419 W Pine · Whitewright, TX 75491

$90,000

3 bd · 1.0 ba · 1,706 sqft · SingleFamily public records · 38 Days on market

Built 1900 0.26 ac lot $53/sqft · 63% below area ↓ 30% since listing

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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 +4.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This listing is for a home and lot in Whitewright, TX. Home needs a lot of TLC but if you're a fixer-upper this could be a good fit for you. Adjacent yard to the right of the house is included.

Key facts

• 0.26 acre lot
• Built 1900
• Listed 37 days

Property features AI

Finance

• Other: Possession at closing/funding; Listing agreement: Exclusive right to sell; Transaction type: For sale
• Financial info: Listing terms: Cash; Loan type marked: Treat As Clear; No second mortgage
• HOA & community: No association

Exterior

• Parking: Other parking (no covered or carport spaces listed)
• Utilities: City water; City sewer; No municipal utility district
• Home design: Single-family residence; Residential property; Built in 1900; One story
• Construction: Year built: 1900
• Exterior features: Lot under 0.5 acre (approximately 0.26 acre); Subdivision: Granger Mcdaniel

Interior

• Kitchen: Appliances: Other
• Bedrooms: Three bedrooms (all on the main level)
• Bathrooms: One full bathroom
• Interior features: One-level layout; Five total rooms; One living area; One dining area; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $776 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 4.3% in Whitewright — 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 68/100 on livability (#457 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Whitewright ISD (rural): math 57% / reading 49% proficiency, ranked #134 of 826 in TX (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Whitewright El (math 47% / reading 42%, grade F, #1,155 of 4,322 statewide, top 29%, 389 students, 59% FRL) — zoned schools average 59% FRL vs 27% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 109 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.99% ✓
• Cap rate: 16.64%
• Cash-on-cash: 36.96%
• DSCR: 2.64
• GRM: 4.2

CMA / ARV

• ARV (median comp): $242,774
• List price: $90,000
• Delta: -62.93%
• 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
409 S Carter St	0.11mi	2/2.0 (-1)	1,658 (-3%)	9mo	$229,900	$139	74
702 Dixie Ln	0.37mi	3/2.0	1,683 (-1%)	5mo	$299,000	$178	72
215 Westfield Way	0.47mi	3/2.0	1,761 (+3%)	2mo	$325,000	$185	67
419 W Center St	0.19mi	3/2.0	1,493 (-12%)	2mo	$314,900	$211	65
704 Katy Ln	0.48mi	3/2.0	1,685 (-1%)	10mo	$279,000	$166	63
205 W Elm St	0.55mi	3/2.0	1,600 (-6%)	7mo	$261,500	$163	54
707 Sharon Ln	0.46mi	3/2.0	1,560 (-9%)	7mo	$265,000	$170	54
207 W Elm St	0.56mi	3/2.0	1,600 (-6%)	7mo	$261,500	$163	54
203 W Elm St	0.55mi	3/2.0	1,600 (-6%)	8mo	$259,000	$162	53
714 Dixie Ln	0.43mi	3/2.5	1,850 (+8%)	10mo	$320,000	$173	52
204 Walnut St	0.47mi	3/2.0	1,481 (-13%)	1mo	$299,000	$202	51
417 W Grand St	0.28mi	4/3.0 (+1)	1,915 (+12%)	3mo	$250,000	$131	50

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: 32.9%
• Equity multiple: 2.38×
• Total profit: $34,891
• Equity at exit: $13,419

10-year hold

• IRR: 39.9%
• Equity multiple: 4.74×
• Total profit: $94,191
• Equity at exit: $7,782

Cash invested: $25,200 (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 75491

• Home prices YoY: -8.6%
• Active inventory: 109
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,789 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$128 /mo · $1,533/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $776

Break-even live

Break-even rent $807

Max offer price $90,000

Occupancy floor 52%

Sensitivity live

Price	-10% $827	-5% $802	+0% $776	+5% $751	+10% $725
Rent	-10% $635	-5% $706	+0% $776	+5% $847	+10% $918
Rate	-1.0pp $822	-0.5pp $799	base $776	+0.5pp $753	+1.0pp $729

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Dixie Ln Whitewright, TX	3.0	2.5	1806	$1,950	$1.08	2d	1	0.35mi
201 S May St #1 Whitewright, TX	3.0	2.5	1229	$1,595	$1.30	16d	1	0.75mi
201 S May St Whitewright, TX	3.0	2.5	1229	$1,595	$1.30	2d	1	0.75mi
107 E Miller Whitewright, TX	3.0	2.0	1226	$1,725	$1.41	2d	1	0.84mi

Listing history 31 events

1. 2026-06-21
   days on market $90,000 Active 38 DOM
2. 2026-06-18
   days on market $90,000 Active 35 DOM
3. 2026-06-17
   days on market $90,000 Active 34 DOM
4. 2026-06-16
   days on market $90,000 Active 33 DOM
5. 2026-06-15
   days on market $90,000 Active 32 DOM
6. 2026-06-13
   days on market $90,000 Active 30 DOM
7. 2026-06-09
   days on market $90,000 Active 26 DOM
8. 2026-06-08
   days on market $90,000 Active 25 DOM
9. 2026-06-07
   pricedays on market $90,000 Active 24 DOM
10. 2026-06-04
    days on market $120,000 Active 21 DOM
11. 2026-06-03
    days on market $120,000 Active 20 DOM
12. 2026-06-02
    days on market $120,000 Active 19 DOM
13. 2026-06-01
    days on market $120,000 Active 18 DOM
14. 2026-05-31
    days on market $120,000 Active 17 DOM
15. 2026-05-14
    listed $120,000 Active
16. 2023-03-30
    soldstatus Closed 193-char remark

    Show marketing remark (193 chars)

    This listing is for a home and lot in Whitewright, TX. Home needs a lot of TLC but if you're a fixer-upper this could be a good fit for you. Adjacent yard to the right of the house is included.

17. 2023-03-27
    status Pending 193-char remark

    Show marketing remark (193 chars)

    This listing is for a home and lot in Whitewright, TX. Home needs a lot of TLC but if you're a fixer-upper this could be a good fit for you. Adjacent yard to the right of the house is included.

18. 2022-10-05
    listed $125,000 Active 193-char remark

    Show marketing remark (193 chars)

    This listing is for a home and lot in Whitewright, TX. Home needs a lot of TLC but if you're a fixer-upper this could be a good fit for you. Adjacent yard to the right of the house is included.

19. 2022-02-18
    soldstatus Sold

    Show marketing remark (100 chars)

    MULTIPLE OFFERS. ALL OFFERS MUST BE SUBMITTED BY SUNDAY Feb 6th AT 12 PM. Great investment property.

20. 2022-02-07
    status Pending

    Show marketing remark (100 chars)

    MULTIPLE OFFERS. ALL OFFERS MUST BE SUBMITTED BY SUNDAY Feb 6th AT 12 PM. Great investment property.

21. 2022-01-31
    listed $65,000 Active

    Show marketing remark (100 chars)

    MULTIPLE OFFERS. ALL OFFERS MUST BE SUBMITTED BY SUNDAY Feb 6th AT 12 PM. Great investment property.

22. 2021-10-26
    soldstatus Sold
23. 2021-10-11
    soldstatus
24. 2021-10-09
    status Pending
25. 2021-09-26
    price $100,000
26. 2021-08-03
    price $110,000
27. 2021-08-02
    status Active
28. 2021-07-27
    historical Active Option Contract
29. 2021-07-23
    status Active
30. 2021-07-14
    historical Active Option Contract
31. 2021-06-16
    listed $129,000 Active

ⓘ 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: $1,533 · $128/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$114/yr (+$9/mo · 7.4%)

ⓘ 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 7/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,470
• − Mortgage interest: −$5,041
• − Property taxes: −$1,533
• − Insurance: −$450
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$2,618
• Taxable income: $8,392
• Est. tax owed @ 24.0%: −$2,014
• After-tax cash flow: $7,301/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: Whitewright ISD
• NCES district ID: 4845670
• Math proficiency: 57% ▲ 1.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $49,969
• Composite: 45.31/100
• National rank: #2648
• State rank: #134 of 826 in TX

Livability — Whitewright

• Score: 68/100
• State rank: #457
• US rank: #9255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitewright, TX
• Population (ZIP): 5,428

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 (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 7% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Other Asian/Pacific 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: ▼ -25.85%
• Current HPI: 273.3968
• 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

-30.2% since first listed

18 events — show timeline

• 2026-06-05 Price Changed $90,000 NTREIS
• 2026-05-14 Listed $120,000 NTREIS
• 2023-03-30 Sold (MLS) — NTREIS
• 2023-03-27 Pending — NTREIS
• 2022-10-05 Listed $125,000 NTREIS
• 2022-02-18 Sold (MLS) — NTREIS
• 2022-02-07 Pending — NTREIS
• 2022-01-31 Listed $65,000 NTREIS
• 2021-10-26 Sold (MLS) — NTREIS
• 2021-10-11 Sold (Public Records) — Public Records
• 2021-10-09 Pending — NTREIS
• 2021-09-26 Price Changed $100,000 NTREIS
• 2021-08-03 Price Changed $110,000 NTREIS
• 2021-08-02 Relisted — NTREIS
• 2021-07-27 Contingent — NTREIS
• 2021-07-23 Relisted — NTREIS
• 2021-07-14 Contingent — NTREIS
• 2021-06-16 Listed $129,000 NTREIS

Property tax history

+0.7%/yr

Latest (2025): $1,533 · -0.7% YoY. Source: county tax records.