501 W Roosevelt Ave · Whitney, TX 76692

$139,000

1 bd · 1.0 ba · 756 sqft · SingleFamily public records · 24 Days on market

Built 1903 2.03 ac lot Est $122k · 14% over

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Why this score? — see what drove the F 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 +8.7/30.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOOKING FOR A CHARMING COUNTRY HOUSE? Look no further. .. this home sits on 2.06 acres and has a 1 bedroom, extra room for an office or sleeping room and 2 full baths! The home has had many upgrades and is move-in ready! Check out the original shiplap used through-out this home. The owner insulated the walls in 2005. Nice size living room and dining room combination. Kitchen has been completely remodeled with all new cabinets, counter tops, tin walls, stainless steel dishwasher (1yr old) and refrigerator will stay. Large master bedroom with original hardwood floors. Master bath has Jacuzzi tub, separate shower and 2 sinks. Metal roof(2004). There is space in the attic for a loft. Fenced yard and so much more!!

Key facts

• 2.03 acre lot
• Built 1903
• Listed 24 days

Property features AI

Finance

• Other: Located in Hill County, Whitney subdivision; GPS friendly with sign on property; Listing is active and for sale
• Financial info: No second mortgage
• HOA & community: No association

Exterior

• Parking: Unpaved parking
• Utilities: City water; City sewer; Electricity connected; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Built in 1903; Not attached to another dwelling
• Construction: Year built: 1903
• Exterior features: Approximately 2.03-acre lot; Public-record lot size

Interior

• Kitchen: Dishwasher
• Bedrooms: 1 bedroom located on the main level
• Bathrooms: 2 full bathrooms
• Interior features: Decorative lighting; Two total rooms (living area and primary bedroom); One living area; One dining area; One level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (24.9% below list).
• Recommended offer: $104k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $961 of loan paydown is wiped out by about $4k 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 24 days — a 2% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago 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

• Watch-outs: built in 1903 — 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,395 (24.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.75% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $121,716
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 W Roosevelt Ave	0.19mi	2/1.0 (+1)	792 (+5%)	7mo	$127,900	$161	72
705 W Jefferson Ave	0.19mi	2/1.0 (+1)	806 (+7%)	8mo	$13,499	$17	68
503 N Brazos St	0.25mi	2/1.0 (+1)	725 (-4%)	15mo	$139,500	$192	64

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: -22.3%
• Equity multiple: 0.23×
• Total profit: $-29,962
• Equity at exit: $20,725

10-year hold

• IRR: -16.5%
• Equity multiple: 0.08×
• Total profit: $-35,657
• Equity at exit: $12,018

Cash invested: $38,920 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$155 /mo · $1,857/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $-117

Break-even live

Break-even rent $1,192

Max offer price $118,357

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-78	+0% $-117	+5% $-156	+10% $-196
Rent	-10% $-199	-5% $-158	+0% $-117	+5% $-76	+10% $-34
Rate	-1.0pp $-47	-0.5pp $-81	base $-117	+0.5pp $-153	+1.0pp $-190

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 S Bosque St Whitney, TX	1.0	1.0	682	$995	$1.46	8d	1	0.69mi
415 S Colorado St Whitney, TX	1.0	1.0	700	$799	$1.14	13d	1	0.82mi
915 E Dee St Whitney, TX	2.0	2.0	1064	$1,540	$1.45	21d	1	1.04mi

Listing history 23 events

1. 2026-06-21
   days on market $139,000 Active 24 DOM
2. 2026-06-18
   days on market $139,000 Active 22 DOM
3. 2026-06-17
   days on market $139,000 Active 21 DOM
4. 2026-06-16
   days on market $139,000 Active 20 DOM
5. 2026-06-15
   days on market $139,000 Active 19 DOM
6. 2026-06-15
   days on market $139,000 Active 18 DOM
7. 2026-06-13
   days on market $139,000 Active 17 DOM
8. 2026-06-12
   days on market $139,000 Active 16 DOM
9. 2026-06-09
   days on market $139,000 Active 13 DOM
10. 2026-06-08
    days on market $139,000 Active 12 DOM
11. 2026-06-08
    days on market $139,000 Active 11 DOM
12. 2026-06-07
    days on market $139,000 Active 10 DOM
13. 2026-06-03
    days on market $139,000 Active 7 DOM
14. 2026-06-02
    days on market $139,000 Active 6 DOM
15. 2026-06-01
    days on market $139,000 Active 5 DOM
16. 2026-05-31
    days on market $139,000 Active 4 DOM
17. 2026-05-27
    listed $139,000 Active
18. 2018-07-24
    soldstatus
19. 2018-07-20
    soldstatus Sold 720-char remark

    Show marketing remark (720 chars)

    LOOKING FOR A CHARMING COUNTRY HOUSE? Look no further. .. this home sits on 2.06 acres and has a 1 bedroom, extra room for an office or sleeping room and 2 full baths! The home has had many upgrades and is move-in ready! Check out the original shiplap used through-out this home. The owner insulated the walls in 2005. Nice size living room and dining room combination. Kitchen has been completely remodeled with all new cabinets, counter tops, tin walls, stainless steel dishwasher (1yr old) and refrigerator will stay. Large master bedroom with original hardwood floors. Master bath has Jacuzzi tub, separate shower and 2 sinks. Metal roof(2004). There is space in the attic for a loft. Fenced yard and so much more!!

20. 2018-05-12
    status Pending 720-char remark

    Show marketing remark (720 chars)

    LOOKING FOR A CHARMING COUNTRY HOUSE? Look no further. .. this home sits on 2.06 acres and has a 1 bedroom, extra room for an office or sleeping room and 2 full baths! The home has had many upgrades and is move-in ready! Check out the original shiplap used through-out this home. The owner insulated the walls in 2005. Nice size living room and dining room combination. Kitchen has been completely remodeled with all new cabinets, counter tops, tin walls, stainless steel dishwasher (1yr old) and refrigerator will stay. Large master bedroom with original hardwood floors. Master bath has Jacuzzi tub, separate shower and 2 sinks. Metal roof(2004). There is space in the attic for a loft. Fenced yard and so much more!!

21. 2018-03-23
    listed $115,000 Active 720-char remark

    Show marketing remark (720 chars)

    LOOKING FOR A CHARMING COUNTRY HOUSE? Look no further. .. this home sits on 2.06 acres and has a 1 bedroom, extra room for an office or sleeping room and 2 full baths! The home has had many upgrades and is move-in ready! Check out the original shiplap used through-out this home. The owner insulated the walls in 2005. Nice size living room and dining room combination. Kitchen has been completely remodeled with all new cabinets, counter tops, tin walls, stainless steel dishwasher (1yr old) and refrigerator will stay. Large master bedroom with original hardwood floors. Master bath has Jacuzzi tub, separate shower and 2 sinks. Metal roof(2004). There is space in the attic for a loft. Fenced yard and so much more!!

22. 2011-01-05
    soldstatus
23. 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: $1,857 · $155/mo
• Projected year-2 tax: $2,544 · $212/mo
• Expected delta: +$687/yr (+$57/mo · 37.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 23 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,527
• − Mortgage interest: −$7,786
• − Property taxes: −$1,857
• − Insurance: −$695
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$4,044
• Taxable loss: −$3,858
• Est. tax savings @ 24.0%: +$926
• After-tax cash flow: $-476/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

• Census place: Whitney, TX
• 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

+20.9% since first listed

7 events — show timeline

• 2026-05-27 Listed $139,000 NTREIS
• 2018-07-24 Sold (Public Records) — Public Records
• 2018-07-20 Sold (MLS) — NTREIS
• 2018-05-12 Pending — NTREIS
• 2018-03-23 Listed $115,000 NTREIS
• 2011-01-05 Sold (Public Records) — Public Records
• 2000-01-03 Sold (Public Records) — Public Records

Property tax history

+9.3%/yr

Latest (2025): $1,857 · +6.6% YoY. Source: county tax records.