710 Whitney St · Morgan, TX 76671

$114,999

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 114 Days on market

Built 1955 0.40 ac lot $114/sqft · 38% below area Est $185k · 38% under

---

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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• Appreciation +8.0/10.0
• 1% rule +6.3/10.0
• Schools +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 710 Whitney Street in Morgan — a character-filled property sitting on a large corner lot with space, flexibility, and opportunity. This 3-bedroom, 1-bath home offers charm and solid bones, making it a great place to settle in or continue updating to your taste. While the home isn’t brand new, it provides a fresh canvas for someone ready to personalize and finish it out. The seller is conveying materials already purchased for updates — including carpet, a sink, countertops, and more giving the next owner a head start on improvements. Outside, the oversized yard offers room to spread out and enjoy country living. A water well adds value and functionality, and the multiple carports, outbuildings, and storage areas provide excellent space for equipment, hobbies, vehicles, or workshop needs. At one time, the property featured two residences, offering a unique history and potential flexibility for future possibilities (buyer to verify with local regulations). Location is another highlight just minutes from Lake Whitney, a short drive to Meridian State Park, and convenient access to Cleburne for shopping and commuting. You get small-town living with recreation and amenities close by. If you’ve been looking for space, storage, and the opportunity to make a home your own, 710 Whitney Street is worth a closer look!

Key facts

• Oversized yard
• Water well
• Large corner lot

Tags

• LARGE CORNER LOT
• OVERSIZED YARD
• WATER WELL
• MULTIPLE CARPORTS
• OUTBUILDINGS
• STORAGE AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,291 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D+, schools F, crime F.
• Morgan ISD (rural): math 40% / reading 30% proficiency, ranked #895 of 1,141 in TX (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 35 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 15 units permitted in Bosque County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($795 loan paydown + $7k appreciation (6.0% local appreciation)).
• Bosque County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

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; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,649 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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 F-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.13% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.01%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (median comp): $185,200
• List price: $114,999
• Delta: -37.91%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

6.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.61×
• Total profit: $51,984
• Equity at exit: $72,273

10-year hold

• IRR: 23.1%
• Equity multiple: 5.29×
• Total profit: $138,128
• Equity at exit: $131,045

Cash invested: $32,200 (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 76671

• Home prices YoY: 2.6%
• Active inventory: 35
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$77 /mo · $918/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $296

Break-even live

Break-even rent $921

Max offer price $114,999

Occupancy floor 72%

Sensitivity live

Price	-10% $361	-5% $328	+0% $296	+5% $263	+10% $230
Rent	-10% $193	-5% $244	+0% $296	+5% $347	+10% $398
Rate	-1.0pp $353	-0.5pp $325	base $296	+0.5pp $266	+1.0pp $235

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 County Road 1500 Morgan, TX	2.0	1.0	1160	$1,295	$1.12	13d	1	0.71mi

Listing history 18 events

1. 2026-06-21
   days on market $114,999 Active 114 DOM
2. 2026-06-18
   days on market $114,999 Active 112 DOM
3. 2026-06-17
   days on market $114,999 Active 111 DOM
4. 2026-06-16
   days on market $114,999 Active 110 DOM
5. 2026-06-15
   days on market $114,999 Active 109 DOM
6. 2026-06-15
   days on market $114,999 Active 108 DOM
7. 2026-06-13
   days on market $114,999 Active 107 DOM
8. 2026-06-12
   days on market $114,999 Active 106 DOM
9. 2026-06-10
   days on market $114,999 Active 103 DOM
10. 2026-06-08
    days on market $114,999 Active 102 DOM
11. 2026-06-08
    days on market $114,999 Active 101 DOM
12. 2026-06-05
    days on market $114,999 Active 99 DOM
13. 2026-06-03
    days on market $114,999 Active 97 DOM
14. 2026-06-02
    days on market $114,999 Active 96 DOM
15. 2026-06-01
    days on market $114,999 Active 95 DOM
16. 2026-05-31
    days on market $114,999 Active 94 DOM
17. 2026-02-26
    listed $114,999 Active 1364-char remark

    Show marketing remark (1364 chars)

    Welcome to 710 Whitney Street in Morgan — a character-filled property sitting on a large corner lot with space, flexibility, and opportunity. This 3-bedroom, 1-bath home offers charm and solid bones, making it a great place to settle in or continue updating to your taste. While the home isn’t brand new, it provides a fresh canvas for someone ready to personalize and finish it out. The seller is conveying materials already purchased for updates — including carpet, a sink, countertops, and more giving the next owner a head start on improvements. Outside, the oversized yard offers room to spread out and enjoy country living. A water well adds value and functionality, and the multiple carports, outbuildings, and storage areas provide excellent space for equipment, hobbies, vehicles, or workshop needs. At one time, the property featured two residences, offering a unique history and potential flexibility for future possibilities (buyer to verify with local regulations). Location is another highlight just minutes from Lake Whitney, a short drive to Meridian State Park, and convenient access to Cleburne for shopping and commuting. You get small-town living with recreation and amenities close by. If you’ve been looking for space, storage, and the opportunity to make a home your own, 710 Whitney Street is worth a closer look!

18. 1998-11-13
    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: $918 · $77/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$1,186/yr (+$99/mo · 129.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 25 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: $15,540
• − Mortgage interest: −$6,442
• − Property taxes: −$918
• − Insurance: −$575
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$3,345
• Taxable income: $1,773
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $3,121/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: Morgan ISD
• NCES district ID: 4831380
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $44,102
• Composite: 32.43/100
• National rank: #10864
• State rank: #895 of 1141 in TX

Livability — Morgan

• Score: 56/100
• State rank: #1291
• US rank: #22455

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety D+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Morgan, TX
• Population (ZIP): 1,976

Population outlook (Bosque County) Hauer SSP2

• Today (2025): 17,405 people
• By 2030: 16,953 · -2.6%
• By 2040: 16,014 · -8.0%
• By 2050: 15,116 · -13.2%
• By 2075: 13,468 · -22.6%
• By 2100: 11,147 · -36.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 19% Two or more races 14%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Italian 6% Slovak 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Bosque

• 2024 margin: Solid R (+67.3) · D 15.9% · R 83.3%
• 2008→2024 swing: -15.5pp toward R · 2008: -51.9pp · 2024: -67.3pp
• All cycles: 2024: R+67.3 2020: R+64.7 2016: R+64.7 2012: R+61.4 2008: R+51.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.00%
• Current HPI: 233.8921
• 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

2 events — show timeline

• 2026-02-26 Listed $114,999 NTREIS
• 1998-11-13 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $918 · +4.5% YoY. Source: county tax records.