408 Buchanan St · Whitesboro, TX 76273

$169,900

3 bd · 2.0 ba · 1,584 sqft · SingleFamily public records · 30 Days on market

Built 1963 10,454 sqft lot Est $318k · 47% 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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.9/10.0
• 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

4 bedroom, 2 bath home close to downtown. Large fenced in backyard with pecan trees and alley access. Move in ready with a new hot water heater and ceiling fans in every room. Home has recently been updated.

Key facts

• Mature pecan trees
• Attached carport
• Central heat and air

Tags

• LOW-MAINTENANCE VINYL SIDING
• PIER-AND-BEAM FOUNDATION
• CENTRAL HEAT AND AIR
• ATTACHED CARPORT
• LARGE FENCED YARD
• MATURE PECAN TREES

Property features AI

Finance

• Other: Located in Whites Add subdivision, Grayson County, United States
• Financial info: No second mortgage reported; Loan type listed as Treat As Clear
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport; Covered parking (1 space); One carport space; Concrete driveway
• Security: Burglar alarm/system
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Individual water meter; Asphalt streets and curbs
• Home design: Single-family residence (attached); One story; Composition roof; Vinyl siding
• Construction: Built in 1963; Vinyl siding construction; Composition roof; Concrete perimeter and pier foundation
• Exterior features: Chain-link fenced backyard with gate; Large backyard with grass; Many trees; Level lot; Other detached structure on property; Utilities easement

Interior

• Kitchen: Electric range; Ice maker; Refrigerator; Vented exhaust fan; Built-in cabinets; Dual sinks; Water line to refrigerator; Utility connections in kitchen
• Bedrooms: Primary bedroom on main level with walk-in closet; Two additional bedrooms on main level
• Flooring: Combination flooring
• Bathrooms: Two full bathrooms; One bathroom with built-in cabinets, linen closet and medicine cabinet; One bathroom with built-in cabinets, dual sinks and linen closet
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans; Electric heating components; Window unit(s)
• Interior features: Double vanity in bathroom(s); High-speed internet available; Walk-in closets; Two living areas; One dining area; Nine total rooms; One-level layout
• Laundry & utility: Utility connections in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Whitesboro Int (math 39% / reading 46%, grade F, #1,313 of 4,322 statewide, top 31%, 386 students, 58% FRL).
• Market conditions: 283 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $5k 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 30 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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

• 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 $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — 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: 1.09% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $318,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Pecan St	0.16mi	3/2.0	1,713 (+8%)	1mo	$269,900	$158	78
108 Ashlyn Ct	0.43mi	3/2.0	1,564 (-1%)	2mo	$315,000	$201	76
311 Wilson St	0.35mi	3/2.0	1,578 (-0%)	12mo	$335,000	$212	74
106 Clark St	0.21mi	3/2.0	1,400 (-12%)	3mo	$277,500	$198	68
109 Byrom Ct	0.41mi	3/2.0	1,648 (+4%)	9mo	$345,000	$209	66
102 Bois D Arc St	0.20mi	3/2.0	1,420 (-10%)	12mo	$239,000	$168	64
309 Wilson St	0.34mi	3/2.0	1,368 (-14%)	5mo	$289,000	$211	57
408 Broadway	0.65mi	3/2.0	1,514 (-4%)	7mo	$274,000	$181	56
114 Otis St	0.65mi	3/2.0	1,668 (+5%)	8mo	$150,000	$90	54
100 Walnut St	0.75mi	3/2.0	1,481 (-6%)	1mo	$305,000	$206	54
215 S Union St S	0.67mi	4/2.0 (+1)	1,572 (-1%)	12mo	$265,000	$169	52
110 Thode St	0.65mi	3/2.0	1,364 (-14%)	11mo	$274,500	$201	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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-14,759
• Equity at exit: $25,333

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $3,825
• Equity at exit: $14,690

Cash invested: $47,572 (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: 283
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,852 high
• Mortgage (P&I): −$891
• Tax from tax record: −$302 /mo · $3,621/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $199

Break-even live

Break-even rent $1,599

Max offer price $169,900

Occupancy floor 84%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 North Ave Whitesboro, TX	3.0	2.0	1606	$1,850	$1.15	21d	1	0.09mi
201 Pecan St Whitesboro, TX	3.0	2.0	1290	$2,000	$1.55	21d	1	0.15mi
416 Depot St Whitesboro, TX	3.0	2.0	1216	$1,275	$1.05	21d	1	0.65mi
1304 Country Rd Whitesboro, TX	3.0	3.0	1400	$1,600	$1.14	21d	1	0.72mi
1304 Country Rd Unit B Whitesboro, TX	3.0	2.5	1400	$1,600	$1.14	21d	1	0.72mi
315 Water St Whitesboro, TX	3.0	2.0	1456	$1,895	$1.30	44d	1	0.79mi
301 Anderson St Whitesboro, TX	4.0	3.0	1700	$2,250	$1.32	44d	1	0.81mi

Listing history 29 events

1. 2026-06-19
   days on market $169,900 Active 30 DOM
2. 2026-06-18
   days on market $169,900 Active 29 DOM
3. 2026-06-17
   days on market $169,900 Active 28 DOM
4. 2026-06-16
   days on market $169,900 Active 27 DOM
5. 2026-06-15
   days on market $169,900 Active 26 DOM
6. 2026-06-14
   days on market $169,900 Active 24 DOM
7. 2026-06-12
   days on market $169,900 Active 23 DOM
8. 2026-06-09
   days on market $169,900 Active 20 DOM
9. 2026-06-08
   days on market $169,900 Active 19 DOM
10. 2026-06-03
    days on market $169,900 Active 14 DOM
11. 2026-06-02
    days on market $169,900 Active 13 DOM
12. 2026-06-01
    days on market $169,900 Active 12 DOM
13. 2026-05-31
    days on market $169,900 Active 11 DOM
14. 2026-05-30
    days on market $169,900 Active 10 DOM
15. 2026-05-19
    listed $169,900 Active
16. 2026-05-16
    historical
17. 2026-05-15
    listed $169,900 Active
18. 2016-03-17
    soldstatus Sold 207-char remark

    Show marketing remark (207 chars)

    4 bedroom, 2 bath home close to downtown. Large fenced in backyard with pecan trees and alley access. Move in ready with a new hot water heater and ceiling fans in every room. Home has recently been updated.

19. 2016-03-14
    soldstatus
20. 2016-02-22
    status Pending 207-char remark

    Show marketing remark (207 chars)

    4 bedroom, 2 bath home close to downtown. Large fenced in backyard with pecan trees and alley access. Move in ready with a new hot water heater and ceiling fans in every room. Home has recently been updated.

21. 2016-02-10
    historical Active Option Contract 207-char remark

    Show marketing remark (207 chars)

    4 bedroom, 2 bath home close to downtown. Large fenced in backyard with pecan trees and alley access. Move in ready with a new hot water heater and ceiling fans in every room. Home has recently been updated.

22. 2016-02-04
    status Active 207-char remark

    Show marketing remark (207 chars)

    4 bedroom, 2 bath home close to downtown. Large fenced in backyard with pecan trees and alley access. Move in ready with a new hot water heater and ceiling fans in every room. Home has recently been updated.

23. 2016-02-02
    historical Active Contingent 207-char remark

    Show marketing remark (207 chars)

    4 bedroom, 2 bath home close to downtown. Large fenced in backyard with pecan trees and alley access. Move in ready with a new hot water heater and ceiling fans in every room. Home has recently been updated.

24. 2015-12-26
    status Active 207-char remark

    Show marketing remark (207 chars)

    4 bedroom, 2 bath home close to downtown. Large fenced in backyard with pecan trees and alley access. Move in ready with a new hot water heater and ceiling fans in every room. Home has recently been updated.

25. 2015-12-02
    status Pending 207-char remark

    Show marketing remark (207 chars)

    4 bedroom, 2 bath home close to downtown. Large fenced in backyard with pecan trees and alley access. Move in ready with a new hot water heater and ceiling fans in every room. Home has recently been updated.

26. 2015-11-16
    historical Active Option Contract 207-char remark

    Show marketing remark (207 chars)

    4 bedroom, 2 bath home close to downtown. Large fenced in backyard with pecan trees and alley access. Move in ready with a new hot water heater and ceiling fans in every room. Home has recently been updated.

27. 2015-10-29
    listed $95,000 Active 207-char remark

    Show marketing remark (207 chars)

    4 bedroom, 2 bath home close to downtown. Large fenced in backyard with pecan trees and alley access. Move in ready with a new hot water heater and ceiling fans in every room. Home has recently been updated.

28. 2008-04-30
    soldstatus
29. 1997-06-09
    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: $3,621 · $302/mo
• Projected year-2 tax: $3,621 · $302/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 · 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,219
• − Mortgage interest: −$9,517
• − Property taxes: −$3,621
• − Insurance: −$850
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$4,943
• Taxable loss: −$266
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $2,455/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

+78.8% since first listed

15 events — show timeline

• 2026-05-19 Listed $169,900 NTREIS
• 2026-05-16 Listing Removed — NTREIS
• 2026-05-15 Listed $169,900 NTREIS
• 2016-03-17 Sold (MLS) — NTREIS
• 2016-03-14 Sold (Public Records) — Public Records
• 2016-02-22 Pending — NTREIS
• 2016-02-10 Contingent — NTREIS
• 2016-02-04 Relisted — NTREIS
• 2016-02-02 Contingent — NTREIS
• 2015-12-26 Relisted — NTREIS
• 2015-12-02 Pending — NTREIS
• 2015-11-16 Contingent — NTREIS
• 2015-10-29 Listed $95,000 NTREIS
• 2008-04-30 Sold (Public Records) — Public Records
• 1997-06-09 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,621 · +10.5% YoY. Source: county tax records.