2 Lake View Ln · Huntsville, TX 77340

$109,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 28 Days on market

Built 2001 9,060 sqft lot

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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 +29.9/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This exceptional Residence, situated on a corner lot offers a tranquil living experience, complete with brand new roof installed in 2025 and a state-of-the-art sewer system. residents will appreciate the central air conditioning, ceiling fans throughout, and a spacious kitchen featuring ample cabinet space and included appliances. The primary bedroom boasts a walk-in closet and a private bathroom with a large soaking tub and separate stand-up shower. conveniently located near Sam Houston State University. This meticulously maintained property provides an ideal blend of location and layout, ready for its next owner.

Key facts

• Brand new roof
• Ceiling fans
• Spacious kitchen

Tags

• CORNER LOT
• BRAND NEW ROOF
• STATE-OF-THE-ART SEWER SYSTEM
• CENTRAL AIR CONDITIONING
• CEILING FANS
• SPACIOUS KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 2.6% 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-, schools D-, crime D-.
• 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.
• Market conditions: Rents rising (+1.3%/yr); 600 active listings in the ZIP; 527 units permitted in Walker County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($49k/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 $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,251 (1.5% below list)

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. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.80%
• DSCR: 1.70
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.27% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.18×
• Total profit: $5,626
• Equity at exit: $16,386

10-year hold

• IRR: 12.7%
• Equity multiple: 1.93×
• Total profit: $28,727
• Equity at exit: $9,502

Cash invested: $30,772 (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 77340

• Home prices YoY: -30.6%
• Rents YoY: 1.3%
• Active inventory: 600
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,367 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $405

Break-even live

Break-even rent $855

Max offer price $109,900

Occupancy floor 65%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   pricedays on market $109,900 Active 28 DOM
2. 2026-06-18
   days on market $114,900 Active 27 DOM
3. 2026-06-17
   days on market $114,900 Active 26 DOM
4. 2026-06-16
   days on market $114,900 Active 25 DOM
5. 2026-06-15
   days on market $114,900 Active 24 DOM
6. 2026-06-14
   days on market $114,900 Active 22 DOM
7. 2026-06-13
   days on market $114,900 Active 21 DOM
8. 2026-06-10
   days on market $114,900 Active 19 DOM
9. 2026-06-09
   days on market $114,900 Active 18 DOM
10. 2026-06-08
    days on market $114,900 Active 17 DOM
11. 2026-06-07
    days on market $114,900 Active 16 DOM
12. 2026-06-05
    days on market $114,900 Active 13 DOM
13. 2026-06-03
    days on market $114,900 Active 12 DOM
14. 2026-06-02
    days on market $114,900 Active 11 DOM
15. 2026-06-01
    days on market $114,900 Active 10 DOM
16. 2026-05-31
    days on market $114,900 Active 9 DOM
17. 2026-05-30
    days on market $114,900 Active 8 DOM
18. 2026-05-18
    historical
19. 2026-01-08
    listed $119,900 Active
20. 2022-08-31
    soldstatus
21. 2022-03-25
    soldstatus
22. 2012-09-17
    soldstatus
23. 2009-03-19
    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: $636 · $53/mo
• Projected year-2 tax: $2,011 · $168/mo
• Expected delta: +$1,375/yr (+$115/mo · 216.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,410
• − Mortgage interest: −$6,156
• − Property taxes: −$636
• − Insurance: −$550
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$3,197
• Taxable income: $3,245
• Est. tax owed @ 24.0%: −$779
• After-tax cash flow: $4,083/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: 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): 37,517
• Household income: $48,538
• Rent vs Own: 52.4% rent · 47.6% own
• Severe rent burden: 1961.0

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 0.63)
• Race & ethnicity: White 54% Black 20% Hispanic / Latino 19% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 7% · Canada
• Languages at home: 83% English-only · Spanish 13% Other Asian/Pacific 1% Tagalog/Filipino 1%

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: ▼ -80.44%
• Current HPI: 182.8905
• Rent YoY: ▲ 1.27%
• 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

6 events — show timeline

• 2026-05-18 Listing Removed — HARMLS
• 2026-01-08 Listed $119,900 HARMLS
• 2022-08-31 Sold (Public Records) — Public Records
• 2022-03-25 Sold (Public Records) — Public Records
• 2012-09-17 Sold (Public Records) — Public Records
• 2009-03-19 Sold (Public Records) — Public Records

Property tax history

+21.0%/yr

Latest (2025): $636 · +21.1% YoY. Source: county tax records.