21 Hopewell Rd · Huntsville, TX 77320

$185,000

4 bd · 2.0 ba · 1,904 sqft · Manufactured public records · 58 Days on market

Built 2022 Good condition 0.50 ac lot $97/sqft · 20% above area Est $145k · 28% over ↓ 3% 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).

• Cash flow +18.9/30.0
• DSCR +5.9/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Set on a wide, open homesite just minutes from Huntsville, this 4 bed, 2 bath home brings the space, privacy and a clean, like-new feel buyers are after. Inside, a light-filled layout opens up with durable flooring and two separate living areas—ideal for a true second living room, gameroom or home office setup without sacrificing your main gathering space. The kitchen sits at the center with great cabinet storage, island workspace and easy connection to both dining and living. The primary suite is generous in size with a private ensuite including a massive walk-in closet. Step out back and it gets even better—a covered patio built for slow mornings and long evenings, overlooking

Key facts

• Light filled layout
• Island workspace
• Private ensuite

Tags

• LIGHT FILLED LAYOUT
• TWO SEPARATE LIVING AREAS
• GREAT CABINET STORAGE
• ISLAND WORKSPACE
• PRIVATE ENSUITE
• MASSIVE WALK IN CLOSET

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Additional parking; No designated parking listed
• Security: Smoke detector(s)
• Utilities: Public water; Aerobic septic
• Home design: Residential property; Full ownership; Block foundation; Cement siding and wood siding
• Construction: Built in 2022; Composition roof
• Exterior features: Covered patio; Deck; Patio; Porch; Private yard; Fence (partial, backyard); Sprinkler/irrigation

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal
• Bedrooms: Primary bedroom (First floor, 18x13); Bedroom (First floor, 11x13); Bedroom (First floor, 10x13); Bedroom (First floor, 11x12); Four bedrooms possible total
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Kitchen island; Kitchen/family room combo; Kitchen/dining combo; Laminate counters; Tub with shower; Window treatments; Ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $188 ($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 $172k (7.2% below list).
• Recommended offer: $172k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 2.8% in Huntsville — 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 63/100 on livability (#825 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: amenities C-, crime D-, commute F.
• Huntsville ISD (town): math 25% / reading 37% proficiency, ranked #621 of 826 in TX (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Samuel Houston El (math 17% / reading 17%, grade F, #3,836 of 4,322 statewide, top 91%, 437 students, 79% FRL); Mance Park Middle (math 26% / reading 25%, grade F, #1,236 of 1,662 statewide, top 76%, 904 students, 74% FRL); Huntsville H S (math 13% / reading 25%, grade F, #1,431 of 1,632 statewide, top 88%, 1,797 students, 68% FRL) — zoned schools average 74% FRL vs 42% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 520 active listings in the ZIP; 527 units permitted in Walker County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Walker County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 95% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,711 (7.2% 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. 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 7.51%
• Cash-on-cash: 4.36%
• DSCR: 1.19
• GRM: 9.0

CMA / ARV

• ARV (median comp): $144,900
• List price: $185,000
• Delta: 27.67%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.89% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-18,232
• Equity at exit: $27,584

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,400
• Equity at exit: $15,995

Cash invested: $51,800 (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 77320

• Home prices YoY: -33.0%
• Rents YoY: 2.9%
• Active inventory: 520
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,717 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$121 /mo · $1,455/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $188

Break-even live

Break-even rent $1,479

Max offer price $185,000

Occupancy floor 84%

Sensitivity live

Price	-10% $293	-5% $240	+0% $188	+5% $136	+10% $83
Rent	-10% $52	-5% $120	+0% $188	+5% $256	+10% $324
Rate	-1.0pp $281	-0.5pp $235	base $188	+0.5pp $140	+1.0pp $91

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $185,000 Active 58 DOM
2. 2026-06-19
   days on market $185,000 Active 56 DOM
3. 2026-06-18
   days on market $185,000 Active 55 DOM
4. 2026-06-17
   days on market $185,000 Active 54 DOM
5. 2026-06-16
   days on market $185,000 Active 53 DOM
6. 2026-06-15
   days on market $185,000 Active 52 DOM
7. 2026-06-14
   days on market $185,000 Active 50 DOM
8. 2026-06-13
   days on market $185,000 Active 49 DOM
9. 2026-06-10
   days on market $185,000 Active 47 DOM
10. 2026-06-09
    days on market $185,000 Active 46 DOM
11. 2026-06-08
    days on market $185,000 Active 45 DOM
12. 2026-06-07
    days on market $185,000 Active 44 DOM
13. 2026-06-05
    days on market $185,000 Active 41 DOM
14. 2026-06-03
    days on market $185,000 Active 40 DOM
15. 2026-06-03
    price $185,000 Active 39 DOM
16. 2026-06-02
    days on market $190,000 Active 39 DOM
17. 2026-06-01
    days on market $190,000 Active 38 DOM
18. 2026-05-31
    days on market $190,000 Active 37 DOM
19. 2026-05-30
    days on market $190,000 Active 36 DOM
20. 2026-04-24
    listed $190,000 Active 1004-char remark

ⓘ 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: $1,455 · $121/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$1,931/yr (+$161/mo · 132.7%)

ⓘ 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 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 95% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,605
• − Mortgage interest: −$10,363
• − Property taxes: −$1,455
• − Insurance: −$925
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$5,382
• Taxable loss: −$816
• Est. tax savings @ 24.0%: +$196
• After-tax cash flow: $2,452/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in-ready manufactured home offers a spacious and well-maintained living environment with a good condition score and minimal updates needed to maximize its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace outdoor furniture — Improves outdoor living space and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace outdoor furniture — Improves outdoor living space and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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: Huntsville ISD
• NCES district ID: 4824030
• Math proficiency: 25% ▼ -6.00%
• Reading proficiency: 37% ▼ -2.00%
• Median HH income: $36,597
• Composite: 25.71/100
• National rank: #7383
• State rank: #621 of 826 in TX

Livability — Huntsville

• Score: 63/100
• State rank: #825
• US rank: #14909

Category grades

Amenities C- Commute F Cost of living A+ Crime D- Employment F Housing B- Health & safety F User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walker County · 75,669 people
• City population: 75,669
• Metro: Huntsville, TX
• Population (ZIP): 38,152
• Household income: $55,663
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 1030.0

Population outlook (Walker County) Hauer SSP2

• Today (2025): 77,602 people
• By 2030: 82,007 · +5.7%
• By 2040: 90,436 · +16.5%
• By 2050: 100,240 · +29.2%
• By 2075: 123,667 · +59.4%
• By 2100: 135,073 · +74.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Hispanic / Latino 26% Black 21% Two or more races 15%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 19%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+40.0) · D 29.6% · R 69.6%
• 2008→2024 swing: -17.6pp toward R · 2008: -22.4pp · 2024: -40.0pp
• All cycles: 2024: R+40.0 2020: R+31.7 2016: R+34.5 2012: R+28.4 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.48%
• Current HPI: 190.199
• Rent YoY: ▲ 2.89%
• Metro: Huntsville, TX
• 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

-2.6% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $185,000 HARMLS
• 2026-04-24 Listed $190,000 HARMLS

Property tax history

+7.3%/yr

Latest (2025): $1,455 · +11.9% YoY. Source: county tax records.