324 W Young St · Howe, TX 75459

$194,599

4 bd · 2.0 ba · 1,395 sqft · SingleFamily public records · 27 Days on market

Built 1952 8,494 sqft lot Est $213k · 9% under

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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 +14.1/30.0
• ARV discount +11.5/15.0
• DSCR +4.3/10.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute four bedroom two bath home in Howe ISD! Close proximity to Hwy 75 and all the conveniences of town. This is a great rental opportunity! Two kitchens; one has gas range and double oven, second has been recently updated! Part of the home has had some recent updating; new sheet-rock and vinyl flooring. Home offers a large lot so there is lot of room to roam! Come take a look today.

Key facts

• Modern feel
• New flooring
• Updated home

Tags

• UPDATED HOME
• MODERN FEEL
• NEW FLOORING
• FRESH INTERIOR PAINT
• NEW ROOF
• CONVERTED GARAGE SPACE

Property features AI

Finance

• Other: Listing is for sale with possession at closing/funding; Owner/agent; survey available
• Financial info: Accepts many financing options including cash, conventional, FHA, VA, 1031 exchange, owner financing (owner will carry)
• HOA & community: No HOA

Exterior

• Parking: Off-street parking; Driveway; Converted garage providing additional parking; Oversized parking pad; Private outside parking
• Utilities: City water; City sewer; Electricity available and connected; Individual gas meter; Individual water meter; Natural gas available; Cable available
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1952; Vinyl siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Private yard; Cleared lot; Large backyard with grass

Interior

• Kitchen: Dishwasher; Garbage disposal; Gas cooktop; Gas oven; Double oven; Plumbed for gas in kitchen
• Bedrooms: 4 bedrooms; Primary bedroom on level 1
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Electric cooling components
• Interior features: Open floorplan; High-speed internet available; Window coverings
• Laundry & utility: Full-size washer/dryer area on site; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $27 ($330/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (9.1% below list).
• Recommended offer: $177k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.5% in Howe — 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 70/100 on livability (#368 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Howe ISD (rural): math 47% / reading 51% proficiency, ranked #180 of 826 in TX (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Summit Hill El (358 students, 69% FRL); Howe Middle (math 40% / reading 45%, grade D-, #553 of 1,662 statewide, top 34%, 292 students, 49% FRL); Howe H S (math 52% / reading 62%, grade C, #333 of 1,632 statewide, top 22%, 352 students, 41% FRL).
• Market conditions: 144 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 27 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 1952 — 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 $176,969 (9.1% below list)

Questions for the listing agent

1. Built in 1952 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.91% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $213,435
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 W Haning St	0.23mi	3/2.0 (-1)	1,320 (-5%)	1mo	$215,000	$163	75
1325 Elliott Rd	0.65mi	3/2.0 (-1)	1,429 (+2%)	1mo	$258,990	$181	60
112 W Elm St	0.63mi	3/2.0 (-1)	1,360 (-2%)	3mo	$265,000	$195	59
808 N Hughes St	0.58mi	3/3.0 (-1)	1,444 (+4%)	2mo	$180,000	$125	57
1640 Elliott Rd	0.70mi	3/2.0 (-1)	1,451 (+4%)	1mo	$216,199	$149	55
1629 Elliott Rd	0.70mi	3/2.0 (-1)	1,451 (+4%)	2mo	$219,999	$152	54
1512 Elliott Rd	0.67mi	3/2.0 (-1)	1,461 (+5%)	4mo	$234,999	$161	53
1616 Elliott Rd	0.70mi	3/2.0 (-1)	1,461 (+5%)	2mo	$223,999	$153	53
1317 Elliott Rd	0.64mi	3/2.0 (-1)	1,589 (+14%)	1mo	$268,490	$169	41
1301 Elliott Rd	0.62mi	3/2.0 (-1)	1,589 (+14%)	2mo	$239,000	$150	41
1304 Kennedy Rd	0.65mi	3/2.0 (-1)	1,589 (+14%)	3mo	$238,990	$150	39
1324 Kennedy Rd	0.67mi	3/2.0 (-1)	1,589 (+14%)	4mo	$230,000	$145	37

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-29,740
• Equity at exit: $29,015

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-23,471
• Equity at exit: $16,825

Cash invested: $54,488 (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 75459

• Home prices YoY: -18.5%
• Active inventory: 144
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$1,020
• Tax from tax record: −$269 /mo · $3,228/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $27

Break-even live

Break-even rent $1,735

Max offer price $194,599

Occupancy floor 93%

Sensitivity live

Price	-10% $138	-5% $83	+0% $27	+5% $-28	+10% $-83
Rent	-10% $-112	-5% $-42	+0% $27	+5% $97	+10% $167
Rate	-1.0pp $125	-0.5pp $77	base $27	+0.5pp $-23	+1.0pp $-74

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: $48,650
• Closing costs: $5,838
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 N Denny St Unit B Howe, TX	3.0	2.0	1600	$1,599	$1.00	46d	1	0.21mi
116 N Western Hills Dr Howe, TX	1.0–3.0	1.0–2.0	852	$1,570	$1.84	0d	19	0.50mi
1301 Elliott Rd Howe, TX	3.0	2.0	1589	$1,850	$1.16	23d	1	0.59mi
1520 Elliott Rd Howe, TX	4.0	2.0	1810	$2,100	$1.16	46d	1	0.63mi
1317 Kennedy Rd Howe, TX	3.0	2.0	1600	$1,795	$1.12	46d	1	0.66mi
1625 Elliott Rd Howe, TX	4.0	2.0	1656	$1,950	$1.18	46d	1	0.67mi
1629 Elliott Rd Howe, TX	3.0	2.0	1451	$1,800	$1.24	46d	1	0.67mi
1636 Elliott Rd Howe, TX	4.0	2.0	1656	$1,950	$1.18	46d	1	0.67mi
1632 Elliott Rd Howe, TX	3.0	2.0	1461	$1,800	$1.23	23d	1	0.67mi
1810 Clegg St Howe, TX	4.0	2.0	1658	$1,595	$0.96	23d	1	0.98mi

Listing history 32 events

1. 2026-06-23
   days on market $194,599 Active 27 DOM
2. 2026-06-21
   days on market $194,599 Active 26 DOM
3. 2026-06-19
   days on market $194,599 Active 24 DOM
4. 2026-06-18
   days on market $194,599 Active 23 DOM
5. 2026-06-17
   days on market $194,599 Active 22 DOM
6. 2026-06-16
   days on market $194,599 Active 21 DOM
7. 2026-06-15
   days on market $194,599 Active 20 DOM
8. 2026-06-14
   days on market $194,599 Active 18 DOM
9. 2026-06-13
   days on market $194,599 Active 17 DOM
10. 2026-06-10
    days on market $194,599 Active 15 DOM
11. 2026-06-09
    days on market $194,599 Active 14 DOM
12. 2026-06-08
    days on market $194,599 Active 13 DOM
13. 2026-06-07
    days on market $194,599 Active 12 DOM
14. 2026-06-05
    pricedays on market $194,599 Active 9 DOM
15. 2026-06-02
    days on market $204,599 Active 7 DOM
16. 2026-06-01
    days on market $204,599 Active 6 DOM
17. 2026-05-31
    days on market $204,599 Active 5 DOM
18. 2026-05-30
    days on market $204,599 Active 4 DOM
19. 2026-05-26
    listed $204,599 Active
20. 2025-02-01
    historical $1,650
21. 2024-11-30
    historical $1,650
22. 2024-11-30
    listed $1,650
23. 2024-11-26
    listed $1,650
24. 2023-10-07
    historical $1,600
25. 2023-07-26
    listed $1,600
26. 2022-02-07
    soldstatus
27. 2022-02-02
    soldstatus
28. 2022-02-01
    soldstatus Sold 386-char remark

    Show marketing remark (386 chars)

    Cute four bedroom two bath home in Howe ISD! Close proximity to Hwy 75 and all the conveniences of town. This is a great rental opportunity! Two kitchens; one has gas range and double oven, second has been recently updated! Part of the home has had some recent updating; new sheet-rock and vinyl flooring. Home offers a large lot so there is lot of room to roam! Come take a look today.

29. 2022-01-12
    status Pending 386-char remark

    Show marketing remark (386 chars)

    Cute four bedroom two bath home in Howe ISD! Close proximity to Hwy 75 and all the conveniences of town. This is a great rental opportunity! Two kitchens; one has gas range and double oven, second has been recently updated! Part of the home has had some recent updating; new sheet-rock and vinyl flooring. Home offers a large lot so there is lot of room to roam! Come take a look today.

30. 2022-01-07
    historical Active Option Contract 386-char remark

    Show marketing remark (386 chars)

    Cute four bedroom two bath home in Howe ISD! Close proximity to Hwy 75 and all the conveniences of town. This is a great rental opportunity! Two kitchens; one has gas range and double oven, second has been recently updated! Part of the home has had some recent updating; new sheet-rock and vinyl flooring. Home offers a large lot so there is lot of room to roam! Come take a look today.

31. 2022-01-05
    price $169,500 386-char remark

    Show marketing remark (386 chars)

    Cute four bedroom two bath home in Howe ISD! Close proximity to Hwy 75 and all the conveniences of town. This is a great rental opportunity! Two kitchens; one has gas range and double oven, second has been recently updated! Part of the home has had some recent updating; new sheet-rock and vinyl flooring. Home offers a large lot so there is lot of room to roam! Come take a look today.

32. 2021-12-12
    listed $172,500 Active 386-char remark

    Show marketing remark (386 chars)

    Cute four bedroom two bath home in Howe ISD! Close proximity to Hwy 75 and all the conveniences of town. This is a great rental opportunity! Two kitchens; one has gas range and double oven, second has been recently updated! Part of the home has had some recent updating; new sheet-rock and vinyl flooring. Home offers a large lot so there is lot of room to roam! Come take a look today.

ⓘ 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: $3,228 · $269/mo
• Projected year-2 tax: $3,561 · $297/mo
• Expected delta: +$333/yr (+$28/mo · 10.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,236
• − Mortgage interest: −$10,901
• − Property taxes: −$3,228
• − Insurance: −$973
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$5,661
• Taxable loss: −$2,924
• Est. tax savings @ 24.0%: +$702
• After-tax cash flow: $1,032/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: Howe ISD
• NCES district ID: 4823670
• Math proficiency: 47% ▼ -2.00%
• Reading proficiency: 51% ▲ 1.00%
• Median HH income: $60,164
• Composite: 42.92/100
• National rank: #3119
• State rank: #180 of 826 in TX

Livability — Howe

• Score: 70/100
• State rank: #368
• US rank: #7804

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Howe, TX
• Population (ZIP): 6,620

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 28% Two or more races 9% Black 5%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Spanish 17%

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: ▼ -56.75%
• Current HPI: 249.7211
• 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

+18.6% since first listed

14 events — show timeline

• 2026-05-26 Listed $204,599 NTREIS
• 2025-02-01 Rental Removed $1,650 RENTLY
• 2024-11-30 Rental Removed $1,650 APPFOLIO
• 2024-11-30 Listed for Rent $1,650 RENTLY
• 2024-11-26 Listed for Rent $1,650 APPFOLIO
• 2023-10-07 Rental Removed $1,600 RENTLY
• 2023-07-26 Listed for Rent $1,600 RENTLY
• 2022-02-07 Sold (Public Records) — Public Records
• 2022-02-02 Sold (Public Records) — Public Records
• 2022-02-01 Sold (MLS) — NTREIS
• 2022-01-12 Pending — NTREIS
• 2022-01-07 Contingent — NTREIS
• 2022-01-05 Price Changed $169,500 NTREIS
• 2021-12-12 Listed $172,500 NTREIS

Property tax history

+7.7%/yr

Latest (2025): $3,228 · +6.9% YoY. Source: county tax records.