237 Linda Lee Xing · Whitney, TX 76692

$90,000

2 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 34 Days on market

8,494 sqft lot $82/sqft · 38% below area Est $144k · 38% under

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

237 Linda Lee Crossing offers a separate living space within a multi home setup. Provides privacy while still being near additional residences if needed. Can be used as a primary home or for a separate living arrangement. Offers flexibility in how the property is used based on your needs. This home is being sold as well as two neighboring properties! Please see MLS 21244699 to view the additional two homes for sale, or MLS 21244694 to view the listing of all three homes together.

Key facts

• Privacy
• Multi home setup
• Flexibility

Tags

• SEPARATE LIVING SPACE
• MULTI HOME SETUP
• PRIVACY
• FLEXIBILITY

Property features AI

Finance

• Other: Easement: access; Will not subdivide
• Financial info: Listing terms: Cash or Conventional; Treat as clear loan type; No second mortgage indicated
• HOA & community: No homeowners association

Exterior

• Parking: On-site parking
• Utilities: Outside city limits utilities; Not in a municipal utility district
• Home design: Single family residence; One level; Residential property; Not attached to another property
• Construction: Siding exterior; Metal roof; Pillar/post/pier foundation; Year built: preowned
• Exterior features: Covered front porch; Covered porch(es); Chain link fencing with gate; Large backyard with grass; Acreage lot

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Breakfast bar; Built-in cabinets; Eat-in kitchen
• Bedrooms: Primary bedroom on level 1 with cedar closet(s); Second bedroom on level 1 with cedar closet(s)
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom with built-in cabinets
• Heating & cooling: Ceiling fan(s); Electric heating; Window unit(s) for cooling
• Interior features: Built-in features; Cable TV available; Eat-in kitchen; High speed internet available; Paneling; Window coverings

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 3.4% 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) — zoned schools average 74% FRL vs 55% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $622 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: major wind risk, 27% 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.40% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.55%
• DSCR: 1.87
• GRM: 5.9

CMA / ARV

• ARV (median comp): $144,485
• List price: $90,000
• Delta: -37.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
183 Linda Lee Xing	0.21mi	1/1.5 (-1)	1,064 (-3%)	5mo	$74,999	$70	75
151 Linda Lee Loop	0.49mi	2/1.0	1,050 (-4%)	13mo	$149,500	$142	60

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: 11.6%
• Equity multiple: 1.46×
• Total profit: $11,563
• Equity at exit: $13,419

10-year hold

• IRR: 20.6%
• Equity multiple: 2.74×
• Total profit: $43,733
• Equity at exit: $7,782

Cash invested: $25,200 (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 76692

• Home prices YoY: -6.5%
• Active inventory: 644
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$79 /mo · $942/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $411

Break-even live

Break-even rent $744

Max offer price $90,000

Occupancy floor 63%

Sensitivity live

Price	-10% $462	-5% $436	+0% $411	+5% $385	+10% $360
Rent	-10% $311	-5% $361	+0% $411	+5% $460	+10% $510
Rate	-1.0pp $456	-0.5pp $433	base $411	+0.5pp $387	+1.0pp $364

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-14
   status Active 484-char remark
2. 2026-05-14
   historical Active Option Contract 484-char remark
3. 2026-04-23
   listed $90,000 Active 484-char remark
4. 2017-12-27
   soldstatus
5. 2000-01-03
   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: $942 · $79/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$704/yr (+$59/mo · 74.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $15,168
• − Mortgage interest: −$5,041
• − Property taxes: −$942
• − Insurance: −$450
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$2,618
• Taxable income: $3,689
• Est. tax owed @ 24.0%: −$885
• After-tax cash flow: $4,041/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

7 events — show timeline

• 2026-05-27 Pending — NTREIS
• 2026-05-26 Contingent — NTREIS
• 2026-05-14 Relisted — NTREIS
• 2026-05-14 Contingent — NTREIS
• 2026-04-23 Listed $90,000 NTREIS
• 2017-12-27 Sold (Public Records) — Public Records
• 2000-01-03 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $942 · -0.2% YoY. Source: county tax records.