0.49mi
1304 Country Rd Whitesboro, TX	3.0	3.0	1400	$1,600	$1.14	22d	1	0.55mi
1304 Country Rd Unit B Whitesboro, TX	3.0	2.5	1400	$1,600	$1.14	22d	1	0.55mi
315 Water St Whitesboro, TX	3.0	2.0	1456	$1,895	$1.30	45d	1	0.72mi
208 D St Whitesboro, TX	3.0	1.0	891	$1,525	$1.71	45d	1	0.92mi

Listing history 5 events

1. 2026-03-20
   status Pending
2. 2025-10-14
   listed $160,000 Active
3. 2020-06-25
   soldstatus
4. 2009-07-10
   soldstatus
5. 1962-08-03
   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: $2,679 · $223/mo
• Projected year-2 tax: $2,928 · $244/mo
• Expected delta: +$249/yr (+$21/mo · 9.3%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $21,006
• − Mortgage interest: −$8,962
• − Property taxes: −$2,679
• − Insurance: −$800
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$4,655
• Taxable income: $549
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $2,916/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

5 events — show timeline

• 2026-03-20 Pending — NTREIS
• 2025-10-14 Listed $160,000 NTREIS
• 2020-06-25 Sold (Public Records) — Public Records
• 2009-07-10 Sold (Public Records) — Public Records
• 1962-08-03 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,679 · -5.6% YoY. Source: county tax records.