675 Fm 1713 · Whitney, TX 76692

$109,999

3 bd · 2.0 ba · 1,388 sqft · SingleFamily public records · 18 Days on market

Built 1980 0.28 ac lot Est $146k · 25% under

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

Lot is on route to Lake Whitney, McCown Park and bridge over Lake to Bosque Count. High traffic volume

Key facts

• 0.28 acre lot
• 2 parking spots
• Built 1980

Property features AI

Finance

• Other: Property type: Residential (Single Family Residence)
• Financial info: Listing terms include cash, conventional, and owner-carry options
• HOA & community: No association

Exterior

• Parking: Attached carport; Carport with 2 covered spaces; 2 carport spaces
• Utilities: Cable available; City sewer; City water; Electricity connected; No municipal utility district
• Home design: Single-family residence; Property attached: Yes
• Construction: Siding construction; Built in 1980
• Exterior features: Lot under 0.5 acre (approximately 0.28 acre); Subdivision: Loma Alta

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (primary bedroom on level 1; one bedroom listed on level 2)
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Interior features: Cable TV available; High-speed internet available; One living area; One dining area; Total of 8 rooms; One-level layout
• Laundry & utility: No washer/dryer or other utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 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 $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Recommended offer $108,349 (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. 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: 1.32% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.09%
• DSCR: 1.76
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $145,740
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Bluebonnet Dr	0.40mi	3/2.0	1,424 (+3%)	1mo	$189,000	$133	76
103 Sulak	0.48mi	3/2.0	1,344 (-3%)	5mo	$200,000	$149	68
180 Canyon Dr	0.31mi	2/1.0 (-1)	1,476 (+6%)	3mo	$35,000	$24	63
116 Hilltop Ln	0.10mi	3/2.0	1,518 (+9%)	21mo	$115,000	$76	62
145 Timberline Dr	0.20mi	2/2.5 (-1)	1,548 (+12%)	7mo	$179,900	$116	58
177 Catfish Trl	0.47mi	2/2.0 (-1)	1,472 (+6%)	9mo	$155,000	$105	56
140 Deep Canyon Dr	0.64mi	2/1.0 (-1)	1,209 (-13%)	19mo	$74,900	$62	24

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: 8.4%
• Equity multiple: 1.33×
• Total profit: $10,102
• Equity at exit: $16,401

10-year hold

• IRR: 17.6%
• Equity multiple: 2.45×
• Total profit: $44,724
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,449 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$83 /mo · $999/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $439

Break-even live

Break-even rent $894

Max offer price $109,999

Occupancy floor 65%

Sensitivity live

Price	-10% $501	-5% $470	+0% $439	+5% $408	+10% $376
Rent	-10% $324	-5% $381	+0% $439	+5% $496	+10% $553
Rate	-1.0pp $494	-0.5pp $467	base $439	+0.5pp $410	+1.0pp $381

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $109,999 Active 18 DOM
2. 2026-06-18
   days on market $109,999 Active 16 DOM
3. 2026-06-17
   days on market $109,999 Active 15 DOM
4. 2026-06-17
   price $109,999 Active 14 DOM
5. 2026-06-16
   days on market $110,000 Active 14 DOM
6. 2026-06-15
   days on market $110,000 Active 13 DOM
7. 2026-06-15
   days on market $110,000 Active 12 DOM
8. 2026-06-13
   days on market $110,000 Active 11 DOM
9. 2026-06-12
   days on market $110,000 Active 10 DOM
10. 2026-06-09
    days on market $110,000 Active 7 DOM
11. 2026-06-08
    days on market $110,000 Active 6 DOM
12. 2026-06-08
    days on market $110,000 Active 5 DOM
13. 2026-06-07
    days on market $110,000 Active 4 DOM
14. 2026-06-02
    remarks 208-char remark
15. 2026-06-02
    listed $110,000 Active 1 DOM

ⓘ 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: $999 · $83/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$1,014/yr (+$85/mo · 101.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,385
• − Mortgage interest: −$6,162
• − Property taxes: −$999
• − Insurance: −$550
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$3,200
• Taxable income: $3,694
• Est. tax owed @ 24.0%: −$886
• After-tax cash flow: $4,377/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

+238.5% since first listed

6 events — show timeline

• 2026-06-02 Listed $110,000 NTREIS
• 2021-08-30 Sold (MLS) — NTREIS
• 2021-07-28 Listing Removed — NTREIS
• 2021-07-26 Listing Removed — NTREIS
• 2021-04-12 Listed $32,500 NTREIS
• 2000-01-03 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $999 · -0.5% YoY. Source: county tax records.