296 Live Oak Loop · Whitney, TX 76692

$77,599

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 304 Days on market

Built 1955 5,880 sqft lot $65/sqft · 49% below area Est $151k · 49% under ↓ 9% since listing

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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

NEW LISTING! Introducing a charming 3-bedroom, 1-bathroom home in Whitney, TX! Situated on 5,880 sq. ft. of land, this property presents a fantastic renovation opportunity, awaiting your personal touches and enhancements. With the right investments and vision, you can transform this house into your dream home. Location is just another bonus, with close proximity to Cedar Creek Park offering a plethora of outdoor activities such as camping, nature-trail walking, fishing, kayaking, and more! Experience the beauty and serenity of this scenic area firsthand. Don't miss out on this incredible opportunity! Contact us today for more information and to schedule a viewing. This property is being sold AS IS, but it has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

Key facts

• Outdoor activities
• 5,880 sq ft lot
• Built 1955

Tags

• OUTDOOR ACTIVITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $611 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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: schools D, amenities F, commute F.
• 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.
• 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 $536 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,287 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.80% ✓
• Cap rate: 15.75%
• Cash-on-cash: 33.77%
• DSCR: 2.50
• GRM: 4.6

CMA / ARV

• ARV (median comp): $151,407
• List price: $77,599
• Delta: -48.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
334 Live Oak Loop	0.12mi	3/2.0	1,232 (+3%)	3mo	$198,000	$161	88
162 Live Oak Loop	0.46mi	3/2.0	1,283 (+7%)	18mo	$160,000	$125	52
210 Post Oak Dr	0.40mi	2/1.0 (-1)	1,040 (-13%)	17mo	$109,900	$106	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: 29.1%
• Equity multiple: 2.21×
• Total profit: $26,357
• Equity at exit: $11,570

10-year hold

• IRR: 36.4%
• Equity multiple: 4.36×
• Total profit: $73,065
• Equity at exit: $6,709

Cash invested: $21,728 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$407
• Tax from tax record: −$52 /mo · $627/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $611

Break-even live

Break-even rent $622

Max offer price $77,599

Occupancy floor 51%

Sensitivity live

Price	-10% $655	-5% $633	+0% $611	+5% $589	+10% $567
Rent	-10% $501	-5% $556	+0% $611	+5% $667	+10% $722
Rate	-1.0pp $650	-0.5pp $631	base $611	+0.5pp $591	+1.0pp $571

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: $19,400
• Closing costs: $2,328
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $77,599 Active 304 DOM
2. 2026-06-18
   days on market $77,599 Active 302 DOM
3. 2026-06-17
   days on market $77,599 Active 301 DOM
4. 2026-06-16
   days on market $77,599 Active 300 DOM
5. 2026-06-15
   days on market $77,599 Active 299 DOM
6. 2026-06-15
   days on market $77,599 Active 298 DOM
7. 2026-06-13
   days on market $77,599 Active 297 DOM
8. 2026-06-12
   days on market $77,599 Active 296 DOM
9. 2026-06-09
   days on market $77,599 Active 293 DOM
10. 2026-06-08
    days on market $77,599 Active 292 DOM
11. 2026-06-08
    days on market $77,599 Active 291 DOM
12. 2026-06-07
    days on market $77,599 Active 290 DOM
13. 2026-06-03
    days on market $77,599 Active 287 DOM
14. 2026-06-02
    days on market $77,599 Active 286 DOM
15. 2026-06-01
    days on market $77,599 Active 285 DOM
16. 2026-05-31
    days on market $77,599 Active 284 DOM
17. 2025-08-20
    listed $77,599 Active 962-char remark

    Show marketing remark (962 chars)

    NEW LISTING! Introducing a charming 3-bedroom, 1-bathroom home in Whitney, TX! Situated on 5,880 sq. ft. of land, this property presents a fantastic renovation opportunity, awaiting your personal touches and enhancements. With the right investments and vision, you can transform this house into your dream home. Location is just another bonus, with close proximity to Cedar Creek Park offering a plethora of outdoor activities such as camping, nature-trail walking, fishing, kayaking, and more! Experience the beauty and serenity of this scenic area firsthand. Don't miss out on this incredible opportunity! Contact us today for more information and to schedule a viewing. This property is being sold AS IS, but it has lots of potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home.

18. 2025-06-30
    historical
19. 2024-09-11
    price $77,599
20. 2024-06-14
    listed $79,999 Active
21. 2023-07-29
    historical
22. 2022-07-29
    listed $84,999 Active
23. 2000-01-03
    soldstatus
24. 1996-08-05
    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: $627 · $52/mo
• Projected year-2 tax: $1,420 · $118/mo
• Expected delta: +$793/yr (+$66/mo · 126.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 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: $16,753
• − Mortgage interest: −$4,347
• − Property taxes: −$627
• − Insurance: −$388
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$2,257
• Taxable income: $6,453
• Est. tax owed @ 24.0%: −$1,549
• After-tax cash flow: $5,788/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

-8.7% since first listed

8 events — show timeline

• 2025-08-20 Listed $77,599 HARMLS
• 2025-06-30 Listing Removed — NTREIS
• 2024-09-11 Price Changed $77,599 NTREIS
• 2024-06-14 Listed $79,999 NTREIS
• 2023-07-29 Listing Removed — HARMLS
• 2022-07-29 Listed $84,999 HARMLS
• 2000-01-03 Sold (Public Records) — Public Records
• 1996-08-05 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $627 · +1.9% YoY. Source: county tax records.