7 & 9 Julie Beth St · Riverside, TX 77320

$49,000

2 bd · 1.0 ba · 1,152 sqft · Land · 19 Days on market

Built 1972 0.36 ac lot ↓ 13% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.2/5.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Two lots being sold together offer a rare chance to create your ideal property in a peaceful Huntsville neighborhood, featuring a two-bedroom, one-bath residence with a versatile flex space that adds adaptability to the layout. Electricity is already in place, providing a solid foundation to reimagine, expand, or customize the property to suit your vision. Located just minutes from nearby lake and water access, the setting opens the door to outdoor recreation including fishing, boating, and exploring the scenic Sam Houston National Forest. The surrounding community feels quiet and welcoming with tree-lined streets and a sense of seclusion, while still maintaining convenient access to local

Key facts

• Two lots
• Outdoor recreation
• Flex space

Tags

• TWO LOTS
• FLEX SPACE
• ELECTRICITY IN PLACE
• LAKE AND WATER ACCESS
• OUTDOOR RECREATION
• TREE-LINED STREETS

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Residential property; Single-story (entry level: first); Built in 1972
• Construction: Block foundation; Composition roof
• Exterior features: Porch; Private yard; Corner lot

Interior

• Bedrooms: Two bedrooms on the first floor
• Bathrooms: One full bathroom
• Interior features: Porch access; Private yard; Corner lot

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $49k.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.3% vs local median 4.4% in Riverside — 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 59/100 on livability (#1,150 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, 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); 520 active listings in the ZIP; 527 units permitted in Walker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $339 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 95% 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 $48,265 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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: 2.64% ✓
• Cap rate: 24.25%
• Cash-on-cash: 64.14%
• DSCR: 3.85
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 63.1%
• Equity multiple: 3.81×
• Total profit: $38,613
• Equity at exit: $7,306

10-year hold

• IRR: 67.5%
• Equity multiple: 7.79×
• Total profit: $93,136
• Equity at exit: $4,237

Cash invested: $13,720 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$12 /mo · $144/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $733

Break-even live

Break-even rent $366

Max offer price $49,000

Occupancy floor 38%

Sensitivity live

Price	-10% $761	-5% $747	+0% $733	+5% $719	+10% $706
Rent	-10% $631	-5% $682	+0% $733	+5% $784	+10% $836
Rate	-1.0pp $758	-0.5pp $746	base $733	+0.5pp $721	+1.0pp $708

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $49,000 Active 19 DOM
2. 2026-06-19
   days on market $49,000 Active 17 DOM
3. 2026-06-18
   days on market $49,000 Active 16 DOM
4. 2026-06-17
   days on market $49,000 Active 15 DOM
5. 2026-06-16
   days on market $49,000 Active 14 DOM
6. 2026-06-15
   days on market $49,000 Active 13 DOM
7. 2026-06-14
   days on market $49,000 Active 11 DOM
8. 2026-06-13
   days on market $49,000 Active 10 DOM
9. 2026-06-10
   days on market $49,000 Active 8 DOM
10. 2026-06-09
    days on market $49,000 Active 7 DOM
11. 2026-06-08
    days on market $49,000 Active 6 DOM
12. 2026-06-07
    days on market $49,000 Active 5 DOM
13. 2026-06-05
    days on market $49,000 Active 2 DOM
14. 2026-06-03
    pricedays on marketlisting id $49,000 Active 1 DOM
15. 2026-05-31
    days on market $52,000 Active 131 DOM
16. 2026-05-30
    days on market $52,000 Active 130 DOM
17. 2026-05-14
    status Active
18. 2026-04-16
    status Pending
19. 2026-04-07
    price $52,000
20. 2026-03-24
    price $54,000
21. 2026-03-02
    price $56,000
22. 2026-02-16
    price $58,000
23. 2025-12-23
    listed $60,000 Active
24. 2025-12-23
    historical
25. 2025-12-05
    listed $60,000 Active
26. 2019-02-21
    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: $144 · $12/mo
• Projected year-2 tax: $897 · $75/mo
• Expected delta: +$752/yr (+$63/mo · 521.2%)

ⓘ 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 ≥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: $15,535
• − Mortgage interest: −$2,745
• − Property taxes: −$144
• − Insurance: −$245
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$1,425
• Taxable income: $8,490
• Est. tax owed @ 24.0%: −$2,038
• After-tax cash flow: $6,762/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 — Riverside

• Score: 59/100
• State rank: #1150
• US rank: #20204

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walker County · 75,669 people
• City population: 634
• 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

-13.3% since first listed

10 events — show timeline

• 2026-05-14 Relisted — HARMLS
• 2026-04-16 Pending — HARMLS
• 2026-04-07 Price Changed $52,000 HARMLS
• 2026-03-24 Price Changed $54,000 HARMLS
• 2026-03-02 Price Changed $56,000 HARMLS
• 2026-02-16 Price Changed $58,000 HARMLS
• 2025-12-23 Listing Removed — HARMLS
• 2025-12-23 Listed $60,000 HARMLS
• 2025-12-05 Listed $60,000 HARMLS
• 2019-02-21 Sold (Public Records) — Public Records

Property tax history

+19.7%/yr

Latest (2025): $144 · +1.7% YoY. Source: county tax records.