107 Harland Dr · Whitney, TX 76692

$129,900

2 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 91 Days on market

Built 2022 Fair condition 7,841 sqft lot $100/sqft · 42% below area Est $222k · 42% 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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 2 bedroom 1 bath home with unique rustic charm situated on a corner lot outside the city limits in Whitney, TX. This property is conveniently located close to town and Lake Whitney. There is an additional room or storage in the back that you can add electric to and it can be easily converted to a mancave, she shed or whatever you desire.

Key facts

• Close to town
• Storage in the back
• Additional room

Tags

• CORNER LOT
• CLOSE TO TOWN
• LAKE WHITNEY
• ADDITIONAL ROOM
• STORAGE IN THE BACK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.1% 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); Whitney Middle (math 40% / reading 33%, grade F, #786 of 1,662 statewide, top 48%, 344 students, 62% FRL); Whitney H S (math 37% / reading 47%, grade F, #730 of 1,632 statewide, top 47%, 441 students, 60% FRL).
• Market conditions: 644 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 $898 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

• It's been on market 91 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 1.01% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $222,458
• List price: $129,900
• Delta: -41.61%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 S Greenbriar Rd	0.45mi	2/2.0	1,284 (-2%)	11mo	$325,000	$253	63
113 Sunset Dr	0.40mi	3/2.0 (+1)	1,368 (+5%)	9mo	$75,000	$55	56
122 Teeling Trl	0.25mi	3/2.0 (+1)	1,456 (+12%)	6mo	$222,900	$153	55
1083 State Hwy 22 Hwy	0.44mi	3/2.0 (+1)	1,468 (+13%)	12mo	$289,000	$197	39

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-11,926
• Equity at exit: $19,369

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,414
• Equity at exit: $11,231

Cash invested: $36,372 (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: 644
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$160 /mo · $1,919/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $143

Break-even live

Break-even rent $1,133

Max offer price $129,900

Occupancy floor 84%

Sensitivity live

Price	-10% $216	-5% $180	+0% $143	+5% $106	+10% $69
Rent	-10% $39	-5% $91	+0% $143	+5% $195	+10% $247
Rate	-1.0pp $208	-0.5pp $176	base $143	+0.5pp $109	+1.0pp $75

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $129,900 Active 91 DOM
2. 2026-06-21
   days on market $129,900 Active 90 DOM
3. 2026-06-18
   days on market $129,900 Active 88 DOM
4. 2026-06-17
   days on market $129,900 Active 87 DOM
5. 2026-06-16
   days on market $129,900 Active 86 DOM
6. 2026-06-15
   days on market $129,900 Active 85 DOM
7. 2026-06-15
   days on market $129,900 Active 84 DOM
8. 2026-06-13
   days on market $129,900 Active 83 DOM
9. 2026-06-12
   days on market $129,900 Active 82 DOM
10. 2026-06-09
    days on market $129,900 Active 79 DOM
11. 2026-06-08
    days on market $129,900 Active 78 DOM
12. 2026-06-08
    days on market $129,900 Active 77 DOM
13. 2026-06-07
    days on market $129,900 Active 76 DOM
14. 2026-06-03
    days on market $129,900 Active 73 DOM
15. 2026-06-02
    days on market $129,900 Active 72 DOM
16. 2026-06-01
    days on market $129,900 Active 71 DOM
17. 2026-05-31
    days on market $129,900 Active 70 DOM
18. 2026-03-20
    listed $129,900 Active 344-char remark

    Show marketing remark (344 chars)

    Cozy 2 bedroom 1 bath home with unique rustic charm situated on a corner lot outside the city limits in Whitney, TX. This property is conveniently located close to town and Lake Whitney. There is an additional room or storage in the back that you can add electric to and it can be easily converted to a mancave, she shed or whatever you desire.

ⓘ 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: $1,919 · $160/mo
• Projected year-2 tax: $2,377 · $198/mo
• Expected delta: +$458/yr (+$38/mo · 23.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 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: $15,770
• − Mortgage interest: −$7,276
• − Property taxes: −$1,919
• − Insurance: −$650
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$3,779
• Taxable loss: −$377
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $1,806/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 · 12 photos

Fair 45/100 Moderate rehab

This property has moderate rehabilitation needs, with average condition across most areas. Repairs and maintenance are required to improve its condition and value.

Repairs flagged

• Major kitchen countertops — severely worn and need replacement
• Major bathroom tiles — worn and need replacement
• Major roof shingles — visible wear and need replacement
• Major exterior shed — disrepair and structural issues
• Major HVAC unit — visible and likely outdated

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics
• Resale replace worn kitchen countertops — improves functionality and aesthetics
• Resale repair exterior shed — enhances overall property appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · severely worn and need replacement	Major	$15,000–50,000
bathroom tiles · worn and need replacement	Major	$15,000–50,000
roof shingles · visible wear and need replacement	Major	$15,000–50,000
exterior shed · disrepair and structural issues	Major	$15,000–50,000
HVAC unit · visible and likely outdated	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Resale replace worn kitchen countertops — improves functionality and aesthetics ↑
• Resale repair exterior shed — enhances overall property appearance ↑

ⓘ 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: 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

1 event — show timeline

• 2026-03-20 Listed $129,900 NTREIS

Property tax history

+38.0%/yr

Latest (2025): $1,919 · +41.7% YoY. Source: county tax records.