87 Brazil Blvd · Huntsville, TX 77320

$79,000

3 bd · 1.0 ba · 1,209 sqft · SingleFamily public records · 49 Days on market

Built 1982 Good condition 0.46 ac lot $65/sqft · 40% below area Est $132k · 40% under ↓ 21% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This Riverside home on a spacious double lot is ready for new owners! With solid updates already completed, it’s move-in ready but still offers room for your personal touch and a little TLC to make it truly yours.

Key facts

• Double lot
• Covered patio
• Flex room

Tags

• DOUBLE LOT
• FLEX ROOM
• UPDATED FLOORING
• COVERED PATIO
• EXTRA STORAGE BUILDINGS
• SEPTIC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 3.0% 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: Huntsville El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 603 students, 77% 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 73% FRL vs 42% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 621 active listings in the ZIP; 527 units permitted in Walker County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: severe wind risk, 95% 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 $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% 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. 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.
6. 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.
7. 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: 1.91% ✓
• Cap rate: 15.77%
• Cash-on-cash: 33.83%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (median comp): $132,300
• List price: $79,000
• Delta: -35.75%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Lynell Dr	0.24mi	2/2.0 (-1)	1,200 (-1%)	3mo	$399,000	$333	76
162 Brazil Blvd	0.13mi	2/1.0 (-1)	1,176 (-3%)	26mo	$75,000	$64	64
11 Sandra Dr	0.11mi	3/2.0	1,064 (-12%)	29mo	$118,000	$111	51
65 Brazil Blvd	0.22mi	2/2.0 (-1)	912 (-25%)	8mo	$45,000	$49	49
51 Kathryn Dr	0.27mi	2/2.0 (-1)	1,290 (+7%)	25mo	$260,000	$202	47
10 Michael St	0.41mi	3/2.0	1,336 (+10%)	15mo	$130,000	$97	47
12 Tomahawk Circle Cir	1.47mi	2/1.0 (-1)	1,330 (+10%)	12mo	$75,000	$56	34
16 Creek Pt	1.46mi	4/2.0 (+1)	1,384 (+14%)	16mo	$115,000	$83	18

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: 29.1%
• Equity multiple: 2.21×
• Total profit: $26,787
• Equity at exit: $11,779

10-year hold

• IRR: 36.4%
• Equity multiple: 4.34×
• Total profit: $73,933
• Equity at exit: $6,830

Cash invested: $22,120 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $95,000 ($72/sqft)
• Median days on market: 46 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +51.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77320

• Home prices YoY: -33.0%
• Rents YoY: 2.9%
• Active inventory: 621
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,507 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$120 /mo · $1,438/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $624

Break-even live

Break-even rent $718

Max offer price $79,000

Occupancy floor 54%

Sensitivity live

Price	-10% $668	-5% $646	+0% $624	+5% $601	+10% $579
Rent	-10% $505	-5% $564	+0% $624	+5% $683	+10% $743
Rate	-1.0pp $663	-0.5pp $644	base $624	+0.5pp $603	+1.0pp $582

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: $19,750
• Closing costs: $2,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Utilities: Septic tank
• Home design: Residential propertyFull ownership
• Construction: Built in 1982Block foundationComposition roofConstruction materials: Unknown
• Exterior features: Cleared lot in a subdivision

Interior

• Bedrooms: Three bedrooms on the first floor (approx. 10x8, 10x8, and 10x10)
• Bathrooms: One full bathroom
• Heating & cooling: Window unit cooling
• Interior features: Total of 3 rooms

Listing history 45 events

1. 2026-07-23
   days on market $79,000 Active 49 DOM
2. 2026-07-22
   days on market $79,000 Active 48 DOM
3. 2026-07-21
   days on market $79,000 Active 47 DOM
4. 2026-07-18
   days on market $79,000 Active 44 DOM
5. 2026-07-16
   days on market $79,000 Active 42 DOM
6. 2026-07-16
   days on market $79,000 Active 41 DOM
7. 2026-07-14
   days on market $79,000 Active 40 DOM
8. 2026-07-13
   days on market $79,000 Active 39 DOM
9. 2026-07-12
   days on market $79,000 Active 38 DOM
10. 2026-07-11
    days on market $79,000 Active 37 DOM
11. 2026-07-10
    days on market $79,000 Active 36 DOM
12. 2026-07-09
    days on market $79,000 Active 35 DOM
13. 2026-07-08
    days on market $79,000 Active 34 DOM
14. 2026-07-07
    days on market $79,000 Active 33 DOM
15. 2026-07-06
    days on market $79,000 Active 32 DOM
16. 2026-07-05
    days on market $79,000 Active 31 DOM
17. 2026-07-04
    days on market $79,000 Active 30 DOM
18. 2026-07-03
    days on market $79,000 Active 29 DOM
19. 2026-07-02
    days on market $79,000 Active 28 DOM
20. 2026-07-01
    days on market $79,000 Active 27 DOM
21. 2026-06-30
    days on market $79,000 Active 26 DOM
22. 2026-06-29
    days on market $79,000 Active 25 DOM
23. 2026-06-28
    days on market $79,000 Active 24 DOM
24. 2026-06-28
    days on market $79,000 Active 23 DOM
25. 2026-06-27
    days on market $79,000 Active 22 DOM
26. 2026-06-26
    days on market $79,000 Active 21 DOM
27. 2026-06-23
    days on market $79,000 Active 18 DOM
28. 2026-06-21
    days on market $79,000 Active 17 DOM
29. 2026-06-19
    days on market $79,000 Active 15 DOM
30. 2026-06-18
    days on market $79,000 Active 14 DOM
31. 2026-06-17
    days on market $79,000 Active 13 DOM
32. 2026-06-16
    days on market $79,000 Active 12 DOM
33. 2026-06-15
    days on market $79,000 Active 11 DOM
34. 2026-06-14
    days on market $79,000 Active 9 DOM
35. 2026-06-13
    days on market $79,000 Active 8 DOM
36. 2026-06-10
    days on market $79,000 Active 6 DOM
37. 2026-06-09
    days on market $79,000 Active 5 DOM
38. 2026-06-08
    days on market $79,000 Active 4 DOM
39. 2026-06-07
    days on market $79,000 Active 3 DOM
40. 2026-06-05
    pricedays on marketlisting id $79,000 Active 1 DOM
41. 2026-05-04
    price $85,000 787-char remark
42. 2026-04-21
    price $89,000 787-char remark
43. 2025-11-19
    price $89,900 787-char remark
44. 2025-09-07
    listed $99,900 Active 787-char remark
45. 2024-12-06
    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: $1,438 · $120/mo
• Projected year-2 tax: $1,446 · $120/mo
• Expected delta: +$7/yr (+$1/mo · 0.5%)

ⓘ 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 ≥111°F today · 24 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: $18,087
• − Mortgage interest: −$4,425
• − Property taxes: −$1,438
• − Insurance: −$395
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$2,298
• Taxable income: $6,636
• Est. tax owed @ 24.0%: −$1,593
• After-tax cash flow: $5,891/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $6,045–$18,135 screening

This single-family home is move-in ready with updated interiors and a spacious double lot, offering ample potential for further personalization and value enhancement.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Value-add opportunities

• Resale paint exterior — enhances curb appeal ↑
• Both update landscaping — improves curb appeal and adds value ↑
• Both install new windows — increases natural light and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Huntsville El F TX #2,791/4,322 Nat'l #28,475/41,679 Middle Mance Park Middle F TX #1,236/1,662 Nat'l #10,204/14,009 High Huntsville H S F TX #1,431/1,632 Nat'l #14,670/17,239

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

C Composite livability gradescore 63/100

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 · 77,602 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: 19% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Seller disclosure available
• Financial info: Lease not considered

Exterior

• Utilities: Septic tank
• Home design: Residential propertyFull ownership
• Construction: Built in 1982Block foundationComposition roofConstruction materials: Unknown
• Exterior features: Cleared lot in a subdivision

Interior

• Bedrooms: Three bedrooms on the first floor (approx. 10x8, 10x8, and 10x10)
• Bathrooms: One full bathroom
• Heating & cooling: Window unit cooling
• Interior features: Total of 3 rooms

Price history

-20.9% since first listed

7 events — show timeline

• 2026-06-04 Listed $79,000 HARMLS
• 2026-05-29 Listing Removed — HARMLS
• 2026-05-04 Price Changed $85,000 HARMLS
• 2026-04-21 Price Changed $89,000 HARMLS
• 2025-11-19 Price Changed $89,900 HARMLS
• 2025-09-07 Listed $99,900 HARMLS
• 2024-12-06 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,438 · +17.1% YoY. Source: county tax records.