106 Tammi Run Ln · Whitney, TX 76692

$119,900

1 bd · 2.0 ba · 1,175 sqft · SingleFamily public records · 23 Days on market

Built 1999 7,492 sqft lot Est $101k · 19% over ↓ 20% since listing

---

Why this score? — see what drove the D 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 +19.9/30.0
• DSCR +6.3/10.0
• 1% rule +5.4/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity meets location with this unique Lake Whitney property featuring two private living quarters on one lot. The primary residence offers a comfortable and inviting atmosphere with an open floor plan, and a loft bedroom that adds character and functionality to the space. Rich wood details and large windows create a warm, cabin-like feel filled with natural light. A separate detached studio adds even more versatility, complete with its own bedroom, bathroom, and full kitchen setup—perfect for hosting guests, creating a private workspace, or generating income as a vacation rental. The studio is currently leased on a month to month basis generating $500 per month. The studio has h

Key facts

• Covered parking
• Fenced yard
• Detached studio

Tags

• TWO PRIVATE LIVING QUARTERS
• DETACHED STUDIO
• FENCED YARD
• COVERED PARKING
• LOW-MAINTENANCE METAL ROOF
• WALKING DISTANCE OF THE LAKE

Property features AI

Finance

• Financial info: Accepts cash, conventional, FHA, VA loan; eligible for 1031 exchange
• HOA & community: No association

Exterior

• Parking: Covered parking; Carport (2 spaces); Additional driveway parking; Concrete driveway
• Utilities: Co-op electric; Co-op water; Propane
• Home design: Single-family residence; One and one-half story
• Construction: Metal roof; Pillar/post/pier foundation; Built in 1999
• Exterior features: Chain link fencing; Lot less than 0.5 acre; Accessory unit of approximately 200 sq ft

Interior

• Kitchen: Electric cooktop; Electric oven; Microwave; Refrigerator
• Bedrooms: Primary bedroom located on the 2nd level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Propane heating; Electric cooling; Wall/window unit(s)
• Interior features: Open floorplan; Vaulted ceilings; Pantry; Paneling; Cable TV available; Flat screen wiring; High-speed internet available
• Laundry & utility: Washer hookup; Washer included; Electric dryer hookup; Dryer included; Utility room

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 $829 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 23 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,101 (1.5% below list)

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. 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?
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: 1.04% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $101,050
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
183 Linda Lee Xing	0.23mi	1/1.5	1,064 (-9%)	5mo	$74,999	$70	68
168 Tobacco Rd	0.23mi	2/2.0 (+1)	1,334 (+14%)	13mo	$115,000	$86	51
151 Linda Lee Loop	0.49mi	2/1.0 (+1)	1,050 (-11%)	13mo	$149,500	$142	40

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-10,219
• Equity at exit: $17,877

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $3,030
• Equity at exit: $10,367

Cash invested: $33,572 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$160 /mo · $1,925/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $144

Break-even live

Break-even rent $1,062

Max offer price $119,900

Occupancy floor 83%

Sensitivity live

Price	-10% $212	-5% $178	+0% $144	+5% $110	+10% $76
Rent	-10% $46	-5% $95	+0% $144	+5% $193	+10% $243
Rate	-1.0pp $205	-0.5pp $175	base $144	+0.5pp $113	+1.0pp $82

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-12
   statusdays on market $119,900 Pending 23 DOM
2. 2026-06-09
   days on market $119,900 Active Option Contract 22 DOM
3. 2026-06-08
   days on market $119,900 Active Option Contract 21 DOM
4. 2026-06-08
   days on market $119,900 Active Option Contract 20 DOM
5. 2026-06-07
   days on market $119,900 Active Option Contract 19 DOM
6. 2026-06-03
   days on market $119,900 Active Option Contract 16 DOM
7. 2026-06-02
   days on market $119,900 Active Option Contract 15 DOM
8. 2026-06-01
   days on market $119,900 Active Option Contract 14 DOM
9. 2026-05-31
   days on market $119,900 Active Option Contract 13 DOM
10. 2026-05-18
    listed $119,900 Active
11. 2026-02-28
    historical
12. 2026-01-20
    status Active
13. 2026-01-19
    status Pending
14. 2025-11-15
    status Active
15. 2025-11-10
    status Pending
16. 2025-10-30
    listed $135,000 Active
17. 2025-10-08
    historical
18. 2025-09-11
    price $149,250
19. 2025-04-09
    listed $149,500 Active
20. 2000-01-03
    soldstatus
21. 1998-06-02
    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: $1,925 · $160/mo
• Projected year-2 tax: $2,194 · $183/mo
• Expected delta: +$270/yr (+$22/mo · 14.0%)

ⓘ 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 ≥109°F today · 25 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: $14,936
• − Mortgage interest: −$6,716
• − Property taxes: −$1,925
• − Insurance: −$600
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$3,488
• Taxable loss: −$182
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $1,774/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

-19.8% since first listed

12 events — show timeline

• 2026-05-18 Listed $119,900 NTREIS
• 2026-02-28 Listing Removed — NTREIS
• 2026-01-20 Relisted — NTREIS
• 2026-01-19 Pending — NTREIS
• 2025-11-15 Relisted — NTREIS
• 2025-11-10 Pending — NTREIS
• 2025-10-30 Listed $135,000 NTREIS
• 2025-10-08 Listing Removed — NTREIS
• 2025-09-11 Price Changed $149,250 NTREIS
• 2025-04-09 Listed $149,500 NTREIS
• 2000-01-03 Sold (Public Records) — Public Records
• 1998-06-02 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,925 · +11.0% YoY. Source: county tax records.