400 William St · Pottsboro, TX 75076

$170,000

3 bd · 2.0 ba · 1,827 sqft · SingleFamily public records · 26 Days on market

Built 1920 7,405 sqft lot $93/sqft · 38% below area Est $273k · 38% 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.0/10.0
• Schools +3.7/10.0
• 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

Large family home on corner lot. Offering 3 bedrooms, 2 baths large eat in kitchen, living area and large separate laundry room. This home offers hard wood and ceramic flooring, large back yard with private wood fence and deck. Case # 513-189435 More properties may be found on HudHomeStore.gov. The Seller is selling this property in “As Is” condition. Seller nor its representatives make any representations or warranties regarding the Property. Visit rainecompany.com for information. Information deemed reliable but not guaranteed.

Key facts

• Ceramic flooring
• Large eat in kitchen
• Hard wood flooring

Tags

• CORNER LOT
• LARGE EAT IN KITCHEN
• HARD WOOD FLOORING
• CERAMIC FLOORING
• LARGE BACK YARD
• PRIVATE WOOD FENCE

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 $276 ($3k/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 8.2% vs local median 1.5% in Pottsboro — 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 69/100 on livability (#421 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Pottsboro ISD (suburban): math 39% / reading 48% proficiency, ranked #288 of 826 in TX (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 294 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 26 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,450 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.10% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.96%
• DSCR: 1.31
• GRM: 7.5

CMA / ARV

• ARV (median comp): $272,685
• List price: $170,000
• Delta: -37.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Herberta St	0.38mi	3/2.0	1,748 (-4%)	4mo	$269,000	$154	72
101 Middlefield Dr	0.46mi	3/2.0	1,793 (-2%)	4mo	$329,000	$183	72
104 Franklin Ct	0.37mi	3/2.0	1,763 (-4%)	11mo	$305,000	$173	68
209 Bryant St	0.40mi	3/2.0	1,655 (-9%)	2mo	$319,000	$193	64
124 Ginger Dr	0.66mi	4/2.0 (+1)	1,879 (+3%)	10mo	$400,000	$213	51
712 Cardinal Ln	0.48mi	3/2.5	1,722 (-6%)	19mo	$424,900	$247	50
109 Elm Crk	0.43mi	3/2.0	1,654 (-10%)	18mo	$339,000	$205	49
150 Chrissa Dr	0.71mi	4/2.0 (+1)	1,816 (-1%)	21mo	$359,000	$198	43
143 Chrissa Dr	0.69mi	3/2.0	1,704 (-7%)	21mo	$369,900	$217	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-9,904
• Equity at exit: $25,348

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $14,228
• Equity at exit: $14,698

Cash invested: $47,600 (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 75076

• Home prices YoY: -17.3%
• Active inventory: 294
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,877 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$244 /mo · $2,931/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $276

Break-even live

Break-even rent $1,527

Max offer price $170,000

Occupancy floor 80%

Sensitivity live

Price	-10% $373	-5% $324	+0% $276	+5% $228	+10% $180
Rent	-10% $128	-5% $202	+0% $276	+5% $350	+10% $425
Rate	-1.0pp $362	-0.5pp $320	base $276	+0.5pp $232	+1.0pp $187

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Texoma Mdws Pottsboro, TX	3.0	2.0	1522	$2,150	$1.41	44d	1	1.26mi

Listing history 7 events

1. 2026-05-18
   status Pending 550-char remark

   Show marketing remark (550 chars)

   Large family home on corner lot. Offering 3 bedrooms, 2 baths large eat in kitchen, living area and large separate laundry room. This home offers hard wood and ceramic flooring, large back yard with private wood fence and deck. Case # 513-189435 More properties may be found on HudHomeStore.gov. The Seller is selling this property in “As Is” condition. Seller nor its representatives make any representations or warranties regarding the Property. Visit rainecompany.com for information. Information deemed reliable but not guaranteed.

2. 2026-05-08
   historical Active Contingent 550-char remark

   Show marketing remark (550 chars)

   Large family home on corner lot. Offering 3 bedrooms, 2 baths large eat in kitchen, living area and large separate laundry room. This home offers hard wood and ceramic flooring, large back yard with private wood fence and deck. Case # 513-189435 More properties may be found on HudHomeStore.gov. The Seller is selling this property in “As Is” condition. Seller nor its representatives make any representations or warranties regarding the Property. Visit rainecompany.com for information. Information deemed reliable but not guaranteed.

3. 2026-04-22
   listed $170,000 Active 550-char remark

   Show marketing remark (550 chars)

   Large family home on corner lot. Offering 3 bedrooms, 2 baths large eat in kitchen, living area and large separate laundry room. This home offers hard wood and ceramic flooring, large back yard with private wood fence and deck. Case # 513-189435 More properties may be found on HudHomeStore.gov. The Seller is selling this property in “As Is” condition. Seller nor its representatives make any representations or warranties regarding the Property. Visit rainecompany.com for information. Information deemed reliable but not guaranteed.

4. 2020-07-02
   soldstatus Sold 521-char remark

   Show marketing remark (521 chars)

   Totally remodeled home in Pottsboro, 1 block from Pottsboro schools. Only 10 minutes from Lake Texoma. This charming home has tons of character along with all the new amenities you'd ever want. Including new flooring, beautiful refinished wood floors, SS appliances, newly installed CH & A, kitchen cabinets and counter tops, bathroom fixtures, fresh paint inside and out, and more !! Enjoy the wood deck out back and sits on a beautiful tree covered corner lot. Ready to move in. Call me today to come see it !!

5. 2020-05-12
   status Pending 521-char remark

   Show marketing remark (521 chars)

   Totally remodeled home in Pottsboro, 1 block from Pottsboro schools. Only 10 minutes from Lake Texoma. This charming home has tons of character along with all the new amenities you'd ever want. Including new flooring, beautiful refinished wood floors, SS appliances, newly installed CH & A, kitchen cabinets and counter tops, bathroom fixtures, fresh paint inside and out, and more !! Enjoy the wood deck out back and sits on a beautiful tree covered corner lot. Ready to move in. Call me today to come see it !!

6. 2020-05-05
   historical Active Option Contract 521-char remark

   Show marketing remark (521 chars)

   Totally remodeled home in Pottsboro, 1 block from Pottsboro schools. Only 10 minutes from Lake Texoma. This charming home has tons of character along with all the new amenities you'd ever want. Including new flooring, beautiful refinished wood floors, SS appliances, newly installed CH & A, kitchen cabinets and counter tops, bathroom fixtures, fresh paint inside and out, and more !! Enjoy the wood deck out back and sits on a beautiful tree covered corner lot. Ready to move in. Call me today to come see it !!

7. 2020-04-13
   listed $169,700 Active 521-char remark

   Show marketing remark (521 chars)

   Totally remodeled home in Pottsboro, 1 block from Pottsboro schools. Only 10 minutes from Lake Texoma. This charming home has tons of character along with all the new amenities you'd ever want. Including new flooring, beautiful refinished wood floors, SS appliances, newly installed CH & A, kitchen cabinets and counter tops, bathroom fixtures, fresh paint inside and out, and more !! Enjoy the wood deck out back and sits on a beautiful tree covered corner lot. Ready to move in. Call me today to come see it !!

ⓘ 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: $2,931 · $244/mo
• Projected year-2 tax: $3,111 · $259/mo
• Expected delta: +$180/yr (+$15/mo · 6.1%)

ⓘ 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 ≥107°F today · 20 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: $22,524
• − Mortgage interest: −$9,523
• − Property taxes: −$2,931
• − Insurance: −$850
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$4,945
• Taxable income: $671
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $3,154/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: Pottsboro ISD
• NCES district ID: 4835580
• Math proficiency: 39% ▼ -11.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $50,811
• Composite: 37.44/100
• National rank: #4414
• State rank: #288 of 826 in TX

Livability — Pottsboro

• Score: 69/100
• State rank: #421
• US rank: #8642

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pottsboro, TX
• County: Grayson County · 108,053 people
• City population: 7,989
• Metro: Sherman-Denison, TX
• Population (ZIP): 7,989
• Household income: $76,919
• Rent vs Own: 18.2% rent · 81.8% own
• Severe rent burden: 169.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 3% Asian 1% Native American 1%
• Common ancestry: Serbian 2% Scottish 2% Scotch-Irish 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -51.29%
• Current HPI: 244.52
• Rent YoY: —
• Metro: Sherman-Denison, 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

+0.2% since first listed

7 events — show timeline

• 2026-05-18 Pending — NTREIS
• 2026-05-08 Contingent — NTREIS
• 2026-04-22 Listed $170,000 NTREIS
• 2020-07-02 Sold (MLS) — NTREIS
• 2020-05-12 Pending — NTREIS
• 2020-05-05 Contingent — NTREIS
• 2020-04-13 Listed $169,700 NTREIS

Property tax history

+5.7%/yr

Latest (2019): $2,931 · +18.0% YoY. Source: county tax records.