412 Main St · Pottsboro, TX 75076

$240,000

4 bd · 2.0 ba · 1,791 sqft · SingleFamily public records · 105 Days on market

Built 1984 8,756 sqft lot $134/sqft · 12% below area Est $273k · 12% under

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Why this score? — see what drove the D 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).

• ARV discount +12.9/15.0
• Cash flow +9.7/30.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Sellers!! Welcome to 412 Main St in the heart of Pottsboro — a home filled with classic charm, generous space, and endless potential. This inviting property features 4 large bedrooms and 2 bathrooms, offering plenty of room for a growing family, guests, or flexible living spaces like a home office or hobby room. Step inside and you’ll immediately feel the warm, cozy character that only older homes can offer. This home presents a fantastic opportunity to personalize and add value while preserving its original charm. Outside, the property continues to impress with a 3-car detached garage, providing ample room for vehicles, storage, or a workshop. The backyard storm shelter offers an extra level of safety and peace of mind during Texas storm season. Located conveniently in town and close to everything Pottsboro has to offer, this property is ideal for buyers looking for space, character, and the chance to make a home truly their own. Motivated sellers mean this is an opportunity you won’t want to miss!

Key facts

• Generous space
• Detached garage
• 8,756 sq ft lot

Tags

• DETACHED GARAGE
• BACKYARD STORM SHELTER
• GENEROUS SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (16.0% below list).
• Recommended offer: $202k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: 292 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).
• This rent runs 31% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 105 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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: 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 $201,700 (16.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.87
• GRM: 9.9

CMA / ARV

• ARV (median comp): $272,700
• List price: $240,000
• Delta: -11.99%
• 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
101 Middlefield Dr	0.40mi	3/2.0 (-1)	1,793 (+0%)	4mo	$329,000	$183	72
200 Herberta St	0.44mi	3/2.0 (-1)	1,748 (-2%)	4mo	$269,000	$154	67
209 Bryant St	0.37mi	3/2.0 (-1)	1,655 (-8%)	2mo	$319,000	$193	63
104 Franklin Ct	0.46mi	3/2.0 (-1)	1,763 (-2%)	11mo	$305,000	$173	62
124 Ginger Dr	0.66mi	4/2.0	1,879 (+5%)	10mo	$400,000	$213	53
712 Cardinal Ln	0.42mi	3/2.5 (-1)	1,722 (-4%)	19mo	$424,900	$247	51
109 Elm Crk	0.36mi	3/2.0 (-1)	1,654 (-8%)	18mo	$339,000	$205	50
150 Chrissa Dr	0.74mi	4/2.0	1,816 (+1%)	21mo	$359,000	$198	46
143 Chrissa Dr	0.71mi	3/2.0 (-1)	1,704 (-5%)	21mo	$369,900	$217	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: -20.9%
• Equity multiple: 0.27×
• Total profit: $-48,830
• Equity at exit: $35,785

10-year hold

• IRR: -14.2%
• Equity multiple: 0.18×
• Total profit: $-55,077
• Equity at exit: $20,751

Cash invested: $67,200 (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 75076

• Home prices YoY: -17.3%
• Active inventory: 292
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,017 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$392 /mo · $4,707/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-157

Break-even live

Break-even rent $2,216

Max offer price $212,190

Occupancy floor —

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: $60,000
• Closing costs: $7,200
• 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	43d	1	1.31mi

Listing history 48 events

1. 2026-06-19
   days on market $240,000 Active 105 DOM
2. 2026-06-18
   days on market $240,000 Active 104 DOM
3. 2026-06-17
   days on market $240,000 Active 103 DOM
4. 2026-06-16
   days on market $240,000 Active 102 DOM
5. 2026-06-15
   days on market $240,000 Active 101 DOM
6. 2026-06-14
   days on market $240,000 Active 99 DOM
7. 2026-06-13
   days on market $240,000 Active 98 DOM
8. 2026-06-10
   days on market $240,000 Active 96 DOM
9. 2026-06-09
   days on market $240,000 Active 95 DOM
10. 2026-06-08
    days on market $240,000 Active 94 DOM
11. 2026-06-07
    days on market $240,000 Active 93 DOM
12. 2026-06-03
    days on market $240,000 Active 89 DOM
13. 2026-06-02
    days on market $240,000 Active 88 DOM
14. 2026-06-01
    days on market $240,000 Active 87 DOM
15. 2026-05-31
    days on market $240,000 Active 86 DOM
16. 2026-05-30
    days on market $240,000 Active 85 DOM
17. 2026-04-21
    price $240,000 1055-char remark

    Show marketing remark (1055 chars)

    Motivated Sellers!! Welcome to 412 Main St in the heart of Pottsboro — a home filled with classic charm, generous space, and endless potential. This inviting property features 4 large bedrooms and 2 bathrooms, offering plenty of room for a growing family, guests, or flexible living spaces like a home office or hobby room. Step inside and you’ll immediately feel the warm, cozy character that only older homes can offer. This home presents a fantastic opportunity to personalize and add value while preserving its original charm. Outside, the property continues to impress with a 3-car detached garage, providing ample room for vehicles, storage, or a workshop. The backyard storm shelter offers an extra level of safety and peace of mind during Texas storm season. Located conveniently in town and close to everything Pottsboro has to offer, this property is ideal for buyers looking for space, character, and the chance to make a home truly their own. Motivated sellers mean this is an opportunity you won’t want to miss!

18. 2026-04-10
    price $250,000 1055-char remark

    Show marketing remark (1055 chars)

    Motivated Sellers!! Welcome to 412 Main St in the heart of Pottsboro — a home filled with classic charm, generous space, and endless potential. This inviting property features 4 large bedrooms and 2 bathrooms, offering plenty of room for a growing family, guests, or flexible living spaces like a home office or hobby room. Step inside and you’ll immediately feel the warm, cozy character that only older homes can offer. This home presents a fantastic opportunity to personalize and add value while preserving its original charm. Outside, the property continues to impress with a 3-car detached garage, providing ample room for vehicles, storage, or a workshop. The backyard storm shelter offers an extra level of safety and peace of mind during Texas storm season. Located conveniently in town and close to everything Pottsboro has to offer, this property is ideal for buyers looking for space, character, and the chance to make a home truly their own. Motivated sellers mean this is an opportunity you won’t want to miss!

19. 2026-03-18
    price $240,000 1055-char remark

    Show marketing remark (1055 chars)

    Motivated Sellers!! Welcome to 412 Main St in the heart of Pottsboro — a home filled with classic charm, generous space, and endless potential. This inviting property features 4 large bedrooms and 2 bathrooms, offering plenty of room for a growing family, guests, or flexible living spaces like a home office or hobby room. Step inside and you’ll immediately feel the warm, cozy character that only older homes can offer. This home presents a fantastic opportunity to personalize and add value while preserving its original charm. Outside, the property continues to impress with a 3-car detached garage, providing ample room for vehicles, storage, or a workshop. The backyard storm shelter offers an extra level of safety and peace of mind during Texas storm season. Located conveniently in town and close to everything Pottsboro has to offer, this property is ideal for buyers looking for space, character, and the chance to make a home truly their own. Motivated sellers mean this is an opportunity you won’t want to miss!

20. 2026-03-06
    listed $250,000 Active 1055-char remark

    Show marketing remark (1055 chars)

    Motivated Sellers!! Welcome to 412 Main St in the heart of Pottsboro — a home filled with classic charm, generous space, and endless potential. This inviting property features 4 large bedrooms and 2 bathrooms, offering plenty of room for a growing family, guests, or flexible living spaces like a home office or hobby room. Step inside and you’ll immediately feel the warm, cozy character that only older homes can offer. This home presents a fantastic opportunity to personalize and add value while preserving its original charm. Outside, the property continues to impress with a 3-car detached garage, providing ample room for vehicles, storage, or a workshop. The backyard storm shelter offers an extra level of safety and peace of mind during Texas storm season. Located conveniently in town and close to everything Pottsboro has to offer, this property is ideal for buyers looking for space, character, and the chance to make a home truly their own. Motivated sellers mean this is an opportunity you won’t want to miss!

21. 2026-01-27
    historical
22. 2025-11-19
    price $250,000
23. 2025-10-15
    price $260,000
24. 2025-08-20
    listed $265,000 Active
25. 2022-04-14
    soldstatus
26. 2022-04-13
    soldstatus Closed
27. 2022-03-24
    status Pending
28. 2022-03-19
    historical Active Option Contract
29. 2022-03-15
    status Active
30. 2022-03-11
    historical Active Option Contract
31. 2022-01-22
    listed $235,000 Active
32. 2015-04-08
    soldstatus
33. 2015-04-07
    soldstatus Sold
34. 2015-03-11
    status Pending
35. 2015-02-26
    historical Active Option Contract
36. 2014-12-08
    listed $119,000 Active
37. 2014-11-04
    historical
38. 2014-08-13
    status Active
39. 2014-07-31
    historical Active Option Contract
40. 2014-07-22
    listed $124,000 Active
41. 2008-09-29
    soldstatus
42. 2008-09-09
    historical
43. 2008-08-06
    listed $59,900
44. 2005-05-02
    soldstatus
45. 2005-04-29
    soldstatus
46. 2005-04-03
    historical
47. 2005-03-28
    listed $105,000
48. 1994-01-21
    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: $4,707 · $392/mo
• Projected year-2 tax: $4,707 · $392/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 ≥107°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: $24,204
• − Mortgage interest: −$13,444
• − Property taxes: −$4,707
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − Depreciation: −$6,982
• Taxable loss: −$6,001
• Est. tax savings @ 24.0%: +$1,440
• After-tax cash flow: $-449/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

+128.6% since first listed

32 events — show timeline

• 2026-04-21 Price Changed $240,000 NTREIS
• 2026-04-10 Price Changed $250,000 NTREIS
• 2026-03-18 Price Changed $240,000 NTREIS
• 2026-03-06 Listed $250,000 NTREIS
• 2026-01-27 Listing Removed — NTREIS
• 2025-11-19 Price Changed $250,000 NTREIS
• 2025-10-15 Price Changed $260,000 NTREIS
• 2025-08-20 Listed $265,000 NTREIS
• 2022-04-14 Sold (Public Records) — Public Records
• 2022-04-13 Sold (MLS) — NTREIS
• 2022-03-24 Pending — NTREIS
• 2022-03-19 Contingent — NTREIS
• 2022-03-15 Relisted — NTREIS
• 2022-03-11 Contingent — NTREIS
• 2022-01-22 Listed $235,000 NTREIS
• 2015-04-08 Sold (Public Records) — Public Records
• 2015-04-07 Sold (MLS) — NTREIS
• 2015-03-11 Pending — NTREIS
• 2015-02-26 Contingent — NTREIS
• 2014-12-08 Listed $119,000 NTREIS
• 2014-11-04 Listing Removed — NTREIS
• 2014-08-13 Relisted — NTREIS
• 2014-07-31 Contingent — NTREIS
• 2014-07-22 Listed $124,000 NTREIS
• 2008-09-29 Sold (MLS) — NTREIS
• 2008-09-09 Listing Removed — NTREIS
• 2008-08-06 Listed $59,900 NTREIS
• 2005-05-02 Sold (Public Records) — Public Records
• 2005-04-29 Sold (MLS) — NTREIS
• 2005-04-03 Listing Removed — NTREIS
• 2005-03-28 Listed $105,000 NTREIS
• 1994-01-21 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $4,707 · +3.2% YoY. Source: county tax records.