605 Abney · Whitesboro, TX 76273

$147,000

3 bd · 1.0 ba · 1,238 sqft · SingleFamily public records · 263 Days on market

Built 1980 0.26 ac lot $119/sqft · 27% below area Est $201k · 27% 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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.9/10.0
• 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

Investor Special. 3 bed 1 bath home that backs up the park. New roof, cabinets and flooring. Fresh paint. Motivated Seller Selling AS IS. No repairs. Selling as Is. Needs some foundation work.

Key facts

• Fresh paint
• New flooring
• New cabinets

Tags

• BACKS UP THE PARK
• NEW ROOF
• NEW CABINETS
• NEW FLOORING
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $146k (0.9% below list).
• Recommended offer: $129k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: 283 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 263 days — a 12% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 17y ago; this cycle's ask has dropped $42k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe 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 $129,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 263 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.99% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 8.4

CMA / ARV

• ARV (median comp): $201,067
• List price: $147,000
• Delta: -26.89%
• 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
103 Tipton St	0.07mi	2/1.0 (-1)	1,224 (-1%)	0mo	$225,000	$184	89
706 Abney St	0.08mi	3/1.0	1,347 (+9%)	4mo	$196,900	$146	78
313 Texoma Dr	0.46mi	2/1.5 (-1)	1,230 (-1%)	5mo	$215,000	$175	66
400 Water St	0.38mi	3/1.0	1,158 (-6%)	7mo	$99,500	$86	66
308 E Main St	0.68mi	3/2.0	1,264 (+2%)	3mo	$184,000	$146	58
201 Water St	0.45mi	3/2.0	1,075 (-13%)	1mo	$219,000	$204	52
503 Wilson St	0.66mi	3/2.0	1,144 (-8%)	1mo	$315,000	$275	52
208 Bagin St	0.54mi	3/1.0	1,062 (-14%)	2mo	$101,000	$95	49
309 Wilson St	0.63mi	3/2.0	1,368 (+10%)	5mo	$289,000	$211	45
108 E South St	0.59mi	2/2.0 (-1)	1,138 (-8%)	7mo	$89,000	$78	45
410 Church St	0.65mi	3/2.0	1,400 (+13%)	1mo	$280,000	$200	43
106 Clark St	0.75mi	3/2.0	1,400 (+13%)	3mo	$277,500	$198	36

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-17,804
• Equity at exit: $21,918

10-year hold

• IRR: -2.7%
• Equity multiple: 0.81×
• Total profit: $-7,624
• Equity at exit: $12,710

Cash invested: $41,160 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,457 high
• Mortgage (P&I): −$771
• Tax from tax record: −$225 /mo · $2,705/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $94

Break-even live

Break-even rent $1,339

Max offer price $147,000

Occupancy floor 89%

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307-309 N Jordan St Whitesboro, TX	2.0	1.0	1017	$1,400	$1.38	43d	1	0.09mi
208 D St Whitesboro, TX	3.0	1.0	891	$1,525	$1.71	43d	1	0.20mi
500 4th St Whitesboro, TX	1.0–2.0	1.0	750	$1,010	$1.35	20d	1	0.33mi
315 Water St Whitesboro, TX	3.0	2.0	1456	$1,895	$1.30	43d	1	0.39mi
2000 Highway 82 W Whitesboro, TX	1.0–2.0	1.0	750	$985	$1.31	20d	1	0.49mi
201 Pecan St Whitesboro, TX	3.0	2.0	1290	$2,000	$1.55	20d	1	0.81mi
416 Depot St Whitesboro, TX	3.0	2.0	1216	$1,275	$1.05	20d	1	0.94mi
192 Diamond Ranch Rd Whitesboro, TX	3.0	2.0	1256	$1,700	$1.35	43d	1	1.11mi

Listing history 50 events

1. 2026-06-19
   days on market $147,000 Active 263 DOM
2. 2026-06-18
   days on market $147,000 Active 262 DOM
3. 2026-06-17
   days on market $147,000 Active 261 DOM
4. 2026-06-16
   days on market $147,000 Active 260 DOM
5. 2026-06-15
   days on market $147,000 Active 259 DOM
6. 2026-06-14
   days on market $147,000 Active 257 DOM
7. 2026-06-12
   days on market $147,000 Active 256 DOM
8. 2026-06-09
   days on market $147,000 Active 253 DOM
9. 2026-06-08
   days on market $147,000 Active 252 DOM
10. 2026-06-03
    days on market $147,000 Active 247 DOM
11. 2026-06-02
    days on market $147,000 Active 246 DOM
12. 2026-06-01
    days on market $147,000 Active 245 DOM
13. 2026-05-31
    days on market $147,000 Active 244 DOM
14. 2026-05-30
    days on market $147,000 Active 243 DOM
15. 2026-05-13
    status Active 197-char remark

    Show marketing remark (197 chars)

    Investor Special. 3 bed 1 bath home that backs up the park. New roof, cabinets and flooring. Fresh paint. Motivated Seller Selling AS IS. No repairs. Selling as Is. Needs some foundation work.

16. 2026-03-31
    price $147,000 197-char remark

    Show marketing remark (197 chars)

    Investor Special. 3 bed 1 bath home that backs up the park. New roof, cabinets and flooring. Fresh paint. Motivated Seller Selling AS IS. No repairs. Selling as Is. Needs some foundation work.

17. 2026-03-31
    price $130,000 197-char remark

    Show marketing remark (197 chars)

    Investor Special. 3 bed 1 bath home that backs up the park. New roof, cabinets and flooring. Fresh paint. Motivated Seller Selling AS IS. No repairs. Selling as Is. Needs some foundation work.

18. 2026-03-18
    price $149,000 197-char remark

    Show marketing remark (197 chars)

    Investor Special. 3 bed 1 bath home that backs up the park. New roof, cabinets and flooring. Fresh paint. Motivated Seller Selling AS IS. No repairs. Selling as Is. Needs some foundation work.

19. 2026-03-16
    price $150,000 197-char remark

    Show marketing remark (197 chars)

    Investor Special. 3 bed 1 bath home that backs up the park. New roof, cabinets and flooring. Fresh paint. Motivated Seller Selling AS IS. No repairs. Selling as Is. Needs some foundation work.

20. 2026-02-19
    price $159,000 197-char remark

    Show marketing remark (197 chars)

    Investor Special. 3 bed 1 bath home that backs up the park. New roof, cabinets and flooring. Fresh paint. Motivated Seller Selling AS IS. No repairs. Selling as Is. Needs some foundation work.

21. 2026-02-11
    price $163,000 197-char remark

    Show marketing remark (197 chars)

    Investor Special. 3 bed 1 bath home that backs up the park. New roof, cabinets and flooring. Fresh paint. Motivated Seller Selling AS IS. No repairs. Selling as Is. Needs some foundation work.

22. 2026-02-04
    price $165,000 197-char remark

    Show marketing remark (197 chars)

    Investor Special. 3 bed 1 bath home that backs up the park. New roof, cabinets and flooring. Fresh paint. Motivated Seller Selling AS IS. No repairs. Selling as Is. Needs some foundation work.

23. 2026-01-16
    price $178,500 197-char remark

    Show marketing remark (197 chars)

    Investor Special. 3 bed 1 bath home that backs up the park. New roof, cabinets and flooring. Fresh paint. Motivated Seller Selling AS IS. No repairs. Selling as Is. Needs some foundation work.

24. 2025-11-11
    price $179,000 197-char remark

    Show marketing remark (197 chars)

    Investor Special. 3 bed 1 bath home that backs up the park. New roof, cabinets and flooring. Fresh paint. Motivated Seller Selling AS IS. No repairs. Selling as Is. Needs some foundation work.

25. 2025-10-04
    price $155,000 197-char remark

    Show marketing remark (197 chars)

    Investor Special. 3 bed 1 bath home that backs up the park. New roof, cabinets and flooring. Fresh paint. Motivated Seller Selling AS IS. No repairs. Selling as Is. Needs some foundation work.

26. 2025-10-01
    price $162,000 197-char remark

    Show marketing remark (197 chars)

    Investor Special. 3 bed 1 bath home that backs up the park. New roof, cabinets and flooring. Fresh paint. Motivated Seller Selling AS IS. No repairs. Selling as Is. Needs some foundation work.

27. 2025-09-25
    price $165,000 197-char remark

    Show marketing remark (197 chars)

    Investor Special. 3 bed 1 bath home that backs up the park. New roof, cabinets and flooring. Fresh paint. Motivated Seller Selling AS IS. No repairs. Selling as Is. Needs some foundation work.

28. 2025-09-16
    price $169,000 197-char remark

    Show marketing remark (197 chars)

    Investor Special. 3 bed 1 bath home that backs up the park. New roof, cabinets and flooring. Fresh paint. Motivated Seller Selling AS IS. No repairs. Selling as Is. Needs some foundation work.

29. 2025-09-10
    price $175,000 197-char remark

    Show marketing remark (197 chars)

    Investor Special. 3 bed 1 bath home that backs up the park. New roof, cabinets and flooring. Fresh paint. Motivated Seller Selling AS IS. No repairs. Selling as Is. Needs some foundation work.

30. 2025-09-05
    price $179,000 197-char remark

    Show marketing remark (197 chars)

    Investor Special. 3 bed 1 bath home that backs up the park. New roof, cabinets and flooring. Fresh paint. Motivated Seller Selling AS IS. No repairs. Selling as Is. Needs some foundation work.

31. 2025-08-27
    listed $189,000 Active 197-char remark

    Show marketing remark (197 chars)

    Investor Special. 3 bed 1 bath home that backs up the park. New roof, cabinets and flooring. Fresh paint. Motivated Seller Selling AS IS. No repairs. Selling as Is. Needs some foundation work.

32. 2025-05-01
    historical
33. 2025-04-14
    price $137,000
34. 2025-03-13
    listed $139,000 Active
35. 2025-01-28
    soldstatus Closed
36. 2025-01-23
    status Pending
37. 2024-12-24
    listed $115,900 Active
38. 2024-02-16
    status Pending
39. 2024-02-01
    status Active
40. 2024-01-31
    historical Active Option Contract
41. 2024-01-27
    status Active
42. 2024-01-24
    historical Active Option Contract
43. 2023-11-13
    listed $130,000 Active
44. 2023-09-22
    price $140,000
45. 2023-07-31
    status Active
46. 2023-07-23
    historical Active Option Contract
47. 2023-07-21
    price $147,500
48. 2023-07-20
    listed $140,000 Active
49. 2020-03-09
    historical
50. 2020-01-28
    listed $95,000 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: $2,705 · $225/mo
• Projected year-2 tax: $2,705 · $225/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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $17,487
• − Mortgage interest: −$8,234
• − Property taxes: −$2,705
• − Insurance: −$735
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$4,276
• Taxable loss: −$1,261
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $1,427/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

+197.0% since first listed

48 events — show timeline

• 2026-05-13 Relisted — NTREIS
• 2026-03-31 Price Changed $147,000 NTREIS
• 2026-03-31 Price Changed $130,000 NTREIS
• 2026-03-18 Price Changed $149,000 NTREIS
• 2026-03-16 Price Changed $150,000 NTREIS
• 2026-02-19 Price Changed $159,000 NTREIS
• 2026-02-11 Price Changed $163,000 NTREIS
• 2026-02-04 Price Changed $165,000 NTREIS
• 2026-01-16 Price Changed $178,500 NTREIS
• 2025-11-11 Price Changed $179,000 NTREIS
• 2025-10-04 Price Changed $155,000 NTREIS
• 2025-10-01 Price Changed $162,000 NTREIS
• 2025-09-25 Price Changed $165,000 NTREIS
• 2025-09-16 Price Changed $169,000 NTREIS
• 2025-09-10 Price Changed $175,000 NTREIS
• 2025-09-05 Price Changed $179,000 NTREIS
• 2025-08-27 Listed $189,000 NTREIS
• 2025-05-01 Listing Removed — NTREIS
• 2025-04-14 Price Changed $137,000 NTREIS
• 2025-03-13 Listed $139,000 NTREIS
• 2025-01-28 Sold (MLS) — NTREIS
• 2025-01-23 Pending — NTREIS
• 2024-12-24 Listed $115,900 NTREIS
• 2024-02-16 Pending — NTREIS
• 2024-02-01 Relisted — NTREIS
• 2024-01-31 Contingent — NTREIS
• 2024-01-27 Relisted — NTREIS
• 2024-01-24 Contingent — NTREIS
• 2023-11-13 Listed $130,000 NTREIS
• 2023-09-22 Price Changed $140,000 NTREIS
• 2023-07-31 Relisted — NTREIS
• 2023-07-23 Contingent — NTREIS
• 2023-07-21 Price Changed $147,500 NTREIS
• 2023-07-20 Listed $140,000 NTREIS
• 2020-03-09 Listing Removed — NTREIS
• 2020-01-28 Listed $95,000 NTREIS
• 2014-05-09 Listing Removed — NTREIS
• 2014-05-09 Price Changed $77,500 NTREIS
• 2014-04-17 Listed $80,000 NTREIS
• 2012-09-09 Listing Removed — NTREIS
• 2011-09-12 Listed $77,000 NTREIS
• 2009-05-15 Sold (Public Records) — Public Records
• 2009-05-15 Sold (MLS) — NTREIS
• 2009-04-24 Listing Removed — NTREIS
• 2009-03-18 Listed $49,500 NTREIS
• 2005-07-06 Sold (Public Records) — Public Records
• 2005-01-11 Sold (Public Records) — Public Records
• 2002-08-31 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,705 · -9.4% YoY. Source: county tax records.