137 Center Loop · Whitney, TX 76692

$97,000

1 bd · 1.0 ba · 900 sqft · SingleFamily · 1 Days on market

0.26 ac lot ↓ 28% since listing

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• 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

MOTIVATED SELLERS - Embrace the lake life in this charming 1-bedroom, 1-bathroom single-story home nestled in the quiet Cedar Crest subdivision of Whitney, TX. Spanning 900 square feet, this cozy detached lake house sits on an oversized level lot featuring a spacious layout with plenty of room for outdoor entertainment, gardening, or a future expansion. The interior offers a comfortable eat-in kitchen and a warm, inviting living space centered and a classic wood-burning fireplace. Perfect as a peaceful full-time residence, an affordable weekend getaway, or a high-potential vacation home retreat, this property boasts no HOA fees. Enjoy effortless water access with a short walk to the shores

Key facts

• Eat-in kitchen
• Oversized level lot
• Water access

Tags

• CEDAR CREST SUBDIVISION
• OVERSIZED LEVEL LOT
• OUTDOOR ENTERTAINMENT
• EAT-IN KITCHEN
• WOOD-BURNING FIREPLACE
• WATER ACCESS

Property features AI

Finance

• Other: Multi-parcel property (multiple parcel IDs)
• Financial info: Selling terms: Cash or Conventional; No second mortgage reported
• HOA & community: No association

Exterior

• Parking: No garage
• Utilities: Propane; Septic; Outside city limits utilities
• Home design: Single-family residence; Residential property; One story; Property is attached; Subdivision: Cedar Crest
• Construction: Concrete construction; Year built not specified
• Exterior features: Less than 0.5-acre lot; Water access: Whitney; Located outside city limits

Interior

• Kitchen: No appliances included
• Bedrooms: 1 bedroom (Primary bedroom on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Window cooling unit(s); Other heating type
• Interior features: Eat-in kitchen; One living area; One dining area; Total room count of 2
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Cap rate 10.7% 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: 638 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $671 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000

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: 1.34% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.66%
• DSCR: 1.70
• GRM: 6.2

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: 6.5%
• Equity multiple: 1.25×
• Total profit: $6,881
• Equity at exit: $14,463

10-year hold

• IRR: 15.9%
• Equity multiple: 2.29×
• Total profit: $35,146
• Equity at exit: $8,387

Cash invested: $27,160 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$509
• Tax est. 1.5%: −$121 /mo · $1,455/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $355

Break-even live

Break-even rent $849

Max offer price $97,000

Occupancy floor 68%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Beachview Loop Whitney, TX	1.0	1.0	660	$1,295	$1.96	24d	1	0.64mi
669 Fort Graham Whitney, TX	1.0	1.0	696	$1,300	$1.87	24d	1	0.79mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $97,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,568
• − Mortgage interest: −$5,434
• − Property taxes: −$1,455
• − Insurance: −$485
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$2,822
• Taxable income: $2,881
• Est. tax owed @ 24.0%: −$692
• After-tax cash flow: $3,563/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

-28.1% since first listed

10 events — show timeline

• 2026-06-17 Listed $97,000 NTREIS
• 2026-05-14 Relisted — NTREIS
• 2026-05-13 Listing Removed — NTREIS
• 2026-05-01 Contingent — NTREIS
• 2026-01-07 Price Changed $97,000 NTREIS
• 2025-10-20 Price Changed $109,500 NTREIS
• 2025-09-02 Price Changed $114,500 NTREIS
• 2025-06-10 Price Changed $124,500 NTREIS
• 2025-05-18 Price Changed $129,900 NTREIS
• 2025-04-09 Listed $135,000 NTREIS