617 Grayson St · Pottsboro, TX 75076

$99,999

3 bd · 1.0 ba · 1,528 sqft · SingleFamily public records · 466 Days on market

Built 1959 0.28 ac lot $65/sqft · 63% 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 +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIXER UPPER IN POTTSBORO! Investors take a look at this quaint home in Pottsboro, TX! Located on a spacious 12,150 sq. ft. lot with plenty of privacy provided by beautiful trees. Down the street from James G. Thompson Park and Pottsboro Library. Experience small town feel, local shops and amenities and just under 2 hours from Dallas, TX! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

Key facts

• Spacious lot
• Beautiful trees
• Pottsboro library

Tags

• SPACIOUS LOT
• BEAUTIFUL TREES
• JAMES G THOMPSON PARK
• POTTSBORO LIBRARY
• LOCAL SHOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $691 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 466 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 466 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.56% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.22%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (median comp): $267,937
• List price: $99,999
• Delta: -62.68%
• 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
209 Bryant St	0.17mi	3/2.0	1,655 (+8%)	2mo	$319,000	$193	72
622 Franklin Ave	0.06mi	4/2.0 (+1)	1,300 (-15%)	4mo	$141,600	$109	59
303 Franklin Ave	0.29mi	2/1.0 (-1)	1,492 (-2%)	23mo	$200,000	$134	58
505 S Magnolia St	0.34mi	4/3.0 (+1)	1,409 (-8%)	6mo	$249,999	$177	53
110 E Fm 120	0.49mi	3/2.5	1,350 (-12%)	1mo	$225,000	$167	51
200 Herberta St	0.38mi	3/2.0	1,748 (+14%)	4mo	$269,000	$154	51
307 William St	0.36mi	3/2.0	1,356 (-11%)	15mo	$175,000	$129	48
712 Cardinal Ln	0.36mi	3/2.5	1,722 (+13%)	19mo	$424,900	$247	40
109 Elm Crk	0.72mi	3/2.0	1,654 (+8%)	18mo	$339,000	$205	34

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: 15.0%
• Equity multiple: 1.60×
• Total profit: $16,855
• Equity at exit: $14,910

10-year hold

• IRR: 23.7%
• Equity multiple: 3.05×
• Total profit: $57,344
• Equity at exit: $8,646

Cash invested: $28,000 (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 75076

• Home prices YoY: -17.3%
• Active inventory: 292
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,555 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $519

Break-even live

Break-even rent $899

Max offer price $99,999

Occupancy floor 62%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Bryant St Pottsboro, TX	3.0	2.0	1128	$1,300	$1.15	21d	1	0.03mi
307 Jones Cir Pottsboro, TX	3.0	2.0	1216	$1,200	$0.99	44d	1	0.67mi

Listing history 18 events

1. 2026-06-19
   days on market $99,999 Active 466 DOM
2. 2026-06-18
   days on market $99,999 Active 465 DOM
3. 2026-06-17
   days on market $99,999 Active 464 DOM
4. 2026-06-16
   days on market $99,999 Active 463 DOM
5. 2026-06-15
   days on market $99,999 Active 462 DOM
6. 2026-06-14
   days on market $99,999 Active 460 DOM
7. 2026-06-13
   days on market $99,999 Active 459 DOM
8. 2026-06-10
   days on market $99,999 Active 457 DOM
9. 2026-06-09
   days on market $99,999 Active 456 DOM
10. 2026-06-08
    days on market $99,999 Active 455 DOM
11. 2026-06-07
    days on market $99,999 Active 454 DOM
12. 2026-06-03
    days on market $99,999 Active 450 DOM
13. 2026-06-02
    days on market $99,999 Active 449 DOM
14. 2026-06-01
    days on market $99,999 Active 448 DOM
15. 2026-05-31
    days on market $99,999 Active 447 DOM
16. 2026-05-30
    days on market $99,999 Active 446 DOM
17. 2025-03-10
    listed $99,999 Active 569-char remark

    Show marketing remark (569 chars)

    FIXER UPPER IN POTTSBORO! Investors take a look at this quaint home in Pottsboro, TX! Located on a spacious 12,150 sq. ft. lot with plenty of privacy provided by beautiful trees. Down the street from James G. Thompson Park and Pottsboro Library. Experience small town feel, local shops and amenities and just under 2 hours from Dallas, TX! WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream property.

18. 2000-12-18
    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: $1,727 · $144/mo
• Projected year-2 tax: $1,830 · $152/mo
• Expected delta: +$103/yr (+$9/mo · 6.0%)

ⓘ 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 · 20 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: $18,661
• − Mortgage interest: −$5,601
• − Property taxes: −$1,727
• − Insurance: −$500
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$2,909
• Taxable income: $4,938
• Est. tax owed @ 24.0%: −$1,185
• After-tax cash flow: $5,037/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

2 events — show timeline

• 2025-03-10 Listed $99,999 HARMLS
• 2000-12-18 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,727 · -22.5% YoY. Source: county tax records.