120 Live Oak Spur · Whitney, TX 76692

$27,500

2 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 288 Days on market

Poor condition 10,019 sqft lot $18/sqft · 87% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of comfort, convenience, and lake living with this beautifully maintained 3-bedroom, 2-bath home. The loft is being used as a 3rd bedroom. Offering 1,568 sq. ft. of inviting living space, this property comes fully furnished—ready to be your full-time residence, vacation retreat, or income-producing rental. Step inside to find high ceilings, abundant natural light, and a spacious open layout designed for relaxation and entertaining. Just one mile from the boat ramp, you’ll enjoy easy access to the water while soaking in the amazing views. In the evenings, unwind under wide-open skies and experience starlit nights like never before. Whether you’re seeking peaceful lake life or a smart investment, this home delivers it all. Home is being sold with all furnishings and content.

Key facts

• Unrestricted lots
• 0.23 acre lot
• Listed 288 days

Tags

• UNRESTRICTED LOTS
• BACKING UP TO CORPS LAND
• ACCESS TO OUTDOOR RECREATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $28k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $710 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $24k (12.0% below list) — sets the bar for market timing.
• Cap rate 42.7% 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: schools D, amenities F, commute F.
• 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.
• 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 $190 of loan paydown is wiped out by about $825 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 288 days — a 12% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $272k (91%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $24,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 288 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.72% ✓
• Cap rate: 42.73%
• Cash-on-cash: 130.14%
• DSCR: 6.79
• GRM: 1.8

CMA / ARV

• ARV (median comp): $108,734
• List price: $27,500
• Delta: -74.71%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
169 Live Oak Dr	0.19mi	3/2.0 (+1)	1,397 (-11%)	6mo	$199,900	$143	63
169 Sunset St	0.48mi	2/1.0	1,516 (-3%)	14mo	$75,000	$49	56
121 Edgeview Dr	0.49mi	3/2.0 (+1)	1,520 (-3%)	22mo	$199,000	$131	48
117 Linda Lee Loop	0.32mi	3/1.0 (+1)	1,772 (+13%)	8mo	$180,000	$102	47
157 Bierhalter Ln	0.62mi	3/2.0 (+1)	1,706 (+9%)	13mo	$159,900	$94	41

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: —
• Equity multiple: 6.31×
• Total profit: $40,853
• Equity at exit: $4,100

10-year hold

• IRR: —
• Equity multiple: 13.23×
• Total profit: $94,184
• Equity at exit: $2,378

Cash invested: $7,700 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$144
• Tax est. 1.5%: −$34 /mo · $412/yr
• Insurance: −$11
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $710

Break-even live

Break-even rent $399

Max offer price $27,500

Occupancy floor 40%

Sensitivity live

Price	-10% $729	-5% $719	+0% $710	+5% $700	+10% $691
Rent	-10% $607	-5% $659	+0% $710	+5% $761	+10% $812
Rate	-1.0pp $724	-0.5pp $717	base $710	+0.5pp $703	+1.0pp $695

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $27,500 Active 288 DOM
2. 2026-06-21
   days on market $27,500 Active 287 DOM
3. 2026-06-18
   days on market $27,500 Active 285 DOM
4. 2026-06-17
   days on market $27,500 Active 284 DOM
5. 2026-06-16
   days on market $27,500 Active 283 DOM
6. 2026-06-15
   days on market $27,500 Active 282 DOM
7. 2026-06-15
   days on market $27,500 Active 281 DOM
8. 2026-06-13
   days on market $27,500 Active 280 DOM
9. 2026-06-12
   days on market $27,500 Active 279 DOM
10. 2026-06-09
    days on market $27,500 Active 276 DOM
11. 2026-06-08
    days on market $27,500 Active 275 DOM
12. 2026-06-08
    days on market $27,500 Active 274 DOM
13. 2026-06-07
    days on market $27,500 Active 273 DOM
14. 2026-06-03
    days on market $27,500 Active 270 DOM
15. 2026-06-02
    days on market $27,500 Active 269 DOM
16. 2026-06-01
    days on market $27,500 Active 268 DOM
17. 2026-05-31
    days on market $27,500 Active 267 DOM
18. 2026-05-12
    soldstatus Closed 832-char remark

    Show marketing remark (832 chars)

    Discover the perfect blend of comfort, convenience, and lake living with this beautifully maintained 3-bedroom, 2-bath home. The loft is being used as a 3rd bedroom. Offering 1,568 sq. ft. of inviting living space, this property comes fully furnished—ready to be your full-time residence, vacation retreat, or income-producing rental. Step inside to find high ceilings, abundant natural light, and a spacious open layout designed for relaxation and entertaining. Just one mile from the boat ramp, you’ll enjoy easy access to the water while soaking in the amazing views. In the evenings, unwind under wide-open skies and experience starlit nights like never before. Whether you’re seeking peaceful lake life or a smart investment, this home delivers it all. Home is being sold with all furnishings and content.

19. 2026-05-10
    status Pending 832-char remark

    Show marketing remark (832 chars)

    Discover the perfect blend of comfort, convenience, and lake living with this beautifully maintained 3-bedroom, 2-bath home. The loft is being used as a 3rd bedroom. Offering 1,568 sq. ft. of inviting living space, this property comes fully furnished—ready to be your full-time residence, vacation retreat, or income-producing rental. Step inside to find high ceilings, abundant natural light, and a spacious open layout designed for relaxation and entertaining. Just one mile from the boat ramp, you’ll enjoy easy access to the water while soaking in the amazing views. In the evenings, unwind under wide-open skies and experience starlit nights like never before. Whether you’re seeking peaceful lake life or a smart investment, this home delivers it all. Home is being sold with all furnishings and content.

20. 2026-04-24
    historical Active Option Contract 832-char remark

    Show marketing remark (832 chars)

    Discover the perfect blend of comfort, convenience, and lake living with this beautifully maintained 3-bedroom, 2-bath home. The loft is being used as a 3rd bedroom. Offering 1,568 sq. ft. of inviting living space, this property comes fully furnished—ready to be your full-time residence, vacation retreat, or income-producing rental. Step inside to find high ceilings, abundant natural light, and a spacious open layout designed for relaxation and entertaining. Just one mile from the boat ramp, you’ll enjoy easy access to the water while soaking in the amazing views. In the evenings, unwind under wide-open skies and experience starlit nights like never before. Whether you’re seeking peaceful lake life or a smart investment, this home delivers it all. Home is being sold with all furnishings and content.

21. 2026-03-01
    listed $299,000 Active 832-char remark

    Show marketing remark (832 chars)

    Discover the perfect blend of comfort, convenience, and lake living with this beautifully maintained 3-bedroom, 2-bath home. The loft is being used as a 3rd bedroom. Offering 1,568 sq. ft. of inviting living space, this property comes fully furnished—ready to be your full-time residence, vacation retreat, or income-producing rental. Step inside to find high ceilings, abundant natural light, and a spacious open layout designed for relaxation and entertaining. Just one mile from the boat ramp, you’ll enjoy easy access to the water while soaking in the amazing views. In the evenings, unwind under wide-open skies and experience starlit nights like never before. Whether you’re seeking peaceful lake life or a smart investment, this home delivers it all. Home is being sold with all furnishings and content.

22. 2026-02-27
    price $27,500 794-char remark

    Show marketing remark (794 chars)

    More photos coming soon! TWO UNRESTRICTED LOTS BACKING UP TO CORPS LAND – Live Oak Loop Spur, Whitney, TX Rare opportunity to own two unrestricted lots that back directly to Army Corps of Engineers land in Whitney, Texas! Located just minutes from Lake Whitney, this property offers space, privacy, and unbeatable access to outdoor recreation. The lots currently feature a trailer that needs a complete rehab, giving buyers the chance to bring vision and value to the property. Electricity and water have been previously installed (buyer to verify current status). No septic system is present, allowing you to design improvements that fit your plans. With no restrictions, these lots provide flexibility for a variety of uses — from a weekend lake retreat to investment potential

23. 2025-11-06
    listed $299,000 Active
24. 2025-09-06
    listed $29,999 Active 794-char remark

    Show marketing remark (794 chars)

    More photos coming soon! TWO UNRESTRICTED LOTS BACKING UP TO CORPS LAND – Live Oak Loop Spur, Whitney, TX Rare opportunity to own two unrestricted lots that back directly to Army Corps of Engineers land in Whitney, Texas! Located just minutes from Lake Whitney, this property offers space, privacy, and unbeatable access to outdoor recreation. The lots currently feature a trailer that needs a complete rehab, giving buyers the chance to bring vision and value to the property. Electricity and water have been previously installed (buyer to verify current status). No septic system is present, allowing you to design improvements that fit your plans. With no restrictions, these lots provide flexibility for a variety of uses — from a weekend lake retreat to investment potential

ⓘ 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 A · 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: $15,572
• − Mortgage interest: −$1,540
• − Property taxes: −$412
• − Insurance: −$1,640
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$800
• Taxable income: $8,687
• Est. tax owed @ 24.0%: −$2,085
• After-tax cash flow: $6,434/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.

Condition & rehab AI · 3 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and landscaping to improve its curb appeal and condition, making it a rare opportunity for buyers to bring their vision and value to the property.

Repairs flagged

• Major overgrown vegetation — Dense vegetation obscures the property's layout and condition
• Major landscaping — Overgrown vegetation needs trimming and landscaping to improve curb appeal

Value-add opportunities

• Both landscaping and trimming — Improving curb appeal and creating a more inviting property for both resale and rental
• Both clearing overgrown vegetation — Creating a more inviting property for both resale and rental

Renovation cost estimate screening

Repair item	Severity	Est. cost
overgrown vegetation · Dense vegetation obscures the property's layout and condition	Major	$15,000–50,000
landscaping · Overgrown vegetation needs trimming and landscaping to improve curb appeal	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both landscaping and trimming — Improving curb appeal and creating a more inviting property for both resale and rental ↑
• Both clearing overgrown vegetation — Creating a more inviting property for both resale and rental ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+896.7% since first listed

7 events — show timeline

• 2026-05-12 Sold (MLS) — NTREIS
• 2026-05-10 Pending — NTREIS
• 2026-04-24 Contingent — NTREIS
• 2026-03-01 Listed $299,000 NTREIS
• 2026-02-27 Price Changed $27,500 NTREIS
• 2025-11-06 Listed $299,000 NTREIS
• 2025-09-06 Listed $29,999 NTREIS

Property tax history

+13.0%/yr

Latest (2025): $1,867 · +21.1% YoY. Source: county tax records.