110 Private Road 180 · Whitney, TX 76692

$99,000

1 bd · 1.0 ba · 790 sqft · SingleFamily public records · 53 Days on market

5,837 sqft lot $125/sqft · 13% below area Est $114k · 13% under

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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 +26.4/30.0
• ARV discount +13.4/15.0
• DSCR +9.0/10.0
• 1% rule +6.2/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away in the heart of Whitney, this property offers the kind of privacy that’s getting harder and harder to find—especially at a price point like this. Priced under $100,000, opportunities like this are rare in today’s market. If you’ve been searching for a true escape—a place to unplug for the weekend or step away from the noise—110 Private Road 180 delivers. This cozy 1-bedroom, 1-bath home has seen thoughtful updates from the current owner and offers a flexible layout to fit your needs. A bonus flex room, recently used as a second bedroom, gives you added space for guests, an office, or whatever fits your lifestyle. Step outside and you’ll find even more potential. An additional exterior structure has already been started and is ready for you to take it across the finish line—whether that’s a guest house, studio, or income-producing space. It’s a blank canvas ready for your vision. One of the standout features? The property backs up to U.S. Army Corps of Engineers land, meaning added privacy and protection from future development behind you—a huge win for anyone wanting space and seclusion near Lake Whitney. Whether you’re looking for a weekend getaway, an investment, or a place to make your own, this property checks the boxes: privacy, flexibility, and affordability—all in one.

Key facts

• Bonus flex room
• 5,837 sq ft lot
• Parking

Tags

• BONUS FLEX ROOM
• ADDITIONAL EXTERIOR STRUCTURE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.0% in Whitney — 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 71/100 on livability (#282 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools D, amenities F, commute F.
• Whitney ISD (rural): math 42% / reading 41% proficiency, ranked #378 of 826 in TX (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 638 active listings in the ZIP; 65 units permitted in Hill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hill County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.12% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.20%
• DSCR: 1.50
• GRM: 7.4

CMA / ARV

• ARV (median comp): $113,912
• List price: $99,000
• Delta: -13.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Canyon Dr	0.16mi	1/1.0	728 (-8%)	17mo	$25,000	$34	66
118 Iris Ln	0.42mi	2/1.0 (+1)	750 (-5%)	11mo	$138,900	$185	58
137 Crowfoot Ln	0.29mi	2/1.0 (+1)	848 (+7%)	23mo	$115,000	$136	50
128 Circle Rd	0.53mi	2/1.0 (+1)	686 (-13%)	20mo	$75,900	$111	32

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $414
• Equity at exit: $14,761

10-year hold

• IRR: 10.0%
• Equity multiple: 1.78×
• Total profit: $21,489
• Equity at exit: $8,560

Cash invested: $27,720 (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 76692

• Home prices YoY: -6.5%
• Active inventory: 638
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $259

Break-even live

Break-even rent $786

Max offer price $99,000

Occupancy floor 72%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $99,000 Active 53 DOM
2. 2026-06-17
   days on market $99,000 Active 52 DOM
3. 2026-06-16
   days on market $99,000 Active 51 DOM
4. 2026-06-15
   days on market $99,000 Active 50 DOM
5. 2026-06-15
   days on market $99,000 Active 49 DOM
6. 2026-06-13
   days on market $99,000 Active 48 DOM
7. 2026-06-12
   days on market $99,000 Active 47 DOM
8. 2026-06-09
   days on market $99,000 Active 44 DOM
9. 2026-06-08
   days on market $99,000 Active 43 DOM
10. 2026-06-08
    days on market $99,000 Active 42 DOM
11. 2026-06-07
    days on market $99,000 Active 41 DOM
12. 2026-06-03
    days on market $99,000 Active 38 DOM
13. 2026-06-02
    days on market $99,000 Active 37 DOM
14. 2026-06-01
    days on market $99,000 Active 36 DOM
15. 2026-05-31
    days on market $99,000 Active 35 DOM
16. 2026-05-19
    status Active 1398-char remark

    Show marketing remark (1398 chars)

    Tucked away in the heart of Whitney, this property offers the kind of privacy that’s getting harder and harder to find—especially at a price point like this. Priced under $100,000, opportunities like this are rare in today’s market. If you’ve been searching for a true escape—a place to unplug for the weekend or step away from the noise—110 Private Road 180 delivers. This cozy 1-bedroom, 1-bath home has seen thoughtful updates from the current owner and offers a flexible layout to fit your needs. A bonus flex room, recently used as a second bedroom, gives you added space for guests, an office, or whatever fits your lifestyle. Step outside and you’ll find even more potential. An additional exterior structure has already been started and is ready for you to take it across the finish line—whether that’s a guest house, studio, or income-producing space. It’s a blank canvas ready for your vision. One of the standout features? The property backs up to U.S. Army Corps of Engineers land, meaning added privacy and protection from future development behind you—a huge win for anyone wanting space and seclusion near Lake Whitney. Whether you’re looking for a weekend getaway, an investment, or a place to make your own, this property checks the boxes: privacy, flexibility, and affordability—all in one.

17. 2026-05-12
    status Pending 1398-char remark

    Show marketing remark (1398 chars)

    Tucked away in the heart of Whitney, this property offers the kind of privacy that’s getting harder and harder to find—especially at a price point like this. Priced under $100,000, opportunities like this are rare in today’s market. If you’ve been searching for a true escape—a place to unplug for the weekend or step away from the noise—110 Private Road 180 delivers. This cozy 1-bedroom, 1-bath home has seen thoughtful updates from the current owner and offers a flexible layout to fit your needs. A bonus flex room, recently used as a second bedroom, gives you added space for guests, an office, or whatever fits your lifestyle. Step outside and you’ll find even more potential. An additional exterior structure has already been started and is ready for you to take it across the finish line—whether that’s a guest house, studio, or income-producing space. It’s a blank canvas ready for your vision. One of the standout features? The property backs up to U.S. Army Corps of Engineers land, meaning added privacy and protection from future development behind you—a huge win for anyone wanting space and seclusion near Lake Whitney. Whether you’re looking for a weekend getaway, an investment, or a place to make your own, this property checks the boxes: privacy, flexibility, and affordability—all in one.

18. 2026-05-07
    historical Active Option Contract 1398-char remark

    Show marketing remark (1398 chars)

    Tucked away in the heart of Whitney, this property offers the kind of privacy that’s getting harder and harder to find—especially at a price point like this. Priced under $100,000, opportunities like this are rare in today’s market. If you’ve been searching for a true escape—a place to unplug for the weekend or step away from the noise—110 Private Road 180 delivers. This cozy 1-bedroom, 1-bath home has seen thoughtful updates from the current owner and offers a flexible layout to fit your needs. A bonus flex room, recently used as a second bedroom, gives you added space for guests, an office, or whatever fits your lifestyle. Step outside and you’ll find even more potential. An additional exterior structure has already been started and is ready for you to take it across the finish line—whether that’s a guest house, studio, or income-producing space. It’s a blank canvas ready for your vision. One of the standout features? The property backs up to U.S. Army Corps of Engineers land, meaning added privacy and protection from future development behind you—a huge win for anyone wanting space and seclusion near Lake Whitney. Whether you’re looking for a weekend getaway, an investment, or a place to make your own, this property checks the boxes: privacy, flexibility, and affordability—all in one.

19. 2026-04-17
    listed $99,000 Active 1398-char remark

    Show marketing remark (1398 chars)

    Tucked away in the heart of Whitney, this property offers the kind of privacy that’s getting harder and harder to find—especially at a price point like this. Priced under $100,000, opportunities like this are rare in today’s market. If you’ve been searching for a true escape—a place to unplug for the weekend or step away from the noise—110 Private Road 180 delivers. This cozy 1-bedroom, 1-bath home has seen thoughtful updates from the current owner and offers a flexible layout to fit your needs. A bonus flex room, recently used as a second bedroom, gives you added space for guests, an office, or whatever fits your lifestyle. Step outside and you’ll find even more potential. An additional exterior structure has already been started and is ready for you to take it across the finish line—whether that’s a guest house, studio, or income-producing space. It’s a blank canvas ready for your vision. One of the standout features? The property backs up to U.S. Army Corps of Engineers land, meaning added privacy and protection from future development behind you—a huge win for anyone wanting space and seclusion near Lake Whitney. Whether you’re looking for a weekend getaway, an investment, or a place to make your own, this property checks the boxes: privacy, flexibility, and affordability—all in one.

20. 2020-01-31
    soldstatus Sold 343-char remark

    Show marketing remark (343 chars)

    With a lot of love this place could be the perfect private fishing cabin or a great opportunity for a fix and flip. Back of lot borders Corps property. Morgan shed finished out with a small kitchen and bathroom and loft for bed and an extra storage shed gives this place plenty of extra storage options. Priced below tax value to move quickly!

21. 2020-01-31
    soldstatus

    Show marketing remark (343 chars)

    With a lot of love this place could be the perfect private fishing cabin or a great opportunity for a fix and flip. Back of lot borders Corps property. Morgan shed finished out with a small kitchen and bathroom and loft for bed and an extra storage shed gives this place plenty of extra storage options. Priced below tax value to move quickly!

22. 2019-12-20
    status Pending 343-char remark

    Show marketing remark (343 chars)

    With a lot of love this place could be the perfect private fishing cabin or a great opportunity for a fix and flip. Back of lot borders Corps property. Morgan shed finished out with a small kitchen and bathroom and loft for bed and an extra storage shed gives this place plenty of extra storage options. Priced below tax value to move quickly!

23. 2019-12-07
    historical Active Option Contract 343-char remark

    Show marketing remark (343 chars)

    With a lot of love this place could be the perfect private fishing cabin or a great opportunity for a fix and flip. Back of lot borders Corps property. Morgan shed finished out with a small kitchen and bathroom and loft for bed and an extra storage shed gives this place plenty of extra storage options. Priced below tax value to move quickly!

24. 2019-11-11
    listed $25,000 Active 343-char remark

    Show marketing remark (343 chars)

    With a lot of love this place could be the perfect private fishing cabin or a great opportunity for a fix and flip. Back of lot borders Corps property. Morgan shed finished out with a small kitchen and bathroom and loft for bed and an extra storage shed gives this place plenty of extra storage options. Priced below tax value to move quickly!

25. 2000-01-03
    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: $723 · $60/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$1,089/yr (+$91/mo · 150.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,358
• − Mortgage interest: −$5,546
• − Property taxes: −$723
• − Insurance: −$495
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,880
• Taxable income: $1,577
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $2,726/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: Whitney ISD
• NCES district ID: 4845720
• Math proficiency: 42% ▬ 0.00%
• Reading proficiency: 41% ▲ 3.00%
• Median HH income: $41,861
• Composite: 34.97/100
• National rank: #5060
• State rank: #378 of 826 in TX

Livability — Whitney

• Score: 71/100
• State rank: #282
• US rank: #6568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,662

Population outlook (Hill County) Hauer SSP2

• Today (2025): 34,013 people
• By 2030: 33,289 · -2.1%
• By 2040: 31,688 · -6.8%
• By 2050: 30,100 · -11.5%
• By 2075: 26,818 · -21.2%
• By 2100: 22,918 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Hill

• 2024 margin: Solid R (+64.4) · D 17.5% · R 81.8%
• 2008→2024 swing: -23.0pp toward R · 2008: -41.4pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+60.7 2016: R+58.4 2012: R+53.0 2008: R+41.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.72%
• Current HPI: 252.9827
• 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

+296.0% since first listed

10 events — show timeline

• 2026-05-19 Relisted — NTREIS
• 2026-05-12 Pending — NTREIS
• 2026-05-07 Contingent — NTREIS
• 2026-04-17 Listed $99,000 NTREIS
• 2020-01-31 Sold (Public Records) — Public Records
• 2020-01-31 Sold (MLS) — NTREIS
• 2019-12-20 Pending — NTREIS
• 2019-12-07 Contingent — NTREIS
• 2019-11-11 Listed $25,000 NTREIS
• 2000-01-03 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $723 · +4.9% YoY. Source: county tax records.