198 Post Oak Dr · Whitney, TX 76692

$169,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 41 Days on market

Built 2023 0.62 ac lot $108/sqft · 51% above area ↓ 5% since listing

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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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +3.6/10.0
• 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

Built in 2023, this well-maintained manufactured home offers 3 bedrooms and 2 bathrooms with a functional, open layout. Laminate flooring runs throughout, creating a clean and low-maintenance space, while the kitchen features formica countertops and ample cabinet storage. Major systems including HVAC, roof, and double-pane windows are all 2023, giving buyers peace of mind. The yard is currently being refreshed, and the home presents a great opportunity with only minor cosmetic updates needed — perfect for a first-time buyer or investor looking for a newer property with upside.

Key facts

• Laminate flooring
• Hvac
• Open layout

Tags

• OPEN LAYOUT
• LAMINATE FLOORING
• FORMICA COUNTERTOPS
• AMPLE CABINET STORAGE
• HVAC
• DOUBLE-PANE WINDOWS

Property features AI

Finance

• Other: Located in Hill County, United States
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association (no HOA)

Exterior

• Parking: 1 carport space; Additional private parking
• Utilities: Overhead utilities; Not in a municipal utility district
• Home design: Manufactured home; Residential property; One story
• Construction: Built in 2023; Shingle roof
• Exterior features: Lot in Live Oak Resort subdivision; Approximately 0.62-acre lot; Will not subdivide; Additional private parking

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in features; Other interior features; One-level living; Two living/dining areas (1 living area, 1 dining area)
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (14.1% below list).
• Recommended offer: $146k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.1% 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); Whitney Middle (math 40% / reading 33%, grade F, #786 of 1,662 statewide, top 48%, 344 students, 62% FRL); Whitney H S (math 37% / reading 47%, grade F, #730 of 1,632 statewide, top 47%, 441 students, 60% FRL).
• 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 $1k of loan paydown is wiped out by about $5k 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 41 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,006 (14.1% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.73%
• DSCR: 1.17
• GRM: 9.7

CMA / ARV

• ARV (median comp): $112,598
• List price: $169,900
• Delta: 50.89%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
439 Live Oak Loop	0.09mi	3/2.0	1,792 (+14%)	11mo	$129,000	$72	63
160 Lakeview Ave	0.72mi	3/2.0	1,568 (0%)	21mo	$239,900	$153	49

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-18,197
• Equity at exit: $25,333

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-4,054
• Equity at exit: $14,690

Cash invested: $47,572 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $148

Break-even live

Break-even rent $1,273

Max offer price $169,900

Occupancy floor 85%

Sensitivity live

Price	-10% $244	-5% $196	+0% $148	+5% $100	+10% $52
Rent	-10% $32	-5% $90	+0% $148	+5% $205	+10% $263
Rate	-1.0pp $233	-0.5pp $191	base $148	+0.5pp $104	+1.0pp $59

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   days on market $169,900 Active 41 DOM
2. 2026-06-08
   days on market $169,900 Active 40 DOM
3. 2026-06-08
   days on market $169,900 Active 39 DOM
4. 2026-06-07
   days on market $169,900 Active 38 DOM
5. 2026-06-03
   days on market $169,900 Active 35 DOM
6. 2026-06-02
   days on market $169,900 Active 34 DOM
7. 2026-06-01
   days on market $169,900 Active 33 DOM
8. 2026-05-31
   days on market $169,900 Active 32 DOM
9. 2026-05-13
   price $169,900 595-char remark
10. 2026-04-28
    listed $178,000 Active 595-char remark
11. 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: $526 · $44/mo
• Projected year-2 tax: $3,109 · $259/mo
• Expected delta: +$2,583/yr (+$215/mo · 490.8%)

ⓘ 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 6 d/yr ≥109°F today · 21 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: $17,521
• − Mortgage interest: −$9,517
• − Property taxes: −$526
• − Insurance: −$850
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$4,943
• Taxable loss: −$1,118
• Est. tax savings @ 24.0%: +$268
• After-tax cash flow: $2,042/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

-4.6% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $169,900 NTREIS
• 2026-04-28 Listed $178,000 NTREIS
• 2000-01-03 Sold (Public Records) — Public Records

Property tax history

+9.8%/yr

Latest (2017): $526 · +10.8% YoY. Source: county tax records.