107 Buchanan St · Whitesboro, TX 76273

$90,000

3 bd · 1.0 ba · 1,256 sqft · SingleFamily public records · 34 Days on market

Built 1975 $72/sqft · 61% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

It is in a wonderful town, with home town values and very little crime. The people in town have been there for generations. The house is a charming fixer upper or first home.

Key facts

• Built 1975
• Listed 34 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.01% ✓
• Cap rate: 16.18%
• Cash-on-cash: 35.31%
• DSCR: 2.57
• GRM: 4.2

CMA / ARV

• ARV (median comp): $233,406
• List price: $90,000
• Delta: -61.44%
• 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
112 Buchanan St	0.03mi	3/2.0	1,285 (+2%)	1mo	$265,000	$206	90
308 E Main St	0.25mi	3/2.0	1,264 (+1%)	3mo	$184,000	$146	81
719 North Ave	0.30mi	2/1.0 (-1)	1,292 (+3%)	2mo	$132,000	$102	74
110 Pecan St	0.16mi	3/2.0	1,153 (-8%)	1mo	$229,000	$199	74
106 Clark St	0.04mi	3/2.0	1,400 (+12%)	3mo	$277,500	$198	72
309 Wilson St	0.14mi	3/2.0	1,368 (+9%)	5mo	$289,000	$211	70
712 E Main St	0.29mi	2/1.0 (-1)	1,344 (+7%)	2mo	$175,000	$130	68
503 Wilson St	0.28mi	3/2.0	1,144 (-9%)	1mo	$315,000	$275	67
103 Tipton St	0.75mi	2/1.0 (-1)	1,224 (-2%)	0mo	$225,000	$184	56
400 Water St	0.66mi	3/1.0	1,158 (-8%)	7mo	$99,500	$86	51
108 E South St	0.48mi	2/2.0 (-1)	1,138 (-9%)	7mo	$89,000	$78	47
201 Water St	0.51mi	3/2.0	1,075 (-14%)	1mo	$219,000	$204	47

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: 30.9%
• Equity multiple: 2.30×
• Total profit: $32,711
• Equity at exit: $13,419

10-year hold

• IRR: 38.1%
• Equity multiple: 4.55×
• Total profit: $89,568
• Equity at exit: $7,782

Cash invested: $25,200 (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 76273

• Home prices YoY: -15.7%
• Active inventory: 283
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,806 high
• Mortgage (P&I): −$472
• Tax from tax record: −$176 /mo · $2,110/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $742

Break-even live

Break-even rent $867

Max offer price $90,000

Occupancy floor 54%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Pecan St Whitesboro, TX	3.0	2.0	1290	$2,000	$1.55	21d	1	0.14mi
715 North Ave Whitesboro, TX	3.0	2.0	1606	$1,850	$1.15	21d	1	0.28mi
208 D St Whitesboro, TX	3.0	1.0	891	$1,525	$1.71	43d	1	0.62mi
416 Depot St Whitesboro, TX	3.0	2.0	1216	$1,275	$1.05	21d	1	0.65mi
315 Water St Whitesboro, TX	3.0	2.0	1456	$1,895	$1.30	43d	1	0.66mi
307-309 N Jordan St Whitesboro, TX	2.0	1.0	1017	$1,400	$1.38	43d	1	0.70mi
301 Anderson St Whitesboro, TX	4.0	3.0	1700	$2,250	$1.32	43d	1	0.81mi
1304 Country Rd Whitesboro, TX	3.0	3.0	1400	$1,600	$1.14	21d	1	0.89mi
1304 Country Rd Unit B Whitesboro, TX	3.0	2.5	1400	$1,600	$1.14	21d	1	0.89mi

Listing history 13 events

1. 2026-06-15
   days on market $90,000 Active 34 DOM
2. 2026-06-14
   days on market $90,000 Active 32 DOM
3. 2026-06-12
   days on market $90,000 Active 31 DOM
4. 2026-06-09
   days on market $90,000 Active 28 DOM
5. 2026-06-08
   days on market $90,000 Active 27 DOM
6. 2026-06-03
   days on market $90,000 Active 22 DOM
7. 2026-06-02
   days on market $90,000 Active 21 DOM
8. 2026-06-01
   days on market $90,000 Active 20 DOM
9. 2026-05-31
   days on market $90,000 Active 19 DOM
10. 2026-05-30
    days on market $90,000 Active 18 DOM
11. 2026-05-12
    listed $90,000 Active 174-char remark
12. 2023-08-03
    soldstatus
13. 1976-05-12
    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: $2,110 · $176/mo
• Projected year-2 tax: $2,110 · $176/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 7/10 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: $21,673
• − Mortgage interest: −$5,041
• − Property taxes: −$2,110
• − Insurance: −$450
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$2,618
• Taxable income: $7,986
• Est. tax owed @ 24.0%: −$1,917
• After-tax cash flow: $6,982/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

Property tax history

+6.4%/yr

Latest (2025): $2,110 · +3.6% YoY. Source: county tax records.