149 Patriot Dr · Whitney, TX 76692

$81,000

1 bd · 1.0 ba · 607 sqft · Other · 9 Days on market

Built 2024 Poor condition

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Why this score? — see what drove the C+ 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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

Metal port on cement slab, fully furnished, kitchen, laundry, full bathroom, new addition in 2024 16x20 nicely finished out (living room). Huge upstairs storage fully insulated, Post also has a Mini Split average electric bill is 100.00 monthly.

Key facts

• Upstairs storage
• Kitchen
• Full bathroom

Tags

• FULLY FURNISHED
• KITCHEN
• LAUNDRY
• FULL BATHROOM
• NEW ADDITION
• UPSTAIRS STORAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $81k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($990 rent vs $81k).
• Cap rate 9.6% 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: 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: 638 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 $560 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $81,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.22% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.76%
• DSCR: 1.52
• GRM: 6.8

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,043
• Equity at exit: $12,077

10-year hold

• IRR: 10.8%
• Equity multiple: 1.85×
• Total profit: $19,194
• Equity at exit: $7,003

Cash invested: $22,680 (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: 638
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $990 medium
• Mortgage (P&I): −$425
• Tax est. 1.5%: −$101 /mo · $1,215/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $222

Break-even live

Break-even rent $709

Max offer price $81,000

Occupancy floor 73%

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $81,000 Active 9 DOM
2. 2026-06-17
   days on market $81,000 Active 8 DOM
3. 2026-06-16
   days on market $81,000 Active 7 DOM
4. 2026-06-15
   days on market $81,000 Active 6 DOM
5. 2026-06-15
   days on market $81,000 Active 5 DOM
6. 2026-06-13
   days on market $81,000 Active 4 DOM
7. 2026-06-12
   remarks 245-char remark
8. 2026-06-12
   listed $81,000 Active 3 DOM

ⓘ 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: $11,878
• − Mortgage interest: −$4,537
• − Property taxes: −$1,215
• − Insurance: −$405
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$2,356
• Taxable income: $1,464
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $2,315/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

The home requires extensive repairs and maintenance, including roof replacement, exterior painting and repairs, and landscaping improvements. These updates would significantly increase its resale and rental value.

Repairs flagged

• Major roof — The independent image shows a metal port structure, which appears to be the roof. The structure looks aged and possibly rusted, indicating poor condition.
• Major exterior — The independent image shows a metal port structure with a concrete slab. The concrete slab appears to be in fair condition, but the overall exterior structure looks aged and possibly in need of maintenance.
• Major landscaping — No landscaping is visible in the photos, but the listing mentions a large storage area and a mini split HVAC system, which may need maintenance or replacement based on the monthly electric bill.

Value-add opportunities

• Resale roof replacement — Replacing the roof would significantly improve the home's appearance and increase its resale value.
• Resale exterior painting and repairs — Painting and repairing the exterior would improve the home's curb appeal and increase its resale value.
• Resale landscaping and curb appeal improvements — Improving the landscaping and curb appeal would make the home more attractive and increase its resale value.
• Rental HVAC system maintenance or replacement — Maintaining or replacing the HVAC system would improve the home's comfort and energy efficiency, making it more attractive to renters and increasing its rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent image shows a metal port structure, which appears to be the roof. The structure looks aged and possibly rusted, indicating poor condition.	Major	$15,000–50,000
exterior · The independent image shows a metal port structure with a concrete slab. The concrete slab appears to be in fair condition, but the overall exterior structure looks aged and possibly in need of maintenance.	Major	$15,000–50,000
landscaping · No landscaping is visible in the photos, but the listing mentions a large storage area and a mini split HVAC system, which may need maintenance or replacement based on the monthly electric bill.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale roof replacement — Replacing the roof would significantly improve the home's appearance and increase its resale value. ↑
• Resale exterior painting and repairs — Painting and repairing the exterior would improve the home's curb appeal and increase its resale value. ↑
• Resale landscaping and curb appeal improvements — Improving the landscaping and curb appeal would make the home more attractive and increase its resale value. ↑
• Rental HVAC system maintenance or replacement — Maintaining or replacing the HVAC system would improve the home's comfort and energy efficiency, making it more attractive to renters and increasing its rental value. ↑

ⓘ 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

• 2026-06-09 Listed $81,000 FSBO.com