None · Whitehouse, TX 75791

$160,000

3 bd · 1.5 ba · 1,010 sqft · SingleFamily · 130 Days on market

Built 1982 Fair condition $158/sqft · 14% below area Est $186k · 14% under ↓ 20% since listing

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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 +18.1/30.0
• ARV discount +13.9/15.0
• DSCR +5.7/10.0
• Schools +5.5/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible investment opportunity! This 1,010 sq. ft. brick ranch near Whitehouse schools and Lake Tyler is ready for a full refresh. Built in 1982, it features 3 beds, 1.5 baths, and an open living/kitchen area. The kitchen offers granite counters and stainless steel appliances, while the backyard boasts an inground pool and covered patio. With some sweat equity, this distressed gem in an established neighborhood will shine again. Sold "as is" and perfect for investors or DIY buyers looking to build instant equity!

Key facts

• Covered patio
• Inground pool
• Granite counters

Tags

• BRICK RANCH
• OPEN LIVING KITCHEN AREA
• GRANITE COUNTERS
• STAINLESS STEEL APPLIANCES
• INGROUND POOL
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $141 ($2k/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 $158k (1.4% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.7% in Whitehouse — 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 79/100 on livability (#55 in TX, #2,180 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Whitehouse ISD (suburban): math 68% / reading 59% proficiency, ranked #38 of 826 in TX (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.9%/yr); 196 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 595 units permitted in Smith County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Smith County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.99% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $186,443
• List price: $160,000
• Delta: -14.18%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.94% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-17,013
• Equity at exit: $23,857

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-3,539
• Equity at exit: $13,834

Cash invested: $44,800 (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 75791

• Home prices YoY: -29.0%
• Rents YoY: 2.9%
• Active inventory: 196
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $141

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 86%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Shady Ln Whitehouse, TX	3.0	2.0	1097	$1,700	$1.55	44d	1	0.24mi
806 Fleetwood Whitehouse, TX	2.0	1.0	1033	$1,050	$1.02	21d	1	0.62mi
804 Fleetwood Whitehouse, TX	2.0	1.0	1033	$1,025	$0.99	21d	1	0.62mi
820 Lindsey Ln Whitehouse, TX	3.0	2.0	1340	$1,895	$1.41	44d	1	0.66mi
210 Memory Ln Whitehouse, TX	2.0	1.0	962	$1,050	$1.09	21d	1	0.70mi
308 Hanks St Whitehouse, TX	3.0	2.0	1500	$1,650	$1.10	44d	1	0.75mi
703 Memory Ln Whitehouse, TX	3.0	2.0	1300	$1,700	$1.31	13d	1	1.08mi

Listing history 5 events

1. 2026-05-15
   status Pending 531-char remark

   Show marketing remark (531 chars)

   Incredible investment opportunity! This 1,010 sq. ft. brick ranch near Whitehouse schools and Lake Tyler is ready for a full refresh. Built in 1982, it features 3 beds, 1.5 baths, and an open living/kitchen area. The kitchen offers granite counters and stainless steel appliances, while the backyard boasts an inground pool and covered patio. With some sweat equity, this distressed gem in an established neighborhood will shine again. Sold "as is" and perfect for investors or DIY buyers looking to build instant equity!

2. 2026-04-14
   price $160,000 531-char remark

   Show marketing remark (531 chars)

   Incredible investment opportunity! This 1,010 sq. ft. brick ranch near Whitehouse schools and Lake Tyler is ready for a full refresh. Built in 1982, it features 3 beds, 1.5 baths, and an open living/kitchen area. The kitchen offers granite counters and stainless steel appliances, while the backyard boasts an inground pool and covered patio. With some sweat equity, this distressed gem in an established neighborhood will shine again. Sold "as is" and perfect for investors or DIY buyers looking to build instant equity!

3. 2026-03-12
   price $176,000 531-char remark

   Show marketing remark (531 chars)

   Incredible investment opportunity! This 1,010 sq. ft. brick ranch near Whitehouse schools and Lake Tyler is ready for a full refresh. Built in 1982, it features 3 beds, 1.5 baths, and an open living/kitchen area. The kitchen offers granite counters and stainless steel appliances, while the backyard boasts an inground pool and covered patio. With some sweat equity, this distressed gem in an established neighborhood will shine again. Sold "as is" and perfect for investors or DIY buyers looking to build instant equity!

4. 2026-02-10
   price $191,000 531-char remark

   Show marketing remark (531 chars)

   Incredible investment opportunity! This 1,010 sq. ft. brick ranch near Whitehouse schools and Lake Tyler is ready for a full refresh. Built in 1982, it features 3 beds, 1.5 baths, and an open living/kitchen area. The kitchen offers granite counters and stainless steel appliances, while the backyard boasts an inground pool and covered patio. With some sweat equity, this distressed gem in an established neighborhood will shine again. Sold "as is" and perfect for investors or DIY buyers looking to build instant equity!

5. 2026-01-05
   listed $200,950 Active 531-char remark

   Show marketing remark (531 chars)

   Incredible investment opportunity! This 1,010 sq. ft. brick ranch near Whitehouse schools and Lake Tyler is ready for a full refresh. Built in 1982, it features 3 beds, 1.5 baths, and an open living/kitchen area. The kitchen offers granite counters and stainless steel appliances, while the backyard boasts an inground pool and covered patio. With some sweat equity, this distressed gem in an established neighborhood will shine again. Sold "as is" and perfect for investors or DIY buyers looking to build instant equity!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 25 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,939
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$4,655
• Taxable loss: −$909
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $1,911/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 · 11 photos

Fair 45/100 Moderate rehab

This 1982 brick ranch requires moderate renovations to improve its condition and increase its value. Key areas for improvement include painting, landscaping, and HVAC maintenance.

Repairs flagged

• Minor Kitchen cabinets — Slight wear
• Minor Bathroom cabinets — Slight wear
• Minor Landscaping — Overgrowth

Value-add opportunities

• Both Painting — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping improves curb appeal and property value
• Both HVAC maintenance — Regular maintenance ensures efficient operation and extends lifespan

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear	Minor	$500–3,000
Bathroom cabinets · Slight wear	Minor	$500–3,000
Landscaping · Overgrowth	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and property value ↑
• Both HVAC maintenance — Regular maintenance ensures efficient operation and extends lifespan ↑

ⓘ 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: Whitehouse ISD
• NCES district ID: 4845600
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 59% ▼ -1.00%
• Median HH income: $62,060
• Composite: 55.18/100
• National rank: #1274
• State rank: #38 of 826 in TX

Livability — Whitehouse

• Score: 79/100
• State rank: #55
• US rank: #2180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitehouse, TX
• County: Smith County · 180,570 people
• City population: 15,786
• Metro: Tyler, TX
• Population (ZIP): 15,786
• Household income: $92,107
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 313.0

Population outlook (Smith County) Hauer SSP2

• Today (2025): 248,890 people
• By 2030: 261,665 · +5.1%
• By 2040: 286,114 · +15.0%
• By 2050: 308,006 · +23.8%
• By 2075: 354,171 · +42.3%
• By 2100: 372,828 · +49.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Two or more races 8% Black 6%
• Hispanic origin (detail): Mexican 7% Salvadoran 1%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 93% English-only · Spanish 6% Chinese 1%

Political lean MEDSL · Smith

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -5.6pp toward R · 2008: -39.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+39.4 2016: R+43.9 2012: R+46.9 2008: R+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.16%
• Current HPI: 201.297
• Rent YoY: ▲ 2.94%
• Metro: Tyler, TX
• 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

-20.4% since first listed

5 events — show timeline

• 2026-05-15 Pending — GTAR
• 2026-04-14 Price Changed $160,000 GTAR
• 2026-03-12 Price Changed $176,000 GTAR
• 2026-02-10 Price Changed $191,000 GTAR
• 2026-01-05 Listed $200,950 GTAR