135 Chisholm Pass · Whitney, TX 76692

$210,000

3 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 177 Days on market

Built 2022 0.51 ac lot $117/sqft · 24% below area Est $277k · 24% under ↓ 8% 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).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NOW OFFERING SELLERS CONCESSIONS! REACH OUT TODAY TO FIND OUT MORE! Welcome to this beautiful 2022 mobile home, offering peace of mind with a 12-year manufacturer warranty plus an active 5 yr appliance warranty— making this home as practical as it is inviting. Situated on a corner lot and maintained in like-new condition, this farmhouse-style home is truly move-in ready and a must-see. Inside, you’ll love the modern farmhouse aesthetic, thoughtful layout, and well-kept finishes throughout. The home has been gently lived in and shows pride of ownership, making it ideal as a primary residence, weekend retreat, or investment opportunity. Located just minutes from Lake Whitney, this property is perfect for those who enjoy boating, fishing, dining by the water, or simply soaking in the peaceful lake lifestyle. The surrounding area offers a quiet, relaxed atmosphere while still providing convenient access to local shops, restaurants, and amenities. Whitney is known for its small-town charm, outdoor recreation, and friendly community—yet it remains within a reasonable commute to the DFW Metroplex, making it a great option for those who want to enjoy country living without sacrificing access to work, shopping, and entertainment. Whether you’re looking for lake living, a low-maintenance newer home, or a peaceful escape from city life, this property checks all the boxes. Come see it today and start enjoying everything Whitney has to offer!

Key facts

• Outdoor recreation
• Move in ready
• Corner lot

Tags

• 15 YEAR MANUFACTURER WARRANTY
• ACTIVE APPLIANCE WARRANTY
• CORNER LOT
• MOVE IN READY
• MODERN FARMHOUSE AESTHETIC
• OUTDOOR RECREATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $-209 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (28.7% below list).
• Recommended offer: $150k (28.7% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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 $6k 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 177 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $29k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate 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 $149,649 (28.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 11.7

CMA / ARV

• ARV (median comp): $276,887
• List price: $210,000
• Delta: -24.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.19×
• Total profit: $-47,364
• Equity at exit: $31,312

10-year hold

• IRR: -18.4%
• Equity multiple: 0.01×
• Total profit: $-58,454
• Equity at exit: $18,157

Cash invested: $58,800 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,496 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$203 /mo · $2,431/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-209

Break-even live

Break-even rent $1,761

Max offer price $173,053

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-150	+0% $-209	+5% $-269	+10% $-328
Rent	-10% $-327	-5% $-268	+0% $-209	+5% $-150	+10% $-91
Rate	-1.0pp $-103	-0.5pp $-156	base $-209	+0.5pp $-264	+1.0pp $-319

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $210,000 Active 177 DOM
2. 2026-06-21
   days on market $210,000 Active 176 DOM
3. 2026-06-18
   days on market $210,000 Active 174 DOM
4. 2026-06-17
   days on market $210,000 Active 173 DOM
5. 2026-06-16
   days on market $210,000 Active 172 DOM
6. 2026-06-15
   days on market $210,000 Active 171 DOM
7. 2026-06-15
   days on market $210,000 Active 170 DOM
8. 2026-06-13
   days on market $210,000 Active 169 DOM
9. 2026-06-12
   pricedays on market $210,000 Active 168 DOM
10. 2026-06-09
    days on market $220,000 Active 165 DOM
11. 2026-06-08
    days on market $220,000 Active 164 DOM
12. 2026-06-08
    days on market $220,000 Active 163 DOM
13. 2026-06-07
    days on market $220,000 Active 162 DOM
14. 2026-06-03
    days on market $220,000 Active 159 DOM
15. 2026-06-02
    days on market $220,000 Active 158 DOM
16. 2026-06-01
    days on market $220,000 Active 157 DOM
17. 2026-05-31
    days on market $220,000 Active 156 DOM
18. 2026-04-29
    price $220,000 1493-char remark

    Show marketing remark (1493 chars)

    NOW OFFERING SELLERS CONCESSIONS! REACH OUT TODAY TO FIND OUT MORE! Welcome to this beautiful 2022 mobile home, offering peace of mind with a 12-year manufacturer warranty plus an active 5 yr appliance warranty— making this home as practical as it is inviting. Situated on a corner lot and maintained in like-new condition, this farmhouse-style home is truly move-in ready and a must-see. Inside, you’ll love the modern farmhouse aesthetic, thoughtful layout, and well-kept finishes throughout. The home has been gently lived in and shows pride of ownership, making it ideal as a primary residence, weekend retreat, or investment opportunity. Located just minutes from Lake Whitney, this property is perfect for those who enjoy boating, fishing, dining by the water, or simply soaking in the peaceful lake lifestyle. The surrounding area offers a quiet, relaxed atmosphere while still providing convenient access to local shops, restaurants, and amenities. Whitney is known for its small-town charm, outdoor recreation, and friendly community—yet it remains within a reasonable commute to the DFW Metroplex, making it a great option for those who want to enjoy country living without sacrificing access to work, shopping, and entertainment. Whether you’re looking for lake living, a low-maintenance newer home, or a peaceful escape from city life, this property checks all the boxes. Come see it today and start enjoying everything Whitney has to offer!

19. 2026-02-13
    price $230,000 1493-char remark

    Show marketing remark (1493 chars)

    NOW OFFERING SELLERS CONCESSIONS! REACH OUT TODAY TO FIND OUT MORE! Welcome to this beautiful 2022 mobile home, offering peace of mind with a 12-year manufacturer warranty plus an active 5 yr appliance warranty— making this home as practical as it is inviting. Situated on a corner lot and maintained in like-new condition, this farmhouse-style home is truly move-in ready and a must-see. Inside, you’ll love the modern farmhouse aesthetic, thoughtful layout, and well-kept finishes throughout. The home has been gently lived in and shows pride of ownership, making it ideal as a primary residence, weekend retreat, or investment opportunity. Located just minutes from Lake Whitney, this property is perfect for those who enjoy boating, fishing, dining by the water, or simply soaking in the peaceful lake lifestyle. The surrounding area offers a quiet, relaxed atmosphere while still providing convenient access to local shops, restaurants, and amenities. Whitney is known for its small-town charm, outdoor recreation, and friendly community—yet it remains within a reasonable commute to the DFW Metroplex, making it a great option for those who want to enjoy country living without sacrificing access to work, shopping, and entertainment. Whether you’re looking for lake living, a low-maintenance newer home, or a peaceful escape from city life, this property checks all the boxes. Come see it today and start enjoying everything Whitney has to offer!

20. 2026-01-22
    price $238,000 1493-char remark

    Show marketing remark (1493 chars)

    NOW OFFERING SELLERS CONCESSIONS! REACH OUT TODAY TO FIND OUT MORE! Welcome to this beautiful 2022 mobile home, offering peace of mind with a 12-year manufacturer warranty plus an active 5 yr appliance warranty— making this home as practical as it is inviting. Situated on a corner lot and maintained in like-new condition, this farmhouse-style home is truly move-in ready and a must-see. Inside, you’ll love the modern farmhouse aesthetic, thoughtful layout, and well-kept finishes throughout. The home has been gently lived in and shows pride of ownership, making it ideal as a primary residence, weekend retreat, or investment opportunity. Located just minutes from Lake Whitney, this property is perfect for those who enjoy boating, fishing, dining by the water, or simply soaking in the peaceful lake lifestyle. The surrounding area offers a quiet, relaxed atmosphere while still providing convenient access to local shops, restaurants, and amenities. Whitney is known for its small-town charm, outdoor recreation, and friendly community—yet it remains within a reasonable commute to the DFW Metroplex, making it a great option for those who want to enjoy country living without sacrificing access to work, shopping, and entertainment. Whether you’re looking for lake living, a low-maintenance newer home, or a peaceful escape from city life, this property checks all the boxes. Come see it today and start enjoying everything Whitney has to offer!

21. 2025-12-26
    listed $239,000 Active 1493-char remark

    Show marketing remark (1493 chars)

    NOW OFFERING SELLERS CONCESSIONS! REACH OUT TODAY TO FIND OUT MORE! Welcome to this beautiful 2022 mobile home, offering peace of mind with a 12-year manufacturer warranty plus an active 5 yr appliance warranty— making this home as practical as it is inviting. Situated on a corner lot and maintained in like-new condition, this farmhouse-style home is truly move-in ready and a must-see. Inside, you’ll love the modern farmhouse aesthetic, thoughtful layout, and well-kept finishes throughout. The home has been gently lived in and shows pride of ownership, making it ideal as a primary residence, weekend retreat, or investment opportunity. Located just minutes from Lake Whitney, this property is perfect for those who enjoy boating, fishing, dining by the water, or simply soaking in the peaceful lake lifestyle. The surrounding area offers a quiet, relaxed atmosphere while still providing convenient access to local shops, restaurants, and amenities. Whitney is known for its small-town charm, outdoor recreation, and friendly community—yet it remains within a reasonable commute to the DFW Metroplex, making it a great option for those who want to enjoy country living without sacrificing access to work, shopping, and entertainment. Whether you’re looking for lake living, a low-maintenance newer home, or a peaceful escape from city life, this property checks all the boxes. Come see it today and start enjoying everything Whitney has to offer!

22. 2025-05-31
    historical
23. 2025-04-21
    price $230,000
24. 2025-04-11
    status Active
25. 2025-04-03
    historical
26. 2024-11-04
    price $235,900
27. 2024-08-30
    listed $239,900 Active

ⓘ 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: $2,431 · $203/mo
• Projected year-2 tax: $3,843 · $320/mo
• Expected delta: +$1,412/yr (+$118/mo · 58.1%)

ⓘ 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 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: $17,958
• − Mortgage interest: −$11,763
• − Property taxes: −$2,431
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$6,109
• Taxable loss: −$6,269
• Est. tax savings @ 24.0%: +$1,505
• After-tax cash flow: $-1,005/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

-8.3% since first listed

10 events — show timeline

• 2026-04-29 Price Changed $220,000 NTREIS
• 2026-02-13 Price Changed $230,000 NTREIS
• 2026-01-22 Price Changed $238,000 NTREIS
• 2025-12-26 Listed $239,000 NTREIS
• 2025-05-31 Listing Removed — NTREIS
• 2025-04-21 Price Changed $230,000 NTREIS
• 2025-04-11 Relisted — NTREIS
• 2025-04-03 Listing Removed — NTREIS
• 2024-11-04 Price Changed $235,900 NTREIS
• 2024-08-30 Listed $239,900 NTREIS

Property tax history

+3.0%/yr

Latest (2025): $2,431 · +0.9% YoY. Source: county tax records.