3012 Whisper Oaks Ln Unit J · Georgetown, TX 78628

$115,000

480 bd · 1.0 ba · 480 sqft · Condo public records · 129 Days on market

Built 1985 $240/sqft · 17% below area Est $138k · 17% under $118/mo HOA · 6% of rent ↓ 11% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.1/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and fully refreshed 1 bed, 1 bath condo in Georgetown’s Whisper Oaks community. This 480 sq ft unit features new LVP flooring, full interior paint, scraped/re-textured ceilings, quartz countertops in the kitchen and bath, updated cabinet fronts, and a resurfaced tub with updated fixtures. One reserved parking space and a convenient north Georgetown location close to IH-35, Williams Drive, the Rec Center, San Gabriel River trails, and the Square.

Key facts

• Quartz countertops
• Resurfaced tub
• New lvp flooring

Tags

• NEW LVP FLOORING
• FULL INTERIOR PAINT
• SCRAPED RE-TEXTURED CEILINGS
• QUARTZ COUNTERTOPS
• UPDATED CABINET FRONTS
• RESURFACED TUB

What this means for you Summary

Snapshot

• This is a 480-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 2.4% in Georgetown — 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 82/100 on livability (#18 in TX, #1,294 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: commute F.
• Georgetown ISD (suburban): math 31% / reading 38% proficiency, ranked #474 of 826 in TX (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.1%/yr); 1578 active listings in the ZIP; high-income renter base; 7,543 units permitted in Williamson County in 2024 (1,425 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Williamson County population projected at +69% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.75% ✓
• Cap rate: 12.73%
• Cash-on-cash: 22.99%
• DSCR: 2.02
• GRM: 4.8

CMA / ARV

• ARV (median comp): $138,106
• List price: $115,000
• Delta: -16.73%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.46×
• Total profit: $14,911
• Equity at exit: $17,147

10-year hold

• IRR: 18.3%
• Equity multiple: 2.29×
• Total profit: $41,393
• Equity at exit: $9,943

Cash invested: $32,200 (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 78628

• Rents YoY: -1.1%
• Active inventory: 1578
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,009 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$201 /mo · $2,412/yr
• Insurance: −$48
• HOA: −$118
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $617

Break-even live

Break-even rent $1,228

Max offer price $115,000

Occupancy floor 64%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $118 · $1,416/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $115,000 Active 129 DOM
2. 2026-06-17
   price $115,000 Active 128 DOM
3. 2026-06-17
   days on market $120,000 Active 128 DOM
4. 2026-06-16
   days on market $120,000 Active 127 DOM
5. 2026-06-15
   days on market $120,000 Active 126 DOM
6. 2026-06-13
   days on market $120,000 Active 124 DOM
7. 2026-06-09
   days on market $120,000 Active 120 DOM
8. 2026-06-08
   days on market $120,000 Active 119 DOM
9. 2026-06-07
   days on market $120,000 Active 118 DOM
10. 2026-06-03
    days on market $120,000 Active 114 DOM
11. 2026-06-02
    days on market $120,000 Active 113 DOM
12. 2026-06-01
    days on market $120,000 Active 112 DOM
13. 2026-05-31
    days on market $120,000 Active 111 DOM
14. 2026-04-20
    price $125,000 469-char remark

    Show marketing remark (469 chars)

    Move-in ready and fully refreshed 1 bed, 1 bath condo in Georgetown’s Whisper Oaks community. This 480 sq ft unit features new LVP flooring, full interior paint, scraped/re-textured ceilings, quartz countertops in the kitchen and bath, updated cabinet fronts, and a resurfaced tub with updated fixtures. One reserved parking space and a convenient north Georgetown location close to IH-35, Williams Drive, the Rec Center, San Gabriel River trails, and the Square.

15. 2026-03-13
    price $130,000 469-char remark

    Show marketing remark (469 chars)

    Move-in ready and fully refreshed 1 bed, 1 bath condo in Georgetown’s Whisper Oaks community. This 480 sq ft unit features new LVP flooring, full interior paint, scraped/re-textured ceilings, quartz countertops in the kitchen and bath, updated cabinet fronts, and a resurfaced tub with updated fixtures. One reserved parking space and a convenient north Georgetown location close to IH-35, Williams Drive, the Rec Center, San Gabriel River trails, and the Square.

16. 2026-01-21
    listed $140,000 Active 469-char remark

    Show marketing remark (469 chars)

    Move-in ready and fully refreshed 1 bed, 1 bath condo in Georgetown’s Whisper Oaks community. This 480 sq ft unit features new LVP flooring, full interior paint, scraped/re-textured ceilings, quartz countertops in the kitchen and bath, updated cabinet fronts, and a resurfaced tub with updated fixtures. One reserved parking space and a convenient north Georgetown location close to IH-35, Williams Drive, the Rec Center, San Gabriel River trails, and the Square.

17. 2016-10-27
    soldstatus
18. 2001-01-19
    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: $2,412 · $201/mo
• Projected year-2 tax: $2,412 · $201/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $24,106
• − Mortgage interest: −$6,442
• − Property taxes: −$2,412
• − Insurance: −$575
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − HOA: −$1,416
• − Depreciation: −$3,345
• Taxable income: $6,059
• Est. tax owed @ 24.0%: −$1,454
• After-tax cash flow: $5,950/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: Georgetown ISD
• NCES district ID: 4820600
• Math proficiency: 31% ▼ -5.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $69,461
• Composite: 31.77/100
• National rank: #5897
• State rank: #474 of 826 in TX

Livability — Georgetown

• Score: 82/100
• State rank: #18
• US rank: #1294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, TX
• County: Williamson County · 680,029 people
• City population: 128,203
• Metro: Austin-Round Rock-Georgetown, TX
• Population (ZIP): 50,822
• Household income: $125,635
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 1560.0

Population outlook (Williamson County) Hauer SSP2

• Today (2025): 699,027 people
• By 2030: 795,537 · +13.8%
• By 2040: 990,683 · +41.7%
• By 2050: 1,184,292 · +69.4%
• By 2075: 1,623,825 · +132.3%
• By 2100: 1,924,153 · +175.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 16% Two or more races 9% Asian 4% Black 4%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 4% Slovak 2% Romanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 87% English-only · Spanish 7% Other Asian/Pacific 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Williamson

• 2024 margin: Toss-up / Even · D 48.0% · R 50.4% · Other 1.6%
• 2008→2024 swing: +10.6pp toward D · 2008: -13.0pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+1.4 2016: R+9.9 2012: R+21.5 2008: R+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -439.68%
• Current HPI: 192.7561
• Rent YoY: ▼ -1.07%
• Metro: Austin-Round Rock-Georgetown, 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

-10.7% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $125,000 Unlock MLS
• 2026-03-13 Price Changed $130,000 Unlock MLS
• 2026-01-21 Listed $140,000 Unlock MLS
• 2016-10-27 Sold (Public Records) — Public Records
• 2001-01-19 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2026): $2,412 · +20.0% YoY. Source: county tax records.