401 E Hayes Ave · Whitney, TX 76692

$110,000

2 bd · 2.0 ba · 1,314 sqft · SingleFamily public records · 27 Days on market

Built 1940 0.26 ac lot $84/sqft · 42% below area Est $190k · 42% 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vintage home for retirement, small family, or just starting out. Corner lot with chain link fence in the back yard for the pets. New carport and rear deck cover. Large shade tree in back of manicured yard. Small shed. Remodeled inside and out. new hardie board exterior. Original wood floors that have been refurbished. Two bedrooms with an extra living area that could be made into a master suite. Roomy kitchen. Large picture window in living room.

Key facts

• Flexible layout
• Large fenced yard
• Second living area

Tags

• CORNER LOT
• FLEXIBLE LAYOUT
• SECOND LIVING AREA
• LARGE FENCED YARD
• COVERED PATIO
• WORKSHOP WITH ELECTRICITY

Property features AI

Finance

• Other: No barns on property; Will not subdivide
• Financial info: Loan type: Treat As Clear; No second mortgage
• HOA & community: No association

Exterior

• Parking: Carport (detached carport); Driveway; 1 covered parking space; 1 carport space
• Utilities: City water; City sewer; Electricity connected; Cable available; All-weather road access; No municipal utility district
• Home design: Single family residence; Residential property; One story; Property attached: Yes
• Construction: Built in 1940; Siding exterior; Composition roof; Preowned
• Exterior features: Covered porch(es); Corner lot; Landscaped yard; Large backyard with grass; Chain link fence in back yard; Easements for utilities

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: 2 bedrooms; Primary bedroom with walk-in closet (level 1)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; Two living areas; One dining area; Room count: 2
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/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 10.3% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $761 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.34% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.31%
• DSCR: 1.64
• GRM: 6.2

CMA / ARV

• ARV (median comp): $189,534
• List price: $110,000
• Delta: -41.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 W Washington Ave	0.55mi	2/1.0	1,290 (-2%)	1mo	$199,900	$155	67
102 W Highland Dr	0.34mi	3/1.5 (+1)	1,372 (+4%)	8mo	$195,000	$142	63
404 W Jefferson St	0.48mi	3/1.0 (+1)	1,320 (+0%)	8mo	$169,400	$128	62
807 N Trinity St	0.21mi	3/2.0 (+1)	1,465 (+12%)	14mo	$198,500	$135	54
207 N Pearl St	0.42mi	2/1.0	1,120 (-15%)	1mo	$30,000	$27	50
203 W Lee Ave	0.72mi	3/2.0 (+1)	1,400 (+6%)	2mo	$228,000	$163	49
804 E Jefferson Ave	0.43mi	3/2.0 (+1)	1,192 (-9%)	15mo	$229,500	$193	47
900 E Beth St	0.55mi	3/2.0 (+1)	1,222 (-7%)	13mo	$140,000	$115	47
21 Circle Dr	0.62mi	3/2.0 (+1)	1,212 (-8%)	11mo	$149,000	$123	44
921 E Beth St	0.59mi	3/2.0 (+1)	1,161 (-12%)	15mo	$185,000	$159	36
51 Circle Dr	0.61mi	3/2.0 (+1)	1,447 (+10%)	17mo	$229,900	$159	36
911 E Chad St	0.65mi	2/2.0	1,131 (-14%)	14mo	$212,900	$188	34

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: 4.7%
• Equity multiple: 1.18×
• Total profit: $5,609
• Equity at exit: $16,401

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $35,180
• 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: 6.2×

Monthly cashflow live

• Estimated rent: $1,471 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$172 /mo · $2,063/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $367

Break-even live

Break-even rent $1,006

Max offer price $110,000

Occupancy floor 70%

Sensitivity live

Price	-10% $430	-5% $398	+0% $367	+5% $336	+10% $305
Rent	-10% $251	-5% $309	+0% $367	+5% $425	+10% $483
Rate	-1.0pp $423	-0.5pp $395	base $367	+0.5pp $339	+1.0pp $310

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: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 N Guadalupe St Whitney, TX	3.0	1.0	1409	$1,500	$1.06	14d	1	0.45mi
915 E Dee St Whitney, TX	2.0	2.0	1064	$1,540	$1.45	22d	1	0.61mi
512 S Colorado St Whitney, TX	3.0	1.0	1176	$1,300	$1.11	22d	1	1.00mi

Listing history 20 events

1. 2026-04-23
   listed $110,000 Active 709-char remark
2. 2017-10-06
   soldstatus Sold 450-char remark

   Show marketing remark (450 chars)

   Vintage home for retirement, small family, or just starting out. Corner lot with chain link fence in the back yard for the pets. New carport and rear deck cover. Large shade tree in back of manicured yard. Small shed. Remodeled inside and out. new hardie board exterior. Original wood floors that have been refurbished. Two bedrooms with an extra living area that could be made into a master suite. Roomy kitchen. Large picture window in living room.

3. 2017-09-02
   status Pending 450-char remark

   Show marketing remark (450 chars)

   Vintage home for retirement, small family, or just starting out. Corner lot with chain link fence in the back yard for the pets. New carport and rear deck cover. Large shade tree in back of manicured yard. Small shed. Remodeled inside and out. new hardie board exterior. Original wood floors that have been refurbished. Two bedrooms with an extra living area that could be made into a master suite. Roomy kitchen. Large picture window in living room.

4. 2017-08-26
   historical Active Option Contract 450-char remark

   Show marketing remark (450 chars)

   Vintage home for retirement, small family, or just starting out. Corner lot with chain link fence in the back yard for the pets. New carport and rear deck cover. Large shade tree in back of manicured yard. Small shed. Remodeled inside and out. new hardie board exterior. Original wood floors that have been refurbished. Two bedrooms with an extra living area that could be made into a master suite. Roomy kitchen. Large picture window in living room.

5. 2017-08-19
   status Active 450-char remark

   Show marketing remark (450 chars)

   Vintage home for retirement, small family, or just starting out. Corner lot with chain link fence in the back yard for the pets. New carport and rear deck cover. Large shade tree in back of manicured yard. Small shed. Remodeled inside and out. new hardie board exterior. Original wood floors that have been refurbished. Two bedrooms with an extra living area that could be made into a master suite. Roomy kitchen. Large picture window in living room.

6. 2017-08-15
   historical Active Option Contract 450-char remark

   Show marketing remark (450 chars)

   Vintage home for retirement, small family, or just starting out. Corner lot with chain link fence in the back yard for the pets. New carport and rear deck cover. Large shade tree in back of manicured yard. Small shed. Remodeled inside and out. new hardie board exterior. Original wood floors that have been refurbished. Two bedrooms with an extra living area that could be made into a master suite. Roomy kitchen. Large picture window in living room.

7. 2017-08-11
   listed $74,900 Active 450-char remark

   Show marketing remark (450 chars)

   Vintage home for retirement, small family, or just starting out. Corner lot with chain link fence in the back yard for the pets. New carport and rear deck cover. Large shade tree in back of manicured yard. Small shed. Remodeled inside and out. new hardie board exterior. Original wood floors that have been refurbished. Two bedrooms with an extra living area that could be made into a master suite. Roomy kitchen. Large picture window in living room.

8. 2016-09-27
   historical
9. 2016-08-23
   price $64,900
10. 2016-06-09
    price $67,900
11. 2016-05-12
    listed $74,900 Active
12. 2014-08-12
    soldstatus Sold
13. 2014-08-09
    status Pending
14. 2014-07-31
    historical Active Option Contract
15. 2014-07-21
    price $43,000
16. 2014-05-02
    price $45,500
17. 2014-04-01
    price $54,000
18. 2014-01-27
    listed $58,500 Active
19. 2000-01-03
    soldstatus
20. 1982-09-24
    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: $2,063 · $172/mo
• Projected year-2 tax: $2,063 · $172/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 24 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,648
• − Mortgage interest: −$6,162
• − Property taxes: −$2,063
• − Insurance: −$550
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$3,200
• Taxable income: $2,850
• Est. tax owed @ 24.0%: −$684
• After-tax cash flow: $3,723/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

• Census place: Whitney, TX
• 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

+88.0% since first listed

21 events — show timeline

• 2026-05-20 Pending — NTREIS
• 2026-04-23 Listed $110,000 NTREIS
• 2017-10-06 Sold (MLS) — NTREIS
• 2017-09-02 Pending — NTREIS
• 2017-08-26 Contingent — NTREIS
• 2017-08-19 Relisted — NTREIS
• 2017-08-15 Contingent — NTREIS
• 2017-08-11 Listed $74,900 NTREIS
• 2016-09-27 Listing Removed — NTREIS
• 2016-08-23 Price Changed $64,900 NTREIS
• 2016-06-09 Price Changed $67,900 NTREIS
• 2016-05-12 Listed $74,900 NTREIS
• 2014-08-12 Sold (MLS) — NTREIS
• 2014-08-09 Pending — NTREIS
• 2014-07-31 Contingent — NTREIS
• 2014-07-21 Price Changed $43,000 NTREIS
• 2014-05-02 Price Changed $45,500 NTREIS
• 2014-04-01 Price Changed $54,000 NTREIS
• 2014-01-27 Listed $58,500 NTREIS
• 2000-01-03 Sold (Public Records) — Public Records
• 1982-09-24 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,063 · +6.6% YoY. Source: county tax records.