514 W Roosevelt Ave · Whitney, TX 76692

$140,000

3 bd · 2.0 ba · 1,470 sqft · SingleFamily public records · 17 Days on market

3.58 ac lot Est $228k · 39% 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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 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

Fixer-Upper with Major Potential & Acreage near Lake Whitney! Bring your vision and elbow grease! This versatile property offers immense potential for homesteaders, investors, or anyone looking to create their dream home. Centrally located in town within a desirable lake community, you get the perfect blend of spacious country living and small-town convenience (yes, pizza delivers here!). Property Highlights: Flexible Layout: Currently configured as 4 bedrooms and 1 bathroom, or easily adapt it to 3 bedrooms plus a massive home office, creative studio, or green room. And has a brand new roof! Massive Lot: Sitting on well over 2 acres (tax records show 2.75 acres, while ONX maps ind

Key facts

• Flexible layout
• Massive lot
• Bonus workshop

Tags

• FLEXIBLE LAYOUT
• MASSIVE LOT
• BONUS WORKSHOP
• PRIME LOCATION

Property features AI

Finance

• Financial info: Selling terms: Cash or Conventional; Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; One story
• Construction: Year built not specified
• Exterior features: Approximately 3.58-acre lot; Lot reported from public records; Subdivision: Whitney Ot; GPS directions available

Interior

• Kitchen: No appliances included
• Bedrooms: Primary bedroom on main level (approx. 12 x 12); Two additional bedrooms (total 3 bedrooms)
• Bathrooms: One full bathroom
• Interior features: One-level home; One living area; One dining area; Other interior features
• Laundry & utility: No laundry/utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 $968 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 17 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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; 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 $137,900 (1.5% below list)

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: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $227,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 W Washington Ave	0.21mi	3/2.0	1,569 (+7%)	4mo	$295,000	$188	76
404 W Jefferson St	0.20mi	3/1.0	1,320 (-10%)	8mo	$169,400	$128	63
807 N Trinity St	0.54mi	3/2.0	1,465 (-0%)	14mo	$198,500	$135	63
603 W Polk Ave	0.32mi	3/2.0	1,416 (-4%)	20mo	$276,000	$195	62
203 W Lee Ave	0.66mi	3/2.0	1,400 (-5%)	2mo	$228,000	$163	60
800 W Roosevelt Ave	0.11mi	3/2.0	1,672 (+14%)	16mo	$130,000	$78	58
501 W Washington Ave	0.25mi	2/1.0 (-1)	1,290 (-12%)	1mo	$199,900	$155	58
102 W Highland Dr	0.49mi	3/1.5	1,372 (-7%)	8mo	$195,000	$142	58
51 Circle Dr	0.59mi	3/2.0	1,447 (-2%)	17mo	$229,900	$159	56
908 N Brazos St	0.50mi	3/2.0	1,629 (+11%)	9mo	$270,000	$166	51
701 N San Marcos St	0.30mi	2/1.0 (-1)	1,368 (-7%)	24mo	$169,900	$124	46
505 E Hayes Ave	0.69mi	3/2.0	1,619 (+10%)	22mo	$197,000	$122	33

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-12,268
• Equity at exit: $20,874

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,855
• Equity at exit: $12,105

Cash invested: $39,200 (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 76692

• Home prices YoY: -6.5%
• Active inventory: 638
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,476 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$210 /mo · $2,526/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $163

Break-even live

Break-even rent $1,270

Max offer price $140,000

Occupancy floor 84%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 N Guadalupe St Whitney, TX	3.0	1.0	1409	$1,500	$1.06	13d	1	0.24mi
512 S Colorado St Whitney, TX	3.0	1.0	1176	$1,300	$1.11	21d	1	1.02mi
915 E Dee St Whitney, TX	2.0	2.0	1064	$1,540	$1.45	21d	1	1.16mi

Listing history 32 events

1. 2026-06-18
   days on market $140,000 Active 17 DOM
2. 2026-06-17
   days on market $140,000 Active 16 DOM
3. 2026-06-16
   days on market $140,000 Active 15 DOM
4. 2026-06-15
   days on market $140,000 Active 14 DOM
5. 2026-06-15
   days on market $140,000 Active 13 DOM
6. 2026-06-13
   status $140,000 Active 12 DOM
7. 2026-06-08
   statusdays on market $140,000 Pending 12 DOM
8. 2026-06-08
   days on market $140,000 Active 11 DOM
9. 2026-06-07
   days on market $140,000 Active 10 DOM
10. 2026-06-03
    days on market $140,000 Active 7 DOM
11. 2026-06-02
    days on market $140,000 Active 6 DOM
12. 2026-06-01
    days on market $140,000 Active 5 DOM
13. 2026-05-31
    days on market $140,000 Active 4 DOM
14. 2026-05-27
    listed $140,000 Active
15. 2026-05-26
    historical
16. 2026-04-01
    listed $70,000 Active
17. 2026-03-23
    historical
18. 2026-02-11
    price $65,000
19. 2025-11-24
    listed $60,000 Active
20. 2025-10-22
    historical
21. 2025-08-31
    price $160,000
22. 2025-08-14
    price $120,000
23. 2025-07-25
    price $160,000
24. 2025-07-18
    price $179,900
25. 2025-06-24
    listed $182,000 Active
26. 2025-06-24
    historical
27. 2025-04-22
    price $80,000
28. 2025-03-26
    listed $100,000 Active
29. 2012-05-10
    soldstatus
30. 2011-11-11
    historical
31. 2011-05-11
    listed $79,000 Active
32. 2002-05-08
    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: $2,526 · $210/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$36/yr (+$3/mo · 1.4%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,709
• − Mortgage interest: −$7,842
• − Property taxes: −$2,526
• − Insurance: −$700
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$4,073
• Taxable loss: −$265
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $2,018/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

+77.2% since first listed

19 events — show timeline

• 2026-05-27 Listed $140,000 NTREIS
• 2026-05-26 Listing Removed — NTREIS
• 2026-04-01 Listed $70,000 NTREIS
• 2026-03-23 Listing Removed — NTREIS
• 2026-02-11 Price Changed $65,000 NTREIS
• 2025-11-24 Listed $60,000 NTREIS
• 2025-10-22 Listing Removed — NTREIS
• 2025-08-31 Price Changed $160,000 NTREIS
• 2025-08-14 Price Changed $120,000 NTREIS
• 2025-07-25 Price Changed $160,000 NTREIS
• 2025-07-18 Price Changed $179,900 NTREIS
• 2025-06-24 Listing Removed — NTREIS
• 2025-06-24 Listed $182,000 NTREIS
• 2025-04-22 Price Changed $80,000 NTREIS
• 2025-03-26 Listed $100,000 NTREIS
• 2012-05-10 Sold (Public Records) — Public Records
• 2011-11-11 Listing Removed — NTREIS
• 2011-05-11 Listed $79,000 NTREIS
• 2002-05-08 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,526 · +6.6% YoY. Source: county tax records.