100 Ranchview · Whitney, TX 76692

$90,000

1 bd · None ba · 3,180 sqft · Other · 31 Days on market

Poor condition

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

This is an extra-large port that comes with a storage room/workshop and an extra room that could be used as a bedroom upstairs above the storage room/workshop. This site comes equipped with 2 full hookups for 2 RV& apos; s. If you are interested in building a barndo this would be a wonderful place to live. This site has pastures on 2 sides & amp; an open space between it & amp; the next resident. Whitney resorts consist of over 300 acres of land in our clean quiet, gated community. The Event Center is where we enjoy our monthly special dinners, Sunday potluck luncheons, cornhole games on Sunday, Tuesday & amp; Thursday & acirc; & euro; & trade; s, special parties

Key facts

• Storage room
• Open space
• Extra room

Tags

• STORAGE ROOM
• WORKSHOP
• EXTRA ROOM
• FULL HOOKUPS FOR RVS
• PASTURES
• OPEN SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath other listed at $90k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $324 ($4k/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 10.6% 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: schools D, amenities F, commute F.
• 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.
• 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.33% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.45%
• DSCR: 1.69
• 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: 6.2%
• Equity multiple: 1.24×
• Total profit: $6,101
• Equity at exit: $13,419

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $31,997
• 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: 6.3×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $324

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 68%

Sensitivity live

Price	-10% $387	-5% $356	+0% $324	+5% $293	+10% $262
Rent	-10% $230	-5% $277	+0% $324	+5% $372	+10% $419
Rate	-1.0pp $370	-0.5pp $347	base $324	+0.5pp $301	+1.0pp $277

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 17 events

1. 2026-06-21
   days on market $90,000 Active 31 DOM
2. 2026-06-18
   days on market $90,000 Active 29 DOM
3. 2026-06-17
   days on market $90,000 Active 28 DOM
4. 2026-06-16
   days on market $90,000 Active 27 DOM
5. 2026-06-15
   days on market $90,000 Active 26 DOM
6. 2026-06-15
   days on market $90,000 Active 25 DOM
7. 2026-06-13
   days on market $90,000 Active 24 DOM
8. 2026-06-12
   days on market $90,000 Active 23 DOM
9. 2026-06-09
   days on market $90,000 Active 20 DOM
10. 2026-06-08
    days on market $90,000 Active 19 DOM
11. 2026-06-08
    days on market $90,000 Active 18 DOM
12. 2026-06-07
    days on market $90,000 Active 17 DOM
13. 2026-06-03
    days on market $90,000 Active 14 DOM
14. 2026-06-02
    days on market $90,000 Active 13 DOM
15. 2026-06-01
    days on market $90,000 Active 12 DOM
16. 2026-05-31
    days on market $90,000 Active 11 DOM
17. 2026-05-20
    listed $90,000 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: $14,376
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$2,618
• Taxable income: $2,617
• Est. tax owed @ 24.0%: −$628
• After-tax cash flow: $3,266/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 · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including a new roof and exterior updates, to become move-in ready and increase its value.

Repairs flagged

• Major roof — The roof appears old and possibly leaking.
• Major exterior siding — The siding is peeling and in need of repainting or replacement.

Value-add opportunities

• Both roof replacement — A new roof will significantly improve the home's appearance and functionality, making it more attractive for both resale and rental.
• Both exterior siding and painting — Updating the exterior siding and painting will enhance the home's curb appeal and make it more marketable for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears old and possibly leaking.	Major	$15,000–50,000
exterior siding · The siding is peeling and in need of repainting or replacement.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both roof replacement — A new roof will significantly improve the home's appearance and functionality, making it more attractive for both resale and rental. ↑
• Both exterior siding and painting — Updating the exterior siding and painting will enhance the home's curb appeal and make it more marketable for both resale and rental. ↑

ⓘ 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

• 2026-05-20 Listed $90,000 FSBO.com