633 E Cooper St · Van Alstyne, TX 75495

$194,900

2 bd · 1.0 ba · 1,540 sqft · SingleFamily public records · 48 Days on market

Built 1920 0.48 ac lot $127/sqft · 29% below area Est $276k · 29% 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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Schools +5.3/10.0
• 1% rule +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in the heart of downtown Van Alstyne! Located at 633 E Cooper St, this 1920-built home sits on a spacious .48-acre lot and offers incredible potential. Featuring 2 bedrooms and 1 bathroom with no HOA, this property is ideal for renovation, rental, or redevelopment. Bring your vision and unlock the possibilities this property has to offer. Sold As-Is. Cash buyers.

Key facts

• 0.48 acre lot
• 2 parking spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.8% in Van Alstyne — 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 (#134 in TX, #3,950 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.
• Van Alstyne ISD (rural): math 62% / reading 59% proficiency, ranked #51 of 826 in TX (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: John And Nelda Partin El (math 55% / reading 58%, grade C+, #559 of 4,322 statewide, top 13%, 516 students, 22% FRL); Van Alstyne J H (math 61% / reading 56%, grade B, #185 of 1,662 statewide, top 12%, 539 students, 21% FRL); Van Alstyne H S (math 72% / reading 82%, grade A-, #60 of 1,632 statewide, top 4%, 632 students, 22% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: 646 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $6k 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 48 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $189,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1920 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.02% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $276,276
• List price: $194,900
• Delta: -29.45%
• 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
351 S Waco St	0.31mi	3/2.0 (+1)	1,440 (-6%)	3mo	$175,000	$122	63
521 Manchester St	0.67mi	3/2.0 (+1)	1,551 (+1%)	3mo	$250,000	$161	56
464 W Fulton St	0.57mi	3/2.0 (+1)	1,620 (+5%)	0mo	$293,000	$181	56
450 Kelly Ln	0.47mi	3/1.0 (+1)	1,505 (-2%)	17mo	$210,000	$140	55
689 N Preston Ave	0.30mi	3/2.0 (+1)	1,413 (-8%)	12mo	$299,000	$212	53
1185 E Jefferson St	0.35mi	3/2.0 (+1)	1,449 (-6%)	16mo	$310,000	$214	52
492 E Marshall St	0.11mi	3/2.5 (+1)	1,757 (+14%)	14mo	$370,000	$211	49
635 Rigsby St	0.69mi	3/1.5 (+1)	1,518 (-1%)	11mo	$275,000	$181	49
1272 Mckinney St	0.46mi	3/2.0 (+1)	1,464 (-5%)	17mo	$310,000	$212	47
279 Kincaid St	0.44mi	3/2.0 (+1)	1,746 (+13%)	7mo	$299,900	$172	42
171 Douglas St	0.45mi	3/2.0 (+1)	1,352 (-12%)	10mo	$325,000	$240	41
558 Nunnalee Ave	0.58mi	3/2.0 (+1)	1,400 (-9%)	13mo	$240,000	$171	38

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-17,802
• Equity at exit: $29,060

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,342
• Equity at exit: $16,851

Cash invested: $54,572 (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 75495

• Home prices YoY: -10.4%
• Active inventory: 646
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,990 high
• Mortgage (P&I): −$1,022
• Tax from tax record: −$253 /mo · $3,039/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $216

Break-even live

Break-even rent $1,717

Max offer price $194,900

Occupancy floor 84%

Sensitivity live

Price	-10% $326	-5% $271	+0% $216	+5% $161	+10% $105
Rent	-10% $59	-5% $137	+0% $216	+5% $294	+10% $373
Rate	-1.0pp $314	-0.5pp $265	base $216	+0.5pp $165	+1.0pp $114

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
523 N Preston Ave Van Alstyne, TX	3.0	2.0	1876	$2,150	$1.15	18d	1	0.18mi
523 N Preston Ave Unit 523 Van Alstyne, TX	3.0	2.0	1900	$2,150	$1.13	18d	1	0.18mi
523 N Preston Ave Van Alstyne, TX	3.0	2.0	1876	$2,150	$1.15	6d	1	0.18mi
470 E Marshall St Van Alstyne, TX	3.0	2.0	1770	$2,000	$1.13	6d	1	0.19mi
1185 E Jefferson St Van Alstyne, TX	3.0	2.0	1449	$2,000	$1.38	22d	1	0.37mi
266 W Fulton St Van Alstyne, TX	3.0	2.0	1547	$1,675	$1.08	8d	1	0.41mi
525 Gilcrease Van Alstyne, TX	3.0	2.0	1208	$1,895	$1.57	45d	1	0.45mi
182 Douglas Ln Van Alstyne, TX	2.0	2.0	1212	$1,800	$1.49	23d	1	0.46mi
1237 S Waco St Van Alstyne, TX	2.0	1.5	1212	$1,650	$1.36	23d	1	0.77mi
712 Billups Cir Van Alstyne, TX	3.0	2.0	1489	$1,950	$1.31	13d	1	0.93mi
920 Ravenwood Ln Van Alstyne, TX	3.0	2.0	1560	$1,895	$1.21	20d	1	1.02mi
1515 Colgate Dr Van Alstyne, TX	3.0	2.0	1648	$2,000	$1.21	45d	1	1.03mi
1732 Beasley St Van Alstyne, TX	3.0	2.0	2045	$2,299	$1.12	45d	1	1.28mi

Listing history 9 events

1. 2026-06-07
   days on market $194,900 Active 48 DOM
2. 2026-06-04
   days on market $194,900 Active 45 DOM
3. 2026-06-03
   days on market $194,900 Active 44 DOM
4. 2026-06-02
   days on market $194,900 Active 43 DOM
5. 2026-06-01
   days on market $194,900 Active 42 DOM
6. 2026-05-31
   days on market $194,900 Active 41 DOM
7. 2026-03-21
   listed $199,000 Active 386-char remark

   Show marketing remark (386 chars)

   Investor opportunity in the heart of downtown Van Alstyne! Located at 633 E Cooper St, this 1920-built home sits on a spacious .48-acre lot and offers incredible potential. Featuring 2 bedrooms and 1 bathroom with no HOA, this property is ideal for renovation, rental, or redevelopment. Bring your vision and unlock the possibilities this property has to offer. Sold As-Is. Cash buyers.

8. 2007-11-06
   soldstatus
9. 1992-04-01
   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: $3,039 · $253/mo
• Projected year-2 tax: $3,567 · $297/mo
• Expected delta: +$528/yr (+$44/mo · 17.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,883
• − Mortgage interest: −$10,917
• − Property taxes: −$3,039
• − Insurance: −$974
• − Repairs & maintenance: −$1,911
• − Management: −$1,911
• − Depreciation: −$5,670
• Taxable loss: −$539
• Est. tax savings @ 24.0%: +$129
• After-tax cash flow: $2,719/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: Van Alstyne ISD
• NCES district ID: 4843890
• Math proficiency: 62% ▼ -1.00%
• Reading proficiency: 59% ▼ -2.00%
• Median HH income: $68,451
• Composite: 53.28/100
• National rank: #1491
• State rank: #51 of 826 in TX

Livability — Van Alstyne

• Score: 75/100
• State rank: #134
• US rank: #3950

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Van Alstyne, TX
• County: Grayson County · 108,053 people
• City population: 11,120
• Metro: Sherman-Denison, TX
• Population (ZIP): 11,120
• Household income: $111,563
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 93.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 20% Two or more races 15% Black 4%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 5% Slovak 3% Italian 2%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 15% Russian/Polish/Slavic 1% Tagalog/Filipino 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: ▼ -32.06%
• Current HPI: 274.6361
• 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

3 events — show timeline

• 2026-03-21 Listed $199,000 NTREIS
• 2007-11-06 Sold (Public Records) — Public Records
• 1992-04-01 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $3,039 · +7.6% YoY. Source: county tax records.