13548 Cr 1308 · Whitehouse, TX 75791

$290,000

4 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 53 Days on market

Built 2005 0.50 ac lot $173/sqft · at area comps Est $379k · 24% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A 3 bedroom, 2 bath home, 1680 square feet, in Whitehouse schools for $169,500.. .are you kidding me?? This adorable red brick, 2 story home with a cobblestone walkway is perfect for the first time homeowner, downsizing, rental. .. .just so many options. It is clean, has good flooring throughout, fresh paint and the layout is very nice. Outside is a large workshop area on a concrete slab and also a gazebo/entertaining area on a slab as well. The 1/2 acre lot offers privacy and room for outdoor enjoyment. Home is accessed by a recorded easement and will provide plenty of opportunity for making memories.

Key facts

• New electrical
• Quiet neighborhood
• New roof

Tags

• SPACIOUS 0.50 ACRE LOT
• QUIET NEIGHBORHOOD
• EXTENSIVELY RENOVATED
• NEW ROOF
• NEW WATER LINES
• NEW ELECTRICAL

Property features AI

Exterior

• Parking: 1 total parking space; 1 covered space; 1 garage space; Detached garage; Detached carport; Driveway; Open parking
• Utilities: Septic tank
• Home design: Single-family residence; One story; Residential property; County road frontage
• Construction: Brick veneer and frame construction; Composition roof; Slab foundation; Built as a single-story home
• Exterior features: Privacy fenced yard; Workshop; Storage

Interior

• Kitchen: Electric oven; Electric range
• Flooring: Vinyl; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Storage
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-321 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (33.3% below list).
• Recommended offer: $194k (33.3% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.7% in Whitehouse — 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 79/100 on livability (#55 in TX, #2,180 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Whitehouse ISD (suburban): math 68% / reading 59% proficiency, ranked #38 of 826 in TX (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Gus Winston Cain El (math 71% / reading 63%, grade B+, #199 of 4,322 statewide, top 5%, 515 students, 56% FRL); Whitehouse J H (math 65% / reading 53%, grade B, #181 of 1,662 statewide, top 11%, 776 students, 49% FRL); Whitehouse H S (math 71% / reading 69%, grade B+, #116 of 1,632 statewide, top 7%, 1,532 students, 44% FRL).
• Market conditions: Rents rising (+2.9%/yr); 201 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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, 72% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,518 (33.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.67% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.75%
• DSCR: 0.79
• GRM: 12.5

CMA / ARV

• ARV (median comp): $379,311
• List price: $290,000
• Delta: -23.55%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.94% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.17×
• Total profit: $-67,649
• Equity at exit: $43,240

10-year hold

• IRR: -20.2%
• Equity multiple: -0.06×
• Total profit: $-86,015
• Equity at exit: $25,074

Cash invested: $81,200 (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 75791

• Home prices YoY: -29.0%
• Rents YoY: 2.9%
• Active inventory: 201
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,935 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$209 /mo · $2,504/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-321

Break-even live

Break-even rent $2,342

Max offer price $233,213

Occupancy floor —

Sensitivity live

Price	-10% $-157	-5% $-239	+0% $-321	+5% $-404	+10% $-486
Rent	-10% $-474	-5% $-398	+0% $-321	+5% $-245	+10% $-169
Rate	-1.0pp $-175	-0.5pp $-248	base $-321	+0.5pp $-397	+1.0pp $-473

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20745 State Highway 110 S Troup, TX	4.0	1.5	1751	$1,650	$0.94	46d	1	0.39mi
20831 County Road 2138 Troup, TX	3.0	2.0	1680	$1,600	$0.95	23d	1	1.15mi

Listing history 39 events

1. 2026-06-22
   pricedays on market $290,000 Active 53 DOM
2. 2026-06-19
   days on market $295,000 Active 51 DOM
3. 2026-06-18
   days on market $295,000 Active 50 DOM
4. 2026-06-17
   days on market $295,000 Active 49 DOM
5. 2026-06-16
   days on market $295,000 Active 48 DOM
6. 2026-06-15
   days on market $295,000 Active 47 DOM
7. 2026-06-14
   days on market $295,000 Active 45 DOM
8. 2026-06-13
   days on market $295,000 Active 44 DOM
9. 2026-06-10
   days on market $295,000 Active 42 DOM
10. 2026-06-09
    days on market $295,000 Active 41 DOM
11. 2026-06-08
    days on market $295,000 Active 40 DOM
12. 2026-06-07
    days on market $295,000 Active 39 DOM
13. 2026-06-05
    days on market $295,000 Active 36 DOM
14. 2026-06-02
    days on market $295,000 Active 34 DOM
15. 2026-06-01
    days on market $295,000 Active 33 DOM
16. 2026-05-31
    days on market $295,000 Active 32 DOM
17. 2026-05-30
    days on market $295,000 Active 31 DOM
18. 2026-05-09
    price $295,000 1106-char remark
19. 2026-04-29
    listed $305,000 Active 1106-char remark
20. 2025-11-07
    price $99,950
21. 2025-10-20
    price $120,000
22. 2021-10-21
    soldstatus

    Show marketing remark (610 chars)

    A 3 bedroom, 2 bath home, 1680 square feet, in Whitehouse schools for $169,500.. .are you kidding me?? This adorable red brick, 2 story home with a cobblestone walkway is perfect for the first time homeowner, downsizing, rental. .. .just so many options. It is clean, has good flooring throughout, fresh paint and the layout is very nice. Outside is a large workshop area on a concrete slab and also a gazebo/entertaining area on a slab as well. The 1/2 acre lot offers privacy and room for outdoor enjoyment. Home is accessed by a recorded easement and will provide plenty of opportunity for making memories.

23. 2021-10-21
    soldstatus

    Show marketing remark (610 chars)

    A 3 bedroom, 2 bath home, 1680 square feet, in Whitehouse schools for $169,500.. .are you kidding me?? This adorable red brick, 2 story home with a cobblestone walkway is perfect for the first time homeowner, downsizing, rental. .. .just so many options. It is clean, has good flooring throughout, fresh paint and the layout is very nice. Outside is a large workshop area on a concrete slab and also a gazebo/entertaining area on a slab as well. The 1/2 acre lot offers privacy and room for outdoor enjoyment. Home is accessed by a recorded easement and will provide plenty of opportunity for making memories.

24. 2021-10-21
    soldstatus

    Show marketing remark (610 chars)

    A 3 bedroom, 2 bath home, 1680 square feet, in Whitehouse schools for $169,500.. .are you kidding me?? This adorable red brick, 2 story home with a cobblestone walkway is perfect for the first time homeowner, downsizing, rental. .. .just so many options. It is clean, has good flooring throughout, fresh paint and the layout is very nice. Outside is a large workshop area on a concrete slab and also a gazebo/entertaining area on a slab as well. The 1/2 acre lot offers privacy and room for outdoor enjoyment. Home is accessed by a recorded easement and will provide plenty of opportunity for making memories.

25. 2021-10-08
    listed $165,000
26. 2021-09-30
    listed $165,000

    Show marketing remark (610 chars)

    A 3 bedroom, 2 bath home, 1680 square feet, in Whitehouse schools for $169,500.. .are you kidding me?? This adorable red brick, 2 story home with a cobblestone walkway is perfect for the first time homeowner, downsizing, rental. .. .just so many options. It is clean, has good flooring throughout, fresh paint and the layout is very nice. Outside is a large workshop area on a concrete slab and also a gazebo/entertaining area on a slab as well. The 1/2 acre lot offers privacy and room for outdoor enjoyment. Home is accessed by a recorded easement and will provide plenty of opportunity for making memories.

27. 2021-08-13
    historical
28. 2021-08-06
    price $165,000
29. 2021-08-03
    status Active
30. 2021-07-31
    historical Active Option Contract
31. 2021-07-27
    status Active
32. 2021-07-19
    historical Active Option Contract
33. 2021-07-16
    status Active
34. 2021-07-16
    historical
35. 2021-07-14
    listed $169,500 Active
36. 2021-03-30
    soldstatus
37. 2021-03-26
    soldstatus
38. 2021-03-26
    listed $154,999
39. 2006-12-27
    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: $2,504 · $209/mo
• Projected year-2 tax: $5,307 · $442/mo
• Expected delta: +$2,803/yr (+$234/mo · 112.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 26 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $23,222
• − Mortgage interest: −$16,245
• − Property taxes: −$2,504
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$8,436
• Taxable loss: −$9,128
• Est. tax savings @ 24.0%: +$2,191
• After-tax cash flow: $-1,667/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: Whitehouse ISD
• NCES district ID: 4845600
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 59% ▼ -1.00%
• Median HH income: $62,060
• Composite: 55.18/100
• National rank: #1274
• State rank: #38 of 826 in TX

Livability — Whitehouse

• Score: 79/100
• State rank: #55
• US rank: #2180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Smith County · 180,570 people
• City population: 15,786
• Metro: Tyler, TX
• Population (ZIP): 15,786
• Household income: $92,107
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 313.0

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Two or more races 8% Black 6%
• Hispanic origin (detail): Mexican 7% Salvadoran 1%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 93% English-only · Spanish 6% Chinese 1%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.16%
• Current HPI: 201.297
• Rent YoY: ▲ 2.94%
• Metro: Tyler, 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

+90.3% since first listed

22 events — show timeline

• 2026-05-09 Price Changed $295,000 PAOR
• 2026-04-29 Listed $305,000 PAOR
• 2025-11-07 Price Changed $99,950 GTAR
• 2025-10-20 Price Changed $120,000 GTAR
• 2021-10-21 Sold (Public Records) — Public Records
• 2021-10-21 Sold (MLS) — GTAR
• 2021-10-21 Sold (MLS) — LAAR
• 2021-10-08 Listed $165,000 GTAR
• 2021-09-30 Listed $165,000 LAAR
• 2021-08-13 Listing Removed — NTREIS
• 2021-08-06 Price Changed $165,000 NTREIS
• 2021-08-03 Relisted — NTREIS
• 2021-07-31 Contingent — NTREIS
• 2021-07-27 Relisted — NTREIS
• 2021-07-19 Contingent — NTREIS
• 2021-07-16 Relisted — NTREIS
• 2021-07-16 Listing Removed — NTREIS
• 2021-07-14 Listed $169,500 NTREIS
• 2021-03-30 Sold (Public Records) — Public Records
• 2021-03-26 Listed $154,999 GTAR
• 2021-03-26 Sold (MLS) — GTAR
• 2006-12-27 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2024): $2,504 · +2.3% YoY. Source: county tax records.