180 Canyon Dr · Whitney, TX 76692

$35,000

3 bd · 1.0 ba · 1,476 sqft · Manufactured public records · 9 Days on market

10,149 sqft lot $24/sqft · 65% below area ↓ 46% since listing

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

Listing remarks MLS

Investor Opportunity! BRING ALL OFFERS!! Just minutes from Lake Whitney and Boat Ramps. This property was acquired through a delinquent tax sale several years ago. Property is now in an Estate. Buyer will be responsible for process of vacating and possession.

Key facts

• Lake whitney
• Boat ramps
• Marina

Tags

• LAKE WHITNEY
• BOAT RAMPS
• MARINA
• UTILITIES ALREADY IN PLACE
• REMODEL EXISTING HOME
• UNRESTRICTED PROPERTY

Property features AI

Finance

• Other: Taxes and legal description: LOMA LINDA LT 51A
• Financial info: Listing terms: Cash, Contact Agent, Other; Second mortgage: No
• HOA & community: No homeowners association

Exterior

• Parking: Additional parking available; No covered or carport spaces listed
• Utilities: Co-op electric; Co-op water; Septic system; Not in a municipal utility district
• Home design: Residential mobile home; Single-story
• Construction: Metal roof; Year built not specified
• Exterior features: Property is on a roughly 0.23-acre lot; Located in the Loma Linda subdivision; Directions: From 1713 turn right onto Canyon Drive; follow the curve left and the home is on the right

Interior

• Kitchen: No appliances included
• Bedrooms: Three bedrooms (all on the main level); Primary bedroom and primary bathroom (on the main level)
• Bathrooms: One full bathroom
• Interior features: One level layout; Five total rooms; One living area; One dining area; No fireplaces; Other interior features
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $926 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Cap rate 38.1% vs local median 3.0% 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $35,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 4.16% ✓
• Cap rate: 38.06%
• Cash-on-cash: 113.44%
• DSCR: 6.05
• GRM: 2.0

CMA / ARV

• ARV (median comp): $99,000
• List price: $35,000
• Delta: -64.65%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.44×
• Total profit: $53,346
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 13.50×
• Total profit: $122,478
• Equity at exit: $3,026

Cash invested: $9,800 (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 76692

• Home prices YoY: -6.5%
• Active inventory: 644
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $926

Break-even live

Break-even rent $284

Max offer price $35,000

Occupancy floor 31%

Sensitivity live

Price	-10% $946	-5% $936	+0% $926	+5% $917	+10% $907
Rent	-10% $811	-5% $869	+0% $926	+5% $984	+10% $1,042
Rate	-1.0pp $944	-0.5pp $935	base $926	+0.5pp $917	+1.0pp $908

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-13
   listed $35,000 Active 406-char remark
2. 2026-03-23
   soldstatus
3. 2026-03-19
   soldstatus Closed 260-char remark

   Show marketing remark (260 chars)

   Investor Opportunity! BRING ALL OFFERS!! Just minutes from Lake Whitney and Boat Ramps. This property was acquired through a delinquent tax sale several years ago. Property is now in an Estate. Buyer will be responsible for process of vacating and possession.

4. 2026-02-04
   status Pending 260-char remark

   Show marketing remark (260 chars)

   Investor Opportunity! BRING ALL OFFERS!! Just minutes from Lake Whitney and Boat Ramps. This property was acquired through a delinquent tax sale several years ago. Property is now in an Estate. Buyer will be responsible for process of vacating and possession.

5. 2026-02-04
   price $35,000 260-char remark

   Show marketing remark (260 chars)

   Investor Opportunity! BRING ALL OFFERS!! Just minutes from Lake Whitney and Boat Ramps. This property was acquired through a delinquent tax sale several years ago. Property is now in an Estate. Buyer will be responsible for process of vacating and possession.

6. 2026-02-04
   price $25,000 260-char remark

   Show marketing remark (260 chars)

   Investor Opportunity! BRING ALL OFFERS!! Just minutes from Lake Whitney and Boat Ramps. This property was acquired through a delinquent tax sale several years ago. Property is now in an Estate. Buyer will be responsible for process of vacating and possession.

7. 2025-12-23
   price $35,000 260-char remark

   Show marketing remark (260 chars)

   Investor Opportunity! BRING ALL OFFERS!! Just minutes from Lake Whitney and Boat Ramps. This property was acquired through a delinquent tax sale several years ago. Property is now in an Estate. Buyer will be responsible for process of vacating and possession.

8. 2025-10-10
   price $40,000 260-char remark

   Show marketing remark (260 chars)

   Investor Opportunity! BRING ALL OFFERS!! Just minutes from Lake Whitney and Boat Ramps. This property was acquired through a delinquent tax sale several years ago. Property is now in an Estate. Buyer will be responsible for process of vacating and possession.

9. 2025-08-14
   price $45,000 260-char remark

   Show marketing remark (260 chars)

   Investor Opportunity! BRING ALL OFFERS!! Just minutes from Lake Whitney and Boat Ramps. This property was acquired through a delinquent tax sale several years ago. Property is now in an Estate. Buyer will be responsible for process of vacating and possession.

10. 2025-01-15
    listed $50,000 Active 260-char remark

    Show marketing remark (260 chars)

    Investor Opportunity! BRING ALL OFFERS!! Just minutes from Lake Whitney and Boat Ramps. This property was acquired through a delinquent tax sale several years ago. Property is now in an Estate. Buyer will be responsible for process of vacating and possession.

11. 2024-11-15
    historical
12. 2024-09-13
    price $55,000
13. 2024-06-25
    price $53,000
14. 2024-06-06
    price $60,000
15. 2024-03-15
    listed $65,000 Active
16. 2008-09-09
    soldstatus
17. 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: $316 · $26/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$324/yr (+$27/mo · 102.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,482
• − Mortgage interest: −$1,961
• − Property taxes: −$316
• − Insurance: −$175
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$1,018
• Taxable income: $11,215
• Est. tax owed @ 24.0%: −$2,692
• After-tax cash flow: $8,426/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

-46.2% since first listed

19 events — show timeline

• 2026-06-12 Sold (MLS) — NTREIS
• 2026-05-22 Pending — NTREIS
• 2026-05-13 Listed $35,000 NTREIS
• 2026-03-23 Sold (Public Records) — Public Records
• 2026-03-19 Sold (MLS) — NTREIS
• 2026-02-04 Pending — NTREIS
• 2026-02-04 Price Changed $35,000 NTREIS
• 2026-02-04 Price Changed $25,000 NTREIS
• 2025-12-23 Price Changed $35,000 NTREIS
• 2025-10-10 Price Changed $40,000 NTREIS
• 2025-08-14 Price Changed $45,000 NTREIS
• 2025-01-15 Listed $50,000 NTREIS
• 2024-11-15 Listing Removed — NTREIS
• 2024-09-13 Price Changed $55,000 NTREIS
• 2024-06-25 Price Changed $53,000 NTREIS
• 2024-06-06 Price Changed $60,000 NTREIS
• 2024-03-15 Listed $65,000 NTREIS
• 2008-09-09 Sold (Public Records) — Public Records
• 2000-01-03 Sold (Public Records) — Public Records

Property tax history

+1.2%/yr

Latest (2025): $316 · +0.9% YoY. Source: county tax records.