903 S Harrison St · McGregor, TX 76657

$115,000

3 bd · 2.0 ba · 1,124 sqft · SingleFamily public records · 5 Days on market

Built 1972 0.36 ac lot Est $188k · 39% 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
• 1% rule +7.2/10.0
• DSCR +5.2/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fixer upper with great bones, on an oversized lot with a detached two-car garage. Incredible location just one block from Bluebonnet Park, McGregor Elementary and High School! Full brick exterior, Original hardwood floors throughout most of the house, ready for a refresh.

Key facts

• Full brick exterior
• Oversized lot
• Incredible location

Tags

• OVERSIZED LOT
• DETACHED TWO-CAR GARAGE
• FULL BRICK EXTERIOR
• ORIGINAL HARDWOOD FLOORS
• INCREDIBLE LOCATION

Property features AI

Finance

• Other: Property is not attached and has no accessibility features; Possession at closing/funding
• Financial info: Listing terms: Cash or Conventional
• HOA & community: No homeowners association

Exterior

• Parking: Garage; 1 covered parking space; 1 garage space
• Utilities: City water; City sewer; Electricity connected; Individual gas meter
• Home design: Single family residence; Residential property; One story
• Construction: Brick construction; Composition roof; Built in 1972
• Exterior features: Lot under 0.5 acre (about 0.36 acre); Located in the Heart Of Texas Homes subdivision; Directions: Turn on Harrison; house is on the west side of the street

Interior

• Kitchen: Gas range
• Bedrooms: Primary bedroom on level 1 (approximately 15 x 15)
• Flooring: Linoleum flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Interior features: One level layout; One living area and one dining area; Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $73 ($881/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 7.1% vs local median 3.4% in McGregor — 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 71/100 on livability (#310 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, commute D+.
• Mcgregor ISD (town): math 37% / reading 42% proficiency, ranked #429 of 826 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mcgregor El (math 33% / reading 43%, grade F, #1,709 of 4,322 statewide, top 40%, 454 students, 67% FRL); Isbill J H (math 38% / reading 37%, grade F, #736 of 1,662 statewide, top 45%, 338 students, 63% FRL); Mcgregor H S (math 47% / reading 52%, grade D, #509 of 1,632 statewide, top 34%, 418 students, 58% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 158 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,014 units permitted in McLennan County in 2024 (200 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• McLennan County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.
• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.22% ✓
• Cap rate: 7.06%
• Cash-on-cash: 2.74%
• DSCR: 1.12
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $187,708
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 W 11th St	0.21mi	3/1.0	1,116 (-1%)	5mo	$177,000	$159	81
1104 W 10th St	0.14mi	3/2.0	1,197 (+6%)	5mo	$200,000	$167	79
1309 W 10th St	0.28mi	3/2.0	1,064 (-5%)	2mo	$215,000	$202	76
1307 W 5th St	0.49mi	3/1.0	1,094 (-3%)	2mo	$199,800	$183	67
1300 W 8th St	0.26mi	3/2.0	1,246 (+11%)	7mo	$189,900	$152	64
907 S Tyler St	0.08mi	3/1.0	986 (-12%)	13mo	$160,000	$162	61
502 W 6th St	0.41mi	3/1.0	1,208 (+8%)	5mo	$143,000	$118	60
302 Pierce St	0.48mi	3/1.5	1,054 (-6%)	21mo	$169,900	$161	48
907 W 6th St	0.27mi	2/1.0 (-1)	976 (-13%)	11mo	$170,000	$174	47
210 N Harrison St	0.73mi	3/2.0	1,276 (+14%)	1mo	$225,000	$176	42
697 Park St	0.44mi	2/1.0 (-1)	964 (-14%)	12mo	$199,000	$206	37
1014 W 3rd St	0.49mi	3/1.0	1,264 (+12%)	20mo	$190,000	$150	35

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-13,790
• Equity at exit: $17,147

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-5,306
• Equity at exit: $9,943

Cash invested: $32,200 (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 76657

• Home prices YoY: -27.0%
• Active inventory: 158
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,400 high
• Mortgage (P&I): −$603
• Tax from tax record: −$382 /mo · $4,580/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $73

Break-even live

Break-even rent $1,307

Max offer price $115,000

Occupancy floor 90%

Sensitivity live

Price	-10% $139	-5% $106	+0% $73	+5% $41	+10% $8
Rent	-10% $-37	-5% $18	+0% $73	+5% $129	+10% $184
Rate	-1.0pp $131	-0.5pp $103	base $73	+0.5pp $44	+1.0pp $13

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 S Main St Unit 718 McGregor, TX	2.0	1.0	1021	$1,375	$1.35	45d	1	0.43mi
716 S Main St McGregor, TX	3.0	2.0	1315	$1,315	$1.00	23d	1	0.44mi
716 S Main St #718 McGregor, TX	2.0	1.0	1404	$1,375	$0.98	45d	1	0.44mi
706 S Main St McGregor, TX	3.0	2.0	1315	$1,650	$1.25	15d	1	0.45mi
400 Johnson Dr Unit 101 McGregor, TX	2.0	1.0	745	$1,050	$1.41	15d	1	0.58mi
651 E McGregor Dr McGregor, TX	1.0–2.0	1.0–2.0	950	$1,200	$1.26	15d	3	1.21mi
117 Bowie St McGregor, TX	3.0	1.0	905	$1,695	$1.87	15d	1	1.35mi
207 Laurel Ln McGregor, TX	3.0	2.0	1350	$1,650	$1.22	15d	1	1.37mi

Listing history 4 events

1. 2026-06-21
   statusdays on market $115,000 Active Option Contract 5 DOM
2. 2026-06-18
   days on market $115,000 Active 2 DOM
3. 2026-06-16
   remarks 272-char remark
4. 2026-06-16
   listed $115,000 Active 1 DOM

ⓘ 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: $4,580 · $382/mo
• Projected year-2 tax: $4,580 · $382/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,802
• − Mortgage interest: −$6,442
• − Property taxes: −$4,580
• − Insurance: −$575
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,345
• Taxable loss: −$829
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $1,080/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: Mcgregor ISD
• NCES district ID: 4829820
• Math proficiency: 37% ▼ -11.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $46,579
• Composite: 33.74/100
• National rank: #5373
• State rank: #429 of 826 in TX

Livability — McGregor

• Score: 71/100
• State rank: #310
• US rank: #6968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McGregor, TX
• City population: 12,770
• Population (ZIP): 12,770

Population outlook (McLennan County) Hauer SSP2

• Today (2025): 264,191 people
• By 2030: 273,578 · +3.6%
• By 2040: 291,506 · +10.3%
• By 2050: 308,044 · +16.6%
• By 2075: 349,648 · +32.3%
• By 2100: 364,779 · +38.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 21% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 8% · Canada
• Languages at home: 84% English-only · Spanish 15%

Political lean MEDSL · McLennan

• 2024 margin: Solid R (+30.9) · D 34.0% · R 64.9% · Other 1.0%
• 2008→2024 swing: -7.0pp toward R · 2008: -23.9pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+23.4 2016: R+27.1 2012: R+29.8 2008: R+23.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.14%
• Current HPI: 222.0905
• 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

1 event — show timeline

• 2026-06-16 Listed $115,000 NTREIS

Property tax history

+7.9%/yr

Latest (2025): $4,580 · -2.6% YoY. Source: county tax records.