153 Center Loop · Whitney, TX 76692

$140,000

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 58 Days on market

Built 1971 0.86 ac lot $192/sqft · 37% above area Est $102k · 37% over ↓ 12% since listing

---

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 +20.2/30.0
• DSCR +6.4/10.0
• 1% rule +4.3/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Recently improved price, Fiber optics is now available on this corner lot on Lake Whitney. .. so you can work from home with no hiccups! The home has been recently renovated with new ceilings and updated interiors. Unrestricted area perfect for investment rental. Retail, gym, schools, pharmacies, medical clinic and public library less than 20 minutes away. Tucked on a quiet corner lot just minutes from beautiful Lake Whitney, this updated two-bedroom home makes a comfortable retreat with room to spread out. Inside, you’ll find fresh finishes including modern flooring, and granite countertops that give the kitchen a polished feel. A newly finished bedroom and a utility room add extra f

Key facts

• Updated interiors
• Recently renovated
• Unrestricted area

Tags

• CORNER LOT
• FIBER OPTICS AVAILABLE
• RECENTLY RENOVATED
• UPDATED INTERIORS
• UNRESTRICTED AREA
• MATURE TREES

Property features AI

Finance

• Other: Property listed as Active and offered under an Exclusive Right to Sell agreement; Washer, dryer, stovetop and refrigerator are excluded from the sale
• Financial info: Listing available for Cash or Conventional financing; Treat as clear loan type; No second mortgage reported
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport plus additional parking; Driveway; Garage (attached) with workshop space — 1 garage space; RV access/parking
• Utilities: Co-op electric; Private water; Septic; Utilities easement on property; See remarks for additional utility details
• Home design: Single-family residence; One story; Residential property in a subdivision (Cedar Crest Colony)
• Construction: Built in 1971 (preowned); Wood siding construction; Metal roof; Slab foundation
• Exterior features: Covered porch(es); RV/Boat parking with RV hookup; Storage; Workshop with electric (separate structure); Corner lot with few trees; cleared and partially wooded

Interior

• Kitchen: Granite countertops; Built-in cabinets; Electric water heater
• Bedrooms: 2 bedrooms (both on the main level); One bedroom includes an unfinished bonus room
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom (main level) with built-in cabinets and medicine cabinet, natural stone/granite surfaces
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Eat-in kitchen; Pantry; One living area; One dining area; Room count: 8
• Laundry & utility: Utility room on main level; Washer and dryer excluded from sale

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $177 ($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 $130k (7.3% below list).
• Recommended offer: $130k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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; 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 $968 of loan paydown is wiped out by about $4k 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 58 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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

• 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 $129,732 (7.3% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (median comp): $102,082
• List price: $140,000
• Delta: 37.15%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-11,473
• Equity at exit: $20,874

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $4,299
• Equity at exit: $12,105

Cash invested: $39,200 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$55 /mo · $666/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $177

Break-even live

Break-even rent $1,073

Max offer price $140,000

Occupancy floor 81%

Sensitivity live

Price	-10% $256	-5% $217	+0% $177	+5% $137	+10% $98
Rent	-10% $74	-5% $126	+0% $177	+5% $228	+10% $279
Rate	-1.0pp $247	-0.5pp $213	base $177	+0.5pp $141	+1.0pp $104

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: $35,000
• Closing costs: $4,200
• 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	26d	1	0.68mi
669 Fort Graham Whitney, TX	1.0	1.0	696	$1,300	$1.87	26d	1	0.82mi

Listing history 28 events

1. 2026-06-21
   days on market $140,000 Active 58 DOM
2. 2026-06-21
   days on market $140,000 Active 57 DOM
3. 2026-06-18
   days on market $140,000 Active 55 DOM
4. 2026-06-17
   days on market $140,000 Active 54 DOM
5. 2026-06-16
   days on market $140,000 Active 53 DOM
6. 2026-06-15
   days on market $140,000 Active 52 DOM
7. 2026-06-15
   days on market $140,000 Active 51 DOM
8. 2026-06-13
   days on market $140,000 Active 50 DOM
9. 2026-06-12
   days on market $140,000 Active 49 DOM
10. 2026-06-09
    days on market $140,000 Active 46 DOM
11. 2026-06-08
    days on market $140,000 Active 45 DOM
12. 2026-06-08
    days on market $140,000 Active 44 DOM
13. 2026-06-07
    days on market $140,000 Active 43 DOM
14. 2026-06-03
    days on market $140,000 Active 40 DOM
15. 2026-06-02
    days on market $140,000 Active 39 DOM
16. 2026-06-01
    days on market $140,000 Active 38 DOM
17. 2026-05-31
    days on market $140,000 Active 37 DOM
18. 2026-04-24
    listed $140,000 Active 1752-char remark
19. 2026-04-11
    historical
20. 2025-11-25
    price $140,000
21. 2025-10-12
    status Active
22. 2025-10-12
    price $160,000
23. 2025-08-06
    price $140,000
24. 2025-06-20
    price $150,000
25. 2025-06-04
    listed $160,000 Active
26. 2024-12-31
    historical
27. 2024-08-26
    listed $159,500 Active
28. 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: $666 · $55/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$1,896/yr (+$158/mo · 284.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 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: −$7,842
• − Property taxes: −$666
• − Insurance: −$700
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$4,073
• Taxable loss: −$204
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $2,172/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

-12.2% since first listed

11 events — show timeline

• 2026-04-24 Listed $140,000 NTREIS
• 2026-04-11 Listing Removed — NTREIS
• 2025-11-25 Price Changed $140,000 NTREIS
• 2025-10-12 Relisted — NTREIS
• 2025-10-12 Price Changed $160,000 NTREIS
• 2025-08-06 Price Changed $140,000 NTREIS
• 2025-06-20 Price Changed $150,000 NTREIS
• 2025-06-04 Listed $160,000 NTREIS
• 2024-12-31 Listing Removed — NTREIS
• 2024-08-26 Listed $159,500 NTREIS
• 2000-01-03 Sold (Public Records) — Public Records

Property tax history

+4.7%/yr

Latest (2025): $666 · +11.0% YoY. Source: county tax records.