607 E Main St · Whitesboro, TX 76273

$150,000

2 bd · 1.0 ba · 1,155 sqft · SingleFamily public records · 69 Days on market

Built 1920 0.27 ac lot $130/sqft · 20% below area Est $188k · 20% 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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.8/10.0
• 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 your piece of Texas charm in the heart of Whitesboro! This stunning 1920s home is full of timeless character and classic style, just minutes from the vibrant downtown square. The inviting covered front porch sets the tone with the perfect spot for morning coffee or relaxing evenings. Inside, you’ll fall in love with the original wood floors that showcase the craftsmanship of this beautiful home. Step outside to a huge backyard with endless possibilities — whether you’re dreaming of entertaining, gardening, adding a workshop, or simply enjoying wide-open space. The convenient carport adds covered parking and everyday practicality. This home has tons of personality, charm, and a prime location near downtown Whitesboro, and checks all the boxes. Don’t miss your chance to own a true classic!

Key facts

• Covered front porch
• Huge backyard
• Original wood floors

Tags

• COVERED FRONT PORCH
• ORIGINAL WOOD FLOORS
• HUGE BACKYARD
• CONVENIENT CARPORT
• PRIME LOCATION NEAR DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 333 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $4k 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 69 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.08% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 7.7

CMA / ARV

• ARV (median comp): $188,193
• List price: $150,000
• Delta: -20.29%
• 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
110 Pecan St	0.05mi	3/2.0 (+1)	1,153 (-0%)	1mo	$229,000	$199	88
719 North Ave	0.22mi	2/1.0	1,292 (+12%)	2mo	$132,000	$102	68
108 E South St	0.45mi	2/2.0	1,138 (-2%)	7mo	$89,000	$78	67
503 Wilson St	0.50mi	3/2.0 (+1)	1,144 (-1%)	1mo	$315,000	$275	65
112 Buchanan St	0.18mi	3/2.0 (+1)	1,285 (+11%)	1mo	$265,000	$206	63
308 E Main St	0.22mi	3/2.0 (+1)	1,264 (+9%)	3mo	$184,000	$146	63
400 Water St	0.69mi	3/1.0 (+1)	1,158 (+0%)	7mo	$99,500	$86	57
208 Bagin St	0.50mi	3/1.0 (+1)	1,062 (-8%)	2mo	$101,000	$95	57
413 North Ave	0.13mi	3/2.0 (+1)	1,310 (+13%)	8mo	$279,000	$213	56
201 Water St	0.53mi	3/2.0 (+1)	1,075 (-7%)	1mo	$219,000	$204	54
304 Otis St	0.70mi	3/2.0 (+1)	1,022 (-12%)	7mo	$182,500	$179	34
704 N Union St	0.73mi	3/1.0 (+1)	1,308 (+13%)	8mo	$175,000	$134	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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-14,176
• Equity at exit: $22,365

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $912
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$787
• Tax from tax record: −$272 /mo · $3,265/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $158

Break-even live

Break-even rent $1,419

Max offer price $150,000

Occupancy floor 85%

Sensitivity live

Price	-10% $243	-5% $200	+0% $158	+5% $115	+10% $73
Rent	-10% $30	-5% $94	+0% $158	+5% $222	+10% $286
Rate	-1.0pp $233	-0.5pp $196	base $158	+0.5pp $119	+1.0pp $79

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	0.07mi
200 Ella St Unit 208 Whitesboro, TX	1.0	1.0	720	$1,075	$1.49	45d	1	0.33mi
200 U.S. 377 Unit 107 Whitesboro, TX	1.0	1.0	720	$1,075	$1.49	45d	1	0.37mi
416 Depot St Whitesboro, TX	3.0	2.0	1216	$1,275	$1.05	22d	1	0.47mi
315 Water St Whitesboro, TX	3.0	2.0	1456	$1,895	$1.30	45d	1	0.65mi
1304 Country Rd Whitesboro, TX	3.0	3.0	1400	$1,600	$1.14	22d	1	0.71mi
1304 Country Rd Unit B Whitesboro, TX	3.0	2.5	1400	$1,600	$1.14	22d	1	0.71mi
208 D St Whitesboro, TX	3.0	1.0	891	$1,525	$1.71	45d	1	0.76mi
307-309 N Jordan St Whitesboro, TX	2.0	1.0	1017	$1,400	$1.38	45d	1	0.79mi
500 4th St Whitesboro, TX	1.0–2.0	1.0	750	$1,010	$1.35	22d	1	1.07mi
2000 Highway 82 W Whitesboro, TX	1.0–2.0	1.0	750	$985	$1.31	22d	1	1.19mi

Listing history 8 events

1. 2026-05-08
   status Pending 833-char remark

   Show marketing remark (833 chars)

   Welcome to your piece of Texas charm in the heart of Whitesboro! This stunning 1920s home is full of timeless character and classic style, just minutes from the vibrant downtown square. The inviting covered front porch sets the tone with the perfect spot for morning coffee or relaxing evenings. Inside, you’ll fall in love with the original wood floors that showcase the craftsmanship of this beautiful home. Step outside to a huge backyard with endless possibilities — whether you’re dreaming of entertaining, gardening, adding a workshop, or simply enjoying wide-open space. The convenient carport adds covered parking and everyday practicality. This home has tons of personality, charm, and a prime location near downtown Whitesboro, and checks all the boxes. Don’t miss your chance to own a true classic!

2. 2026-05-02
   historical Active Option Contract 833-char remark

   Show marketing remark (833 chars)

   Welcome to your piece of Texas charm in the heart of Whitesboro! This stunning 1920s home is full of timeless character and classic style, just minutes from the vibrant downtown square. The inviting covered front porch sets the tone with the perfect spot for morning coffee or relaxing evenings. Inside, you’ll fall in love with the original wood floors that showcase the craftsmanship of this beautiful home. Step outside to a huge backyard with endless possibilities — whether you’re dreaming of entertaining, gardening, adding a workshop, or simply enjoying wide-open space. The convenient carport adds covered parking and everyday practicality. This home has tons of personality, charm, and a prime location near downtown Whitesboro, and checks all the boxes. Don’t miss your chance to own a true classic!

3. 2026-02-27
   listed $150,000 Active 833-char remark

   Show marketing remark (833 chars)

   Welcome to your piece of Texas charm in the heart of Whitesboro! This stunning 1920s home is full of timeless character and classic style, just minutes from the vibrant downtown square. The inviting covered front porch sets the tone with the perfect spot for morning coffee or relaxing evenings. Inside, you’ll fall in love with the original wood floors that showcase the craftsmanship of this beautiful home. Step outside to a huge backyard with endless possibilities — whether you’re dreaming of entertaining, gardening, adding a workshop, or simply enjoying wide-open space. The convenient carport adds covered parking and everyday practicality. This home has tons of personality, charm, and a prime location near downtown Whitesboro, and checks all the boxes. Don’t miss your chance to own a true classic!

4. 2006-11-09
   soldstatus
5. 2006-11-07
   soldstatus 222-char remark

   Show marketing remark (222 chars)

   Great starter home with extra large lot! Dining opens to living area, master bedrooms has access to the front porch. Hardwood floors and new paint really makes this house a home. Move in ready and walking distance to town.

6. 2006-10-09
   historical 222-char remark

   Show marketing remark (222 chars)

   Great starter home with extra large lot! Dining opens to living area, master bedrooms has access to the front porch. Hardwood floors and new paint really makes this house a home. Move in ready and walking distance to town.

7. 2006-04-24
   listed $57,500 222-char remark

   Show marketing remark (222 chars)

   Great starter home with extra large lot! Dining opens to living area, master bedrooms has access to the front porch. Hardwood floors and new paint really makes this house a home. Move in ready and walking distance to town.

8. 1998-04-03
   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: $3,265 · $272/mo
• Projected year-2 tax: $3,265 · $272/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 · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $19,428
• − Mortgage interest: −$8,402
• − Property taxes: −$3,265
• − Insurance: −$750
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$4,364
• Taxable loss: −$461
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $2,005/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

+160.9% since first listed

8 events — show timeline

• 2026-05-08 Pending — NTREIS
• 2026-05-02 Contingent — NTREIS
• 2026-02-27 Listed $150,000 NTREIS
• 2006-11-09 Sold (Public Records) — Public Records
• 2006-11-07 Sold (MLS) — NTREIS
• 2006-10-09 Listing Removed — NTREIS
• 2006-04-24 Listed $57,500 NTREIS
• 1998-04-03 Sold (Public Records) — Public Records

Property tax history

+6.2%/yr

Latest (2025): $3,265 · +7.1% YoY. Source: county tax records.