212 Deep Canyon Dr · Whitney, TX 76692

$109,000

1 bd · 1.0 ba · 622 sqft · SingleFamily · 26 Days on market

Fair condition 0.31 ac lot

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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 +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• 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

Classic Lake Whitney cabin — lovingly cared for with plenty of the original knotty pine still shining. Seasonal lake view. Runs as a vacation rental, so it’s set up and if you still want to continue. Cozy 1 bed, 1 bath with seasonal lake views, on just over a quarter-acre. Concrete slab and 30 and 50 RV hookups make it easy to bring extra friends or family. Perfect getaway!

Key facts

• Getaway
• Seasonal lake view
• Concrete slab

Tags

• LAKE WHITNEY CABIN
• SEASONAL LAKE VIEW
• VACATION RENTAL
• CONCRETE SLAB
• RV HOOKUPS
• GETAWAY

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Subdivision: Lake Edge Harbor; County: Hill; Directions available
• Financial info: Accepts Cash and Conventional financing; Treated as clear loan type; No second mortgage reported
• HOA & community: No association

Exterior

• Parking: Open parking
• Security: No surveillance devices reported
• Utilities: Co-op electric; Co-op water; Septic; No municipal utility district
• Home design: Single-family residence; Attached; Entry level: main level
• Construction: Siding exterior; Slab foundation; Year built: preowned (year not specified)
• Exterior features: Deck; RV hookup; Few trees; Partially wooded; Sloped lot

Interior

• Kitchen: Electric range; Tile countertops
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air; Ceiling fan(s)
• Interior features: Decorative lighting; Paneling; Tile countertops; One living area; Total room count: 2; One-story
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $109k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $28 ($336/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (9.3% below list).
• Recommended offer: $99k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 $754 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 26 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Recommended offer $98,892 (9.3% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $64,688
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Choctaw Trl	0.20mi	1/1.0	620 (-0%)	3mo	$64,500	$104	88
127 Daisy Ln	0.67mi	1/1.0	631 (+1%)	20mo	$65,000	$103	50
128 Circle Rd	0.44mi	2/1.0 (+1)	686 (+10%)	20mo	$75,900	$111	40

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-15,866
• Equity at exit: $16,252

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-11,461
• Equity at exit: $9,424

Cash invested: $30,520 (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: 9.2×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $28

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 92%

Sensitivity live

Price	-10% $103	-5% $66	+0% $28	+5% $-10	+10% $-47
Rent	-10% $-50	-5% $-11	+0% $28	+5% $67	+10% $106
Rate	-1.0pp $83	-0.5pp $56	base $28	+0.5pp $0	+1.0pp $-29

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   status $109,000 Pending 26 DOM
2. 2026-06-18
   days on market $109,000 Active Option Contract 26 DOM
3. 2026-06-17
   days on market $109,000 Active Option Contract 25 DOM
4. 2026-06-16
   days on market $109,000 Active Option Contract 24 DOM
5. 2026-06-15
   days on market $109,000 Active Option Contract 23 DOM
6. 2026-06-15
   days on market $109,000 Active Option Contract 22 DOM
7. 2026-06-13
   days on market $109,000 Active Option Contract 21 DOM
8. 2026-06-12
   statusdays on market $109,000 Active Option Contract 20 DOM
9. 2026-06-09
   days on market $109,000 Active 17 DOM
10. 2026-06-08
    days on market $109,000 Active 16 DOM
11. 2026-06-08
    days on market $109,000 Active 15 DOM
12. 2026-06-07
    days on market $109,000 Active 14 DOM
13. 2026-06-03
    days on market $109,000 Active 11 DOM
14. 2026-06-02
    days on market $109,000 Active 10 DOM
15. 2026-06-01
    days on market $109,000 Active 9 DOM
16. 2026-05-31
    days on market $109,000 Active 8 DOM
17. 2026-05-23
    listed $109,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,867
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$3,171
• Taxable loss: −$1,488
• Est. tax savings @ 24.0%: +$357
• After-tax cash flow: $693/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 · 13 photos

Fair 45/100 Moderate rehab

This cabin is in fair condition with moderate repairs needed. Updating the kitchen and bathroom, along with landscaping, would significantly increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate landscaping — overgrown and needs trimming

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen would improve both resale and rental value
• Both update bathroom fixtures — modernizing the bathroom would improve both resale and rental value
• Both landscape and trim overgrown yard — improving curb appeal would increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
landscaping · overgrown and needs trimming	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen would improve both resale and rental value ↑
• Both update bathroom fixtures — modernizing the bathroom would improve both resale and rental value ↑
• Both landscape and trim overgrown yard — improving curb appeal would increase both resale and rental value ↑

ⓘ 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

• 2026-05-23 Listed $109,000 NTREIS