104 Sabine · Huntsville, TX 77320

$125,000

3 bd · 3.0 ba · 1,595 sqft · SingleFamily public records · 167 Days on market

Built 1964 $78/sqft · 48% below area Est $242k · 48% under ↓ 22% since listing

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.6/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your imagination! Sheetrock repairs in progress and Painting. Water lines have recently been upgraded. Great location! Now vacant and easy to show. Bring your imagination and offers! New outside pictures coming soon.

Key facts

• Built 1964
• Listed 167 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+2.9%/yr); 518 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 ($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 $864 of loan paydown is wiped out by about $4k 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 + 2.9% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.26% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.98%
• DSCR: 1.49
• GRM: 6.6

CMA / ARV

• ARV (median comp): $241,526
• List price: $125,000
• Delta: -48.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Sabine	0.00mi	3/2.0	1,595 (0%)	0mo	$125,000	$78	96
133 Briarwood Dr	0.36mi	3/2.0	1,642 (+3%)	3mo	$240,000	$146	72
101 Black Bear Dr	0.46mi	3/2.0	1,704 (+7%)	6mo	$259,990	$153	58
118 Cape Buffalo Dr	0.46mi	4/2.0 (+1)	1,589 (-0%)	13mo	$244,019	$154	58
404 Moose Run	0.51mi	4/2.0 (+1)	1,589 (-0%)	13mo	$239,990	$151	56
305 Mouflon Dr	0.65mi	4/2.0 (+1)	1,589 (-0%)	6mo	$229,990	$145	55
202 Gray Wolf Dr	0.49mi	3/2.0	1,704 (+7%)	11mo	$274,000	$161	52
201 Black Bear Dr	0.45mi	3/2.0	1,365 (-14%)	9mo	$229,990	$168	44
114 Brookside Dr	0.50mi	3/2.0	1,394 (-13%)	12mo	$230,000	$165	41
307 Mouflon Dr	0.65mi	3/2.0	1,365 (-14%)	9mo	$224,990	$165	34
302 Mouflon Dr	0.63mi	3/2.0	1,365 (-14%)	12mo	$234,990	$172	33
308 Mouflon Dr	0.66mi	4/2.0 (+1)	1,394 (-13%)	9mo	$224,990	$161	32

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 · 2.89% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $34
• Equity at exit: $18,638

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $25,837
• Equity at exit: $10,808

Cash invested: $35,000 (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: 518
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,578 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$218 /mo · $2,621/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $320

Break-even live

Break-even rent $1,172

Max offer price $125,000

Occupancy floor 75%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-02
   days on market $125,000 Pending 167 DOM
2. 2026-06-01
   days on market $125,000 Pending 166 DOM
3. 2026-05-31
   days on market $125,000 Pending 165 DOM
4. 2026-05-30
   days on market $125,000 Pending 164 DOM
5. 2026-04-19
   price $125,000 227-char remark

   Show marketing remark (227 chars)

   Bring your imagination! Sheetrock repairs in progress and Painting. Water lines have recently been upgraded. Great location! Now vacant and easy to show. Bring your imagination and offers! New outside pictures coming soon.

6. 2026-04-09
   price $159,500 227-char remark

   Show marketing remark (227 chars)

   Bring your imagination! Sheetrock repairs in progress and Painting. Water lines have recently been upgraded. Great location! Now vacant and easy to show. Bring your imagination and offers! New outside pictures coming soon.

7. 2025-12-17
   listed $159,900 Active 227-char remark

   Show marketing remark (227 chars)

   Bring your imagination! Sheetrock repairs in progress and Painting. Water lines have recently been upgraded. Great location! Now vacant and easy to show. Bring your imagination and offers! New outside pictures coming soon.

ⓘ 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: $2,621 · $218/mo
• Projected year-2 tax: $2,621 · $218/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $18,931
• − Mortgage interest: −$7,002
• − Property taxes: −$2,621
• − Insurance: −$625
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$3,636
• Taxable income: $2,018
• Est. tax owed @ 24.0%: −$484
• After-tax cash flow: $3,359/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

• Census place: Huntsville, TX
• 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

-21.8% since first listed

3 events — show timeline

• 2026-04-19 Price Changed $125,000 HARMLS
• 2026-04-09 Price Changed $159,500 HARMLS
• 2025-12-17 Listed $159,900 HARMLS

Property tax history

+3.4%/yr

Latest (2025): $2,621 · +3.1% YoY. Source: county tax records.