1429 Remington St · Graham, TX 76450

$49,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 15 Days on market

Built 1950 5,619 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to 1429 Remington St in Graham! This 3-bedroom, 1-bath home offers 1,248 sq ft of comfortable living space with a functional layout and a crawl space foundation. The kitchen features cabinets that appear recently updated, providing a fresh and inviting feel. Electrical and plumbing systems are in good working condition, with a newer drain line added previously. Enjoy the fenced backyard, perfect for pets, play, or outdoor gatherings. Property sold AS-IS

Key facts

• Newer drain line
• Fenced backyard
• 5,619 sq ft lot

Tags

• CRAWL SPACE FOUNDATION
• RECENTLY UPDATED CABINETS
• FENCED BACKYARD
• NEWER DRAIN LINE

Property features AI

Finance

• Other: Property is listed for sale (Active)
• Financial info: Second mortgage: No; Loan type: Treat As Clear
• HOA & community: No homeowners association

Exterior

• Parking: Carport (covered) — 1 covered/carport space; No garage spaces
• Security: No smart home features reported
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; One story
• Construction: Built in 1950; Wood construction; Composition roof; Pillar/Post/Pier foundation
• Exterior features: Lot smaller than 0.5 acre (approx. 0.1290 acres)

Interior

• Kitchen: Kitchen (1st floor) — approx. 14 x 15; Appliances listed as 'Other'
• Bedrooms: Primary bedroom (1st floor) — approx. 12 x 12; Bedroom (1st floor) — approx. 10 x 10; Bedroom (1st floor) — approx. 10 x 10
• Flooring: Other flooring
• Bathrooms: 1 full bathroom (1st floor) — approx. 7 x 8
• Heating & cooling: No heating; No cooling
• Interior features: 7 total rooms; One-level floorplan; 1 living area; 1 dining area; Other appliances (unspecified); Other interior features
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $515 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.9% 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) — zoned schools average 64% FRL vs 47% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $339 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($48k) 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: severe 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 $48,265 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.21% ✓
• Cap rate: 18.91%
• Cash-on-cash: 45.05%
• DSCR: 3.00
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $156,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Pennsylvania Ave	0.16mi	3/2.0 (+1)	1,256 (+1%)	3mo	$44,900	$36	80
111 Candlestick Dr	0.46mi	3/1.5 (+1)	1,210 (-3%)	3mo	$215,000	$178	64
1439 Avenue A	0.30mi	3/2.0 (+1)	1,200 (-4%)	13mo	$119,000	$99	60
1328 Johnnie Ave	0.15mi	3/2.0 (+1)	1,369 (+10%)	15mo	$64,900	$47	55
1511 Avenue C	0.45mi	3/1.5 (+1)	1,200 (-4%)	19mo	$149,900	$125	50
113 Candlestick Dr	0.45mi	3/1.5 (+1)	1,062 (-15%)	1mo	$185,000	$174	47
1409 Rolling Hills Dr	0.69mi	2/1.0	1,270 (+2%)	22mo	$212,500	$167	47
183 Oakland St	0.56mi	3/2.0 (+1)	1,350 (+8%)	8mo	$207,000	$153	44
1208 Monroe St	0.45mi	3/1.0 (+1)	1,128 (-10%)	17mo	$119,500	$106	44
188 Berry St	0.43mi	3/1.5 (+1)	1,095 (-12%)	13mo	$144,000	$132	42
1430 A Ave	0.27mi	3/1.5 (+1)	1,092 (-12%)	22mo	$129,900	$119	41
723 Carolina St	0.63mi	2/2.0	1,068 (-14%)	8mo	$128,900	$121	36

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: 42.2%
• Equity multiple: 2.81×
• Total profit: $24,883
• Equity at exit: $7,306

10-year hold

• IRR: 48.3%
• Equity multiple: 5.66×
• Total profit: $63,980
• Equity at exit: $4,237

Cash invested: $13,720 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$62 /mo · $741/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $515

Break-even live

Break-even rent $429

Max offer price $49,000

Occupancy floor 47%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $49,000 Active 15 DOM
2. 2026-06-17
   days on market $49,000 Active 14 DOM
3. 2026-06-16
   days on market $49,000 Active 13 DOM
4. 2026-06-15
   pricedays on market $49,000 Active 12 DOM
5. 2026-06-13
   days on market $55,000 Active 10 DOM
6. 2026-06-12
   days on market $55,000 Active 9 DOM
7. 2026-06-09
   days on market $55,000 Active 6 DOM
8. 2026-06-08
   days on market $55,000 Active 5 DOM
9. 2026-06-08
   days on market $55,000 Active 4 DOM
10. 2026-06-07
    days on market $55,000 Active 3 DOM
11. 2026-06-04
    remarks 465-char remark
12. 2026-06-04
    listed $55,000 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: $741 · $62/mo
• Projected year-2 tax: $897 · $75/mo
• Expected delta: +$156/yr (+$13/mo · 21.1%)

ⓘ 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 8/10 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: $12,975
• − Mortgage interest: −$2,745
• − Property taxes: −$741
• − Insurance: −$245
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$1,425
• Taxable income: $5,743
• Est. tax owed @ 24.0%: −$1,378
• After-tax cash flow: $4,803/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

6 events — show timeline

• 2026-06-03 Listed $55,000 NTREIS
• 2008-09-09 Sold (Public Records) — Public Records
• 2006-09-12 Sold (Public Records) — Public Records
• 2000-08-15 Sold (Public Records) — Public Records
• 1999-04-01 Sold (Public Records) — Public Records
• 1999-04-01 Sold (Public Records) — Public Records

Property tax history

-4.9%/yr

Latest (2025): $741 · +15.8% YoY. Source: county tax records.