800 N 4th St · Sanger, TX 76266

$189,900

2 bd · 1.0 ba · 1,254 sqft · SingleFamily public records · 63 Days on market

Built 1941 8,756 sqft lot $151/sqft · 19% below area Est $236k · 19% under ↓ 5% since listing

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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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.5/10.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment or starter opportunity! 2-bedroom, 1-bath home with 1,254 sq ft, built in 1941. Features separate living and dining areas and is located in a desirable area of Sanger. Vacant and ready for updates or immediate use.

Key facts

• 8,756 sq ft lot
• Built 1941
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/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 $180k (5.1% below list).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.6% in Sanger — 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 62/100 on livability (#958 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Sanger ISD (rural): math 38% / reading 47% proficiency, ranked #281 of 826 in TX (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 322 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 10,531 units permitted in Denton County in 2024 (2,713 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.
• Denton County population projected at +66% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $178,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1941 — 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: 0.95% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 8.8

CMA / ARV

• ARV (median comp): $235,738
• List price: $189,900
• Delta: -19.44%
• 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
603 N 4th St	0.04mi	3/2.0 (+1)	1,253 (-0%)	10mo	$255,000	$204	80
700 Elm St	0.25mi	2/1.5	1,227 (-2%)	10mo	$244,000	$199	74
908 N 8th St	0.25mi	3/2.0 (+1)	1,260 (+0%)	6mo	$235,000	$187	74
102 E Willow St	0.52mi	3/2.0 (+1)	1,276 (+2%)	2mo	$259,000	$203	62
928 W Willow St	0.52mi	2/2.0	1,316 (+5%)	3mo	$195,000	$148	61
703 Peach St	0.20mi	3/2.0 (+1)	1,119 (-11%)	7mo	$239,900	$214	58
509 Marshall St	0.52mi	2/1.0	1,092 (-13%)	6mo	$145,000	$133	49
908 Church St	0.64mi	3/2.0 (+1)	1,300 (+4%)	13mo	$279,000	$215	44
609 S 3rd St	0.70mi	3/2.0 (+1)	1,200 (-4%)	11mo	$350,000	$292	42
607 S 2nd St	0.68mi	3/2.0 (+1)	1,170 (-7%)	8mo	$269,000	$230	41
111 Arrowhead Dr	0.57mi	3/2.0 (+1)	1,367 (+9%)	12mo	$292,000	$214	40
1147 Serendipity Cir	0.61mi	3/2.0 (+1)	1,370 (+9%)	10mo	$283,900	$207	39

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 · 0.57% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.53×
• Total profit: $-24,990
• Equity at exit: $28,315

10-year hold

• IRR: -8.6%
• Equity multiple: 0.52×
• Total profit: $-25,593
• Equity at exit: $16,419

Cash invested: $53,172 (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 76266

• Home prices YoY: -18.2%
• Rents YoY: 0.6%
• Active inventory: 322
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$996
• Tax from tax record: −$190 /mo · $2,282/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $158

Break-even live

Break-even rent $1,601

Max offer price $189,900

Occupancy floor 86%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
909 N 6th St Sanger, TX	3.0	2.0	1200	$1,800	$1.50	13d	1	0.18mi
105 S 3rd St Sanger, TX	3.0	1.0	960	$1,550	$1.61	24d	1	0.41mi
203 W Willow St Sanger, TX	3.0	1.0	1135	$1,650	$1.45	13d	1	0.44mi
2014 Jackson LN Sanger, TX	1.0–3.0	1.0–2.0	1136	$1,866	$1.64	1d	40	0.63mi
204 Hillcrest St Sanger, TX	3.0	2.0	1302	$1,875	$1.44	44d	1	0.87mi
202 Carolyn Dr Sanger, TX	3.0	2.0	1265	$1,581	$1.25	7d	1	0.94mi
4929 Sanger Circle Dr Sanger, TX	3.0	2.5	1481	$1,795	$1.21	13d	1	0.99mi
5000 Villas Dr Sanger, TX	3.0	2.5	1484	$1,800	$1.21	44d	1	0.99mi
5002 Villas Dr Sanger, TX	3.0	2.5	1484	$1,800	$1.21	44d	1	1.00mi
108 Magnolia Dr Sanger, TX	3.0	2.0	1653	$2,010	$1.22	24d	1	1.03mi
5018 Villas Dr Sanger, TX	3.0	3.0	1485	$1,945	$1.31	21d	1	1.04mi
1806 Sand Stone Dr Sanger, TX	3.0	2.0	1474	$2,100	$1.42	24d	1	1.07mi
2012 Benjamin Dr Sanger, TX	3.0	2.0	1218	$2,095	$1.72	44d	1	1.10mi
2029 Laney Dr Sanger, TX	3.0	2.0	1213	$2,000	$1.65	4d	1	1.14mi
4807 Avion Dr Sanger, TX	3.0	2.0	1834	$2,450	$1.34	13d	1	1.15mi
821 Vernon Ct Sanger, TX	3.0	1.0	1077	$1,800	$1.67	4d	1	1.15mi
1102 First St Sanger, TX	3.0	2.0	1386	$1,999	$1.44	3d	1	1.19mi
11501 Marion Rd Sanger, TX	1.0–2.0	1.0–2.0	899	$1,310	$1.46	1d	10	1.22mi
114 Southmanor Ct Sanger, TX	3.0	1.0	1200	$1,675	$1.40	13d	1	1.25mi
4601 Avion Dr Sanger, TX	3.0	2.5	1589	$1,995	$1.26	10d	1	1.26mi
140 Ringneck Dr Sanger, TX	3.0	2.0	1466	$1,785	$1.22	21d	1	1.27mi
102 Preston Dr Unit PREST102 Sanger, TX	3.0	2.0	1140	$1,479	$1.30	24d	1	1.34mi
4001 Avion Dr Sanger, TX	3.0	2.5	1866	$1,995	$1.07	11d	1	1.34mi

Listing history 11 events

1. 2026-06-08
   statusdays on market $189,900 Pending 63 DOM
2. 2026-06-07
   days on market $189,900 Active Option Contract 62 DOM
3. 2026-06-04
   days on market $189,900 Active Option Contract 59 DOM
4. 2026-06-03
   days on market $189,900 Active Option Contract 58 DOM
5. 2026-06-02
   days on market $189,900 Active Option Contract 57 DOM
6. 2026-06-01
   days on market $189,900 Active Option Contract 56 DOM
7. 2026-05-31
   days on market $189,900 Active Option Contract 55 DOM
8. 2026-05-08
   price $189,900 231-char remark

   Show marketing remark (231 chars)

   Great investment or starter opportunity! 2-bedroom, 1-bath home with 1,254 sq ft, built in 1941. Features separate living and dining areas and is located in a desirable area of Sanger. Vacant and ready for updates or immediate use.

9. 2026-04-06
   listed $200,000 Active 231-char remark

   Show marketing remark (231 chars)

   Great investment or starter opportunity! 2-bedroom, 1-bath home with 1,254 sq ft, built in 1941. Features separate living and dining areas and is located in a desirable area of Sanger. Vacant and ready for updates or immediate use.

10. 1990-05-22
    soldstatus
11. 1987-04-06
    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: $2,282 · $190/mo
• Projected year-2 tax: $3,475 · $290/mo
• Expected delta: +$1,194/yr (+$99/mo · 52.3%)

ⓘ 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 7/10 Severe 7 d/yr ≥111°F today · 21 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,622
• − Mortgage interest: −$10,637
• − Property taxes: −$2,282
• − Insurance: −$950
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$5,524
• Taxable loss: −$1,230
• Est. tax savings @ 24.0%: +$295
• After-tax cash flow: $2,195/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: Sanger ISD
• NCES district ID: 4839180
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $62,803
• Composite: 37.76/100
• National rank: #4349
• State rank: #281 of 826 in TX

Livability — Sanger

• Score: 62/100
• State rank: #958
• US rank: #16973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sanger, TX
• County: Denton County · 901,654 people
• City population: 18,155
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 18,155
• Household income: $99,425
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 325.0

Population outlook (Denton County) Hauer SSP2

• Today (2025): 1,053,010 people
• By 2030: 1,192,269 · +13.2%
• By 2040: 1,472,920 · +39.9%
• By 2050: 1,746,506 · +65.9%
• By 2075: 2,358,497 · +124.0%
• By 2100: 2,779,183 · +163.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 18% Two or more races 10% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Italian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Denton

• 2024 margin: R (+13.2) · D 42.7% · R 55.8% · Other 1.5%
• 2008→2024 swing: +11.0pp toward D · 2008: -24.2pp · 2024: -13.2pp
• All cycles: 2024: R+13.2 2020: R+8.1 2016: R+20.2 2012: R+31.7 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.07%
• Current HPI: 284.2146
• Rent YoY: ▲ 0.57%
• Metro: Dallas-Fort Worth-Arlington, TX
• 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

-5.1% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $189,900 NTREIS
• 2026-04-06 Listed $200,000 NTREIS
• 1990-05-22 Sold (Public Records) — Public Records
• 1987-04-06 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,282 · +11.5% YoY. Source: county tax records.