111 Four Feathers · Whitney, TX 76692

$85,000

2 bd · 2.0 ba · 1,116 sqft · SingleFamily public records · 37 Days on market

Built 1981 0.34 ac lot $76/sqft · 35% below area Est $130k · 35% under ↓ 6% since listing

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Nestled just 5 minutes from Lake Whitney and 8 minutes from the City of Whitney, this property is packed with potential and ready for your vision! Currently a 2 bedroom, 2 bath home, it offers the flexibility to easily convert into a 3 bedroom, 2 bath to maximize value and functionality. Renovations are already underway, making this the perfect opportunity for an investor, weekend lake retreat, or buyer looking to customize a home to their own style and taste. With a desirable location near the lake, this property has endless possibilities for full-time living, vacation use, or rental income. Bring your ideas and make this diamond in the rough your next success story!

Key facts

• Desirable location
• City of whitney
• Lake whitney

Tags

• LAKE WHITNEY
• CITY OF WHITNEY
• CONVERT INTO A 3 BEDROOM
• RENOVATIONS UNDERWAY
• DESIRABLE LOCATION

Property features AI

Finance

• Other: Property type: Single Family Residence; Lot size less than 0.5 acre (approximately 0.34 acre)
• Financial info: Listing terms: Cash or Conventional; Loan type: Treat as clear; No second mortgage reported
• HOA & community: No HOA / association

Exterior

• Parking: Detached carport; 1 covered space; 1 carport space
• Utilities: Co-op water; Electricity connected; Septic
• Home design: Single-family residence; Residential property; One story; Built in 1981; Subdivision: Loma Alta
• Construction: Year built 1981
• Exterior features: Deck; Storage structure on property

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms total; Primary bedroom on level 1 with walk-in closet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fan(s)
• Interior features: High-speed internet available; Walk-in closet(s); One living area; One dining area; 2 total rooms
• Laundry & utility: No dedicated laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: 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 $588 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 $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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: 1.50% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.07%
• DSCR: 1.89
• GRM: 5.5

CMA / ARV

• ARV (median comp): $130,048
• List price: $85,000
• Delta: -34.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Fox Dr	0.21mi	3/2.0 (+1)	1,098 (-2%)	9mo	$54,000	$49	75
120 Poppy Ln	0.17mi	2/2.0	1,000 (-10%)	1mo	$129,900	$130	74
115 Fox Run	0.15mi	2/1.0	1,008 (-10%)	8mo	$160,000	$159	66
103 One Feather	0.25mi	2/1.0	960 (-14%)	3mo	$70,000	$73	59
152 Circle Rd	0.34mi	2/1.0	984 (-12%)	10mo	$119,000	$121	52
279 Canyon Dr	0.47mi	1/1.0 (-1)	992 (-11%)	1mo	$288,900	$291	50
139 Circle Rd	0.34mi	2/2.0	988 (-12%)	24mo	$85,000	$86	46
140 Deep Canyon Dr	0.47mi	2/1.0	1,209 (+8%)	19mo	$74,900	$62	44
118 Seminole Trl	0.58mi	2/1.0	1,020 (-9%)	20mo	$125,000	$123	38
141 Seminole Trl	0.65mi	2/1.5	1,228 (+10%)	18mo	$319,900	$261	36

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: 12.3%
• Equity multiple: 1.49×
• Total profit: $11,613
• Equity at exit: $12,674

10-year hold

• IRR: 21.2%
• Equity multiple: 2.80×
• Total profit: $42,898
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$131 /mo · $1,574/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $398

Break-even live

Break-even rent $775

Max offer price $85,000

Occupancy floor 64%

Sensitivity live

Price	-10% $446	-5% $422	+0% $398	+5% $374	+10% $350
Rent	-10% $297	-5% $348	+0% $398	+5% $449	+10% $499
Rate	-1.0pp $441	-0.5pp $420	base $398	+0.5pp $376	+1.0pp $354

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $85,000 Active 37 DOM
2. 2026-06-18
   days on market $85,000 Active 35 DOM
3. 2026-06-17
   days on market $85,000 Active 34 DOM
4. 2026-06-17
   price $85,000 Active 33 DOM
5. 2026-06-16
   days on market $90,000 Active 33 DOM

   Show marketing remark (676 chars)

   Nestled just 5 minutes from Lake Whitney and 8 minutes from the City of Whitney, this property is packed with potential and ready for your vision! Currently a 2 bedroom, 2 bath home, it offers the flexibility to easily convert into a 3 bedroom, 2 bath to maximize value and functionality. Renovations are already underway, making this the perfect opportunity for an investor, weekend lake retreat, or buyer looking to customize a home to their own style and taste. With a desirable location near the lake, this property has endless possibilities for full-time living, vacation use, or rental income. Bring your ideas and make this diamond in the rough your next success story!

6. 2026-06-15
   days on market $90,000 Active 32 DOM
7. 2026-06-15
   days on market $90,000 Active 31 DOM
8. 2026-06-13
   days on market $90,000 Active 30 DOM
9. 2026-06-12
   days on market $90,000 Active 29 DOM
10. 2026-06-09
    days on market $90,000 Active 26 DOM
11. 2026-06-08
    days on market $90,000 Active 25 DOM
12. 2026-06-08
    days on market $90,000 Active 24 DOM
13. 2026-06-07
    days on market $90,000 Active 23 DOM
14. 2026-06-03
    days on market $90,000 Active 20 DOM
15. 2026-06-02
    days on market $90,000 Active 19 DOM
16. 2026-06-01
    days on market $90,000 Active 18 DOM
17. 2026-05-31
    days on market $90,000 Active 17 DOM
18. 2026-05-14
    listed $90,000 Active 676-char remark

    Show marketing remark (676 chars)

    Nestled just 5 minutes from Lake Whitney and 8 minutes from the City of Whitney, this property is packed with potential and ready for your vision! Currently a 2 bedroom, 2 bath home, it offers the flexibility to easily convert into a 3 bedroom, 2 bath to maximize value and functionality. Renovations are already underway, making this the perfect opportunity for an investor, weekend lake retreat, or buyer looking to customize a home to their own style and taste. With a desirable location near the lake, this property has endless possibilities for full-time living, vacation use, or rental income. Bring your ideas and make this diamond in the rough your next success story!

19. 2026-05-13
    listed $90,000 Active 676-char remark
20. 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: $1,574 · $131/mo
• Projected year-2 tax: $1,574 · $131/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $15,347
• − Mortgage interest: −$4,761
• − Property taxes: −$1,574
• − Insurance: −$425
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$2,473
• Taxable income: $3,659
• Est. tax owed @ 24.0%: −$878
• After-tax cash flow: $3,899/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

-5.6% since first listed

5 events — show timeline

• 2026-06-16 Price Changed $85,000 NTREIS
• 2026-06-16 Price Changed $85,000 CTXMLS
• 2026-05-14 Listed $90,000 CTXMLS
• 2026-05-13 Listed $90,000 NTREIS
• 2000-01-03 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,574 · +2.1% YoY. Source: county tax records.