800 Carver St · Whitesboro, TX 76273

$150,000

2 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 46 Days on market

Built 1965 0.56 ac lot $99/sqft · 34% below area Est $226k · 34% under ↓ 19% since listing

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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 +20.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• DSCR +6.4/10.0
• 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

Endless Possibilities! Spacious 2 Bed, 2 Bath Brick Home with 2 BONUS ROOMS and covered parking on oversized lot * * Welcome to your next project! This roomy 2 bedroom, 2 bath brick home is brimming with potential. Enjoy a bright and airy living area with a classic fireplace. Both bedrooms are generously sized, and the home features large rooms throughout, offering plenty of space to spread out. In addition to the main bedrooms, you’ll find two versatile bonus rooms—ideal for a home office, playroom, or extra bedrooms to suit your needs. Step outside to a large covered back porch, perfect for relaxing, entertaining, or enjoying the peaceful, tree-shaded backyard. The attach

Key facts

• Steps from the park
• Flexible floor plan
• Oversized lot

Tags

• COVERED BACK PORCH
• ATTACHED COVERED PARKING
• OVERSIZED LOT
• PEACEFUL BACKYARD
• STEPS FROM THE PARK
• FLEXIBLE FLOOR PLAN

Property features AI

Finance

• Other: Deed restrictions; Property on approximately 0.556-acre lot; Will not subdivide
• HOA & community: No association

Exterior

• Parking: Attached covered carport (2 covered/carport spaces)
• Utilities: City water; City sewer; Electricity connected; Cable available; Asphalt roads and curbs; all-weather road
• Home design: Single-family residence; Residential property; Attached; One story
• Construction: Built in 1965; Brick construction; Composition roof; Pillar/post/pier foundation
• Exterior features: Covered porch(es); Corner lot with large grassy backyard

Interior

• Kitchen: Dishwasher; Electric cooktop; Gas oven
• Bedrooms: 2 bedrooms (primary bedroom on main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Wood-burning fireplace
• Interior features: Cable TV available; One-level layout; Two living areas
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 46 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.19% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 7.0

CMA / ARV

• ARV (median comp): $225,939
• List price: $150,000
• Delta: -18.12%
• 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 Chestnut St	0.19mi	3/2.0 (+1)	1,630 (+8%)	6mo	$305,000	$187	68
706 Abney St	0.09mi	3/1.0 (+1)	1,347 (-11%)	4mo	$196,900	$146	66
218 Texoma Dr	0.63mi	2/1.0	1,492 (-1%)	1mo	$253,000	$170	64
100 Walnut St	0.61mi	3/2.0 (+1)	1,481 (-2%)	1mo	$305,000	$206	62
410 Church St	0.60mi	3/2.0 (+1)	1,400 (-7%)	1mo	$280,000	$200	54
108 Ashlyn Ct	0.72mi	3/2.0 (+1)	1,564 (+3%)	2mo	$315,000	$201	54
311 W Main St	0.34mi	3/2.0 (+1)	1,724 (+14%)	2mo	$269,500	$156	54
408 Church St	0.60mi	3/2.0 (+1)	1,432 (-5%)	6mo	$286,400	$200	54
114 Otis St	0.42mi	3/2.0 (+1)	1,668 (+10%)	8mo	$150,000	$90	52
203 Red River Dr	0.71mi	3/2.0 (+1)	1,581 (+5%)	5mo	$297,500	$188	50
309 Wilson St	0.74mi	3/2.0 (+1)	1,368 (-10%)	5mo	$289,000	$211	40
704 N Union St	0.68mi	3/1.0 (+1)	1,308 (-14%)	7mo	$175,000	$134	31

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-12,351
• Equity at exit: $22,365

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $5,046
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,792 high
• Mortgage (P&I): −$787
• Tax from tax record: −$381 /mo · $4,578/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $185

Break-even live

Break-even rent $1,558

Max offer price $150,000

Occupancy floor 85%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Water St Whitesboro, TX	3.0	2.0	1456	$1,895	$1.30	43d	1	0.35mi
201 Pecan St Whitesboro, TX	3.0	2.0	1290	$2,000	$1.55	20d	1	0.90mi
416 Depot St Whitesboro, TX	3.0	2.0	1216	$1,275	$1.05	20d	1	0.92mi
192 Diamond Ranch Rd Whitesboro, TX	3.0	2.0	1256	$1,700	$1.35	43d	1	0.97mi
715 North Ave Whitesboro, TX	3.0	2.0	1606	$1,850	$1.15	20d	1	1.11mi

Listing history 19 events

1. 2026-06-19
   days on market $150,000 Active 46 DOM
2. 2026-06-18
   days on market $150,000 Active 45 DOM
3. 2026-06-18
   price $150,000 Active 44 DOM
4. 2026-06-17
   days on market $185,000 Active 44 DOM
5. 2026-06-16
   days on market $185,000 Active 43 DOM
6. 2026-06-15
   days on market $185,000 Active 42 DOM
7. 2026-06-14
   days on market $185,000 Active 40 DOM
8. 2026-06-12
   days on market $185,000 Active 39 DOM
9. 2026-06-09
   days on market $185,000 Active 36 DOM
10. 2026-06-08
    days on market $185,000 Active 35 DOM
11. 2026-06-03
    days on market $185,000 Active 30 DOM
12. 2026-06-02
    days on market $185,000 Active 29 DOM
13. 2026-06-01
    days on market $185,000 Active 28 DOM
14. 2026-05-31
    days on market $185,000 Active 27 DOM
15. 2026-05-30
    days on market $185,000 Active 26 DOM
16. 2026-05-02
    listed $185,000 Active 1316-char remark
17. 2026-04-09
    historical
18. 2025-12-23
    listed $185,000 Active
19. 1967-04-25
    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: $4,578 · $381/mo
• Projected year-2 tax: $4,578 · $381/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 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: $21,509
• − Mortgage interest: −$8,402
• − Property taxes: −$4,578
• − Insurance: −$750
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$4,364
• Taxable loss: −$26
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $2,231/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

-18.9% since first listed

5 events — show timeline

• 2026-06-18 Price Changed $150,000 NTREIS
• 2026-05-02 Listed $185,000 NTREIS
• 2026-04-09 Listing Removed — NTREIS
• 2025-12-23 Listed $185,000 NTREIS
• 1967-04-25 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $4,578 · +21.1% YoY. Source: county tax records.