204 N Texas St · Whitney, TX 76692

$145,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 9 Days on market

0.26 ac lot Est $162k · 11% 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 +20.7/30.0
• ARV discount +12.3/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• 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

PRICED TO SELL! Opportunities like this are becoming harder to find, especially for a home that may qualify for FHA and VA financing under $150,000. Full of charm, character, and timeless appeal, this well-maintained home offers a wonderful opportunity to add your personal touches while enjoying a property that has been cared for over the years. Featuring 3 bedrooms and 1.5 bathrooms, this inviting home offers comfortable living spaces, a functional layout, and plenty of potential to make it your own. Outside, you’ll find a beautifully maintained fenced yard, providing space for pets, gardening, outdoor entertaining, or simply relaxing. Additional features include a covered carport, s

Key facts

• Fenced yard
• Covered carport
• 0.26 acre lot

Tags

• FENCED YARD
• COVERED CARPORT
• MINUTES FROM LAKE WHITNEY

Property features AI

Finance

• Other: TV antenna listed as other equipment
• Financial info: Accepts Cash, Conventional, FHA and VA financing; No second mortgage reported
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport; Carport with space for 2 vehicles; Covered parking for 3 vehicles; Garage (garage faces front); Attached garage with 1 garage space
• Utilities: City water; City sewer; Electricity available; Not in a municipal utility district
• Home design: Single-family residence; One story; Residential property; Not attached to another property; Subdivision: Y Add
• Construction: Brick and wood construction; Composition roof; Slab foundation; Year built not specified
• Exterior features: Covered porch(es); Wood and other fencing

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (primary bedroom on main level)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High-speed internet available; One living area; One dining area; Two total rooms (per listing)
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 7.9% 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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Whitney El (393 students, 74% FRL) — zoned schools average 74% FRL vs 55% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 638 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $162,180
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 N Preston St	0.13mi	2/1.0 (-1)	1,050 (+3%)	4mo	$65,000	$62	81
806 E Beth St	0.07mi	2/1.0 (-1)	970 (-5%)	12mo	$130,000	$134	74
207 N Pearl St	0.10mi	2/1.0 (-1)	1,120 (+10%)	1mo	$30,000	$27	73
922 Dee Ave	0.16mi	2/2.0 (-1)	1,019 (-0%)	20mo	$213,900	$210	67
921 E Beth St	0.11mi	3/2.0	1,161 (+14%)	15mo	$185,000	$159	56
911 E Chad St	0.15mi	2/2.0 (-1)	1,131 (+11%)	14mo	$212,900	$188	54

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-10,939
• Equity at exit: $21,620

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $6,709
• Equity at exit: $12,537

Cash invested: $40,600 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,519 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$182 /mo · $2,184/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $197

Break-even live

Break-even rent $1,269

Max offer price $145,000

Occupancy floor 82%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
915 E Dee St Whitney, TX	2.0	2.0	1064	$1,540	$1.45	20d	1	0.10mi
301 N Guadalupe St Whitney, TX	3.0	1.0	1409	$1,500	$1.06	12d	1	0.87mi
512 S Colorado St Whitney, TX	3.0	1.0	1176	$1,300	$1.11	20d	1	1.00mi

Listing history 8 events

1. 2026-06-18
   days on market $145,000 Active 9 DOM
2. 2026-06-17
   days on market $145,000 Active 8 DOM
3. 2026-06-16
   days on market $145,000 Active 7 DOM
4. 2026-06-15
   days on market $145,000 Active 6 DOM
5. 2026-06-15
   days on market $145,000 Active 5 DOM
6. 2026-06-13
   days on market $145,000 Active 4 DOM
7. 2026-06-12
   remarks 693-char remark
8. 2026-06-12
   listed $145,000 Active 3 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: $2,184 · $182/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$469/yr (+$39/mo · 21.5%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 25 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,222
• − Mortgage interest: −$8,122
• − Property taxes: −$2,184
• − Insurance: −$725
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$4,218
• Taxable income: $57
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $2,348/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

• Census place: Whitney, TX
• 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

3 events — show timeline

• 2026-06-09 Listed $145,000 NTREIS
• 2000-01-03 Sold (Public Records) — Public Records
• 1995-09-01 Sold (Public Records) — Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,184 · +6.6% YoY. Source: county tax records.