153 Marriott · Graham, TX 76450

$130,000

15 bd · 10.0 ba · 1,743 sqft · SingleFamily public records · 25 Days on market

Built 1955 Fair condition 0.72 ac lot

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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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Country living with room to breathe! This 3 bedroom, 2 bath home offers nearly 1,800 square feet of living space and sits on approximately . 75 of an acre outside of city limits with no deed restrictions. The property is filled with beautiful mature trees that give it a peaceful, established feel, plus plenty of space to spread out and enjoy rural living. Major updates include HVAC replaced around 3 years ago and hot water heater installed in last couple years. Home also features a 50 amp RV hookup. Stove and refrigerator will convey with sale. If you've been looking for an affordable property with a little space, privacy and potential, this one is ready for its next owner!

Key facts

• 50 amp rv hookup
• No deed restrictions
• 0.72 acre lot

Tags

• 50 AMP RV HOOKUP
• NO DEED RESTRICTIONS
• PRIVACY AND POTENTIAL

Property features AI

Finance

• Other: Directions: Head down Medlan Chappel and turn right; property will be on the left; County: Young; Country: United States
• Financial info: Treat as clear loan type; No second mortgage; Listing accepts cash and conventional offers
• HOA & community: No association

Exterior

• Parking: Covered parking for 2 vehicles; 2-car carport; On-site parking
• Utilities: Aerobic septic system; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property
• Construction: Built in 1955
• Exterior features: Oak lot features; Approximately 0.72-acre lot

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 3 bedrooms (primary bedroom on first floor)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Eat-in kitchen; One living area; One dining area; Decorative fireplace

What this means for you Summary

Snapshot

• This is a 15-bed/10.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.3% in Graham — 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 73/100 on livability (#232 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, health & safety C-, amenities F.
• Graham ISD (town): math 50% / reading 42% proficiency, ranked #252 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Graham El (math 47% / reading 44%, grade D-, #1,112 of 4,322 statewide, top 26%, 1,050 students, 64% FRL); Graham J H (math 48% / reading 39%, grade D, #530 of 1,662 statewide, top 32%, 538 students, 61% FRL); Graham H S (math 62% / reading 52%, grade C, #333 of 1,632 statewide, top 22%, 669 students, 51% FRL).
• Market conditions: 188 active listings in the ZIP; 5 units permitted in Young County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Young County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1955 — 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: 1.18% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.50%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $3,058
• Equity at exit: $19,383

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $33,676
• Equity at exit: $11,240

Cash invested: $36,400 (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 76450

• Home prices YoY: -24.0%
• Active inventory: 188
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,532 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$96 /mo · $1,148/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $379

Break-even live

Break-even rent $1,053

Max offer price $130,000

Occupancy floor 70%

Sensitivity live

Price	-10% $453	-5% $416	+0% $379	+5% $342	+10% $305
Rent	-10% $258	-5% $319	+0% $379	+5% $440	+10% $500
Rate	-1.0pp $445	-0.5pp $412	base $379	+0.5pp $345	+1.0pp $311

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $130,000 Active 25 DOM
2. 2026-06-21
   days on market $130,000 Active 24 DOM
3. 2026-06-18
   days on market $130,000 Active 22 DOM
4. 2026-06-17
   days on market $130,000 Active 21 DOM
5. 2026-06-16
   days on market $130,000 Active 20 DOM
6. 2026-06-15
   days on market $130,000 Active 19 DOM
7. 2026-06-13
   days on market $130,000 Active 17 DOM
8. 2026-06-12
   days on market $130,000 Active 16 DOM
9. 2026-06-09
   days on market $130,000 Active 13 DOM
10. 2026-06-08
    days on market $130,000 Active 12 DOM
11. 2026-06-08
    days on market $130,000 Active 11 DOM
12. 2026-06-07
    days on market $130,000 Active 10 DOM
13. 2026-06-03
    days on market $130,000 Active 7 DOM
14. 2026-06-02
    days on market $130,000 Active 6 DOM
15. 2026-06-01
    days on market $130,000 Active 5 DOM
16. 2026-05-31
    days on market $130,000 Active 4 DOM

ⓘ 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: $1,148 · $96/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$1,231/yr (+$103/mo · 107.2%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,389
• − Mortgage interest: −$7,282
• − Property taxes: −$1,148
• − Insurance: −$650
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$3,782
• Taxable income: $2,585
• Est. tax owed @ 24.0%: −$620
• After-tax cash flow: $3,928/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations to improve its condition and increase its value. Key areas needing attention include the exterior, roof, flooring, and interior walls.

Repairs flagged

• Major siding — Significant damage
• Major roof — Signs of wear
• Major flooring — Worn and uneven
• Major interior walls — Peeling paint

Value-add opportunities

• Both new siding — Improves curb appeal and durability
• Both new roof — Enhances structural integrity and appearance
• Both new flooring — Boosts comfort and resale value
• Both paint interior walls — Freshens the interior and enhances value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage	Major	$15,000–50,000
roof · Signs of wear	Major	$15,000–50,000
flooring · Worn and uneven	Major	$15,000–50,000
interior walls · Peeling paint	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both new siding — Improves curb appeal and durability ↑
• Both new roof — Enhances structural integrity and appearance ↑
• Both new flooring — Boosts comfort and resale value ↑
• Both paint interior walls — Freshens the interior and enhances value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Graham ISD
• NCES district ID: 4821360
• Math proficiency: 50% ▲ 7.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $46,314
• Composite: 39.16/100
• National rank: #4030
• State rank: #252 of 826 in TX

Livability — Graham

• Score: 73/100
• State rank: #232
• US rank: #5580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,890

Population outlook (Young County) Hauer SSP2

• Today (2025): 17,860 people
• By 2030: 17,620 · -1.3%
• By 2040: 17,054 · -4.5%
• By 2050: 16,551 · -7.3%
• By 2075: 15,667 · -12.3%
• By 2100: 14,066 · -21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 21% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 16% Puerto Rican 3%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 15%

Political lean MEDSL · Young

• 2024 margin: Solid R (+76.2) · D 11.6% · R 87.8%
• 2008→2024 swing: -12.8pp toward R · 2008: -63.5pp · 2024: -76.2pp
• All cycles: 2024: R+76.2 2020: R+73.8 2016: R+74.6 2012: R+71.5 2008: R+63.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.82%
• Current HPI: 198.6373
• 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

3 events — show timeline

• 2026-05-27 Listed $130,000 NTREIS
• 2026-02-02 Sold (Public Records) — Public Records
• 2001-11-19 Sold (Public Records) — Public Records

Property tax history

+20.5%/yr

Latest (2025): $1,148 · +20.5% YoY. Source: county tax records.