206 Holiday Rambler Dr · Whitney, TX 76692

$87,500

2 bd · 2.0 ba · 930 sqft · Manufactured public records · 32 Days on market

Built 2002 $401/mo HOA · 35% of rent

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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).

• Cash flow +10.4/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

55 + Excellent opportunity to enjoy nearly carefree lifestyle. HOA fee includes water, trash, sewer, pool, clubhouse, event center, amenities, road maintance & security gate. Lot located in Cul du sac joins an expansive natural area. Outback, a lovely walking trail. Not housing! To the front just outside your windows take advantage of the amazing sanctuary. An expansive groves of gorgious ancient liveoaks shading screne outdoor escape. There to enjoy costing you no money or effort! So relax and appreciate the laid back life. The meticulously maintained home boasts many upgrades & recent replacements including HVAC, water heater, Self clean electric glass top range with air frye

Key facts

• 2 parking spots
• Community pool
• Built 2002

Tags

• HOA FEE INCLUDES WATER
• HOA FEE INCLUDES TRASH
• HOA FEE INCLUDES SEWER
• HOA FEE INCLUDES POOL
• HOA FEE INCLUDES CLUBHOUSE
• HOA FEE INCLUDES EVENT CENTER

Property features AI

Finance

• Other: Easements for utilities; Restrictions: development, mobile-home-only, no divide
• Financial info: Selling terms: cash
• HOA & community: Mandatory association (Whitney Resorts - Sun Country); Monthly association fee; Association fee covers water, sewer, security, grounds maintenance, management fees and full use of facilities; Community features: clubhouse, community pool, gated/guarded entrance, RV parking

Exterior

• Parking: Attached covered carport (2 spaces); Direct access parking
• Security: Security gate; Smoke detectors
• Utilities: Co-op electric; Overhead utilities; Private sewer; Private road; Community mailbox; No city services
• Home design: Single-family residence; One-story; Accessible approach with ramp and accessible grip; Interior lot, landscaped and level; Adjacent to greenbelt; Irregular-shaped leasehold lot; Waterfront on Whitney
• Construction: Built in 2002; Vinyl siding; Metal roof; Pillar/post/pier foundation
• Exterior features: Covered porch; Awning(s); Dog run; Gutters; Exterior lighting; RV hookup; Covered patio/porch

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Water line to refrigerator; Solid surface (non-natural) countertops
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Luxury vinyl plank flooring
• Bathrooms: 2 full bathrooms; Primary bathroom with separate shower, built-in cabinets and medicine cabinet; Corian-type countertops in bathroom
• Heating & cooling: Central heating; Electric heating; Central air conditioning; Wall/window unit(s); Electric cooling
• Interior features: Eat-in kitchen with pantry and built-in cabinets; Breakfast bar; High-speed internet available; Bay windows with window coverings; Two living areas; Two dining areas; Five total rooms
• Laundry & utility: Washer and dryer included; Full-size washer/dryer area; Electric dryer hookup in hallway

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $-47 ($-564/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (9.5% below list).
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $79k (9.5% below list) — sets the bar for cash-flow.
• Cap rate 5.6% 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 $605 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.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $79,191 (9.5% 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 32 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 1.32% ✓
• Cap rate: 5.65%
• Cash-on-cash: -2.30%
• DSCR: 0.90
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-16,937
• Equity at exit: $13,047

10-year hold

• IRR: -11.9%
• Equity multiple: 0.28×
• Total profit: $-17,640
• Equity at exit: $7,565

Cash invested: $24,500 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$67 /mo · $799/yr
• Insurance: −$36
• HOA: −$401
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-47

Break-even live

Break-even rent $1,219

Max offer price $79,191

Occupancy floor 99%

Sensitivity live

Price	-10% $2	-5% $-22	+0% $-47	+5% $-72	+10% $-97
Rent	-10% $-139	-5% $-93	+0% $-47	+5% $-1	+10% $45
Rate	-1.0pp $-3	-0.5pp $-25	base $-47	+0.5pp $-70	+1.0pp $-93

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $401 · $4,812/yr
• Likely covers: watersewertrashelectricpoolsecurity

Listing history 18 events

1. 2026-06-21
   days on market $87,500 Active 32 DOM
2. 2026-06-21
   days on market $87,500 Active 31 DOM
3. 2026-06-18
   days on market $87,500 Active 29 DOM
4. 2026-06-17
   days on market $87,500 Active 28 DOM
5. 2026-06-16
   days on market $87,500 Active 27 DOM
6. 2026-06-15
   days on market $87,500 Active 26 DOM
7. 2026-06-15
   days on market $87,500 Active 25 DOM
8. 2026-06-13
   days on market $87,500 Active 24 DOM
9. 2026-06-12
   days on market $87,500 Active 23 DOM
10. 2026-06-09
    days on market $87,500 Active 20 DOM
11. 2026-06-08
    days on market $87,500 Active 19 DOM
12. 2026-06-08
    days on market $87,500 Active 18 DOM
13. 2026-06-07
    days on market $87,500 Active 17 DOM
14. 2026-06-03
    days on market $87,500 Active 14 DOM
15. 2026-06-02
    days on market $87,500 Active 13 DOM
16. 2026-06-01
    days on market $87,500 Active 12 DOM
17. 2026-05-31
    days on market $87,500 Active 11 DOM
18. 2026-05-20
    listed $87,500 Active

ⓘ 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: $799 · $67/mo
• Projected year-2 tax: $1,601 · $133/mo
• Expected delta: +$802/yr (+$67/mo · 100.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,912
• − Mortgage interest: −$4,901
• − Property taxes: −$799
• − Insurance: −$438
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − HOA: −$4,812
• − Depreciation: −$2,545
• Taxable loss: −$1,809
• Est. tax savings @ 24.0%: +$434
• After-tax cash flow: $-130/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

1 event — show timeline

• 2026-05-20 Listed $87,500 NTREIS

Property tax history

+3.2%/yr

Latest (2025): $799 · +7.3% YoY. Source: county tax records.