Ramsey Plan · Huntsville, TX 77320

$237,990

4 bd · 2.0 ba · 1,676 sqft · SingleFamily · 93 Days on market

Excellent condition Garage

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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 +10.4/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner's suite with an attached bathroom and walk-in closet.

Key facts

• 2 garage spots
• Listed 92 days

🏗️ New construction. The $237,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $239,495.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $238k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (18.8% below list).
• Recommended offer: $193k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Texas Online Preparatory El (math 25% / reading 41%, grade F, #2,208 of 4,322 statewide, top 52%, 1,334 students, 63% FRL); Texas Online Preparatory Middle (math 31% / reading 58%, grade D, #491 of 1,662 statewide, top 31%, 1,941 students, 58% FRL); Texas Online Preparatory H S (math 23% / reading 75%, grade D, #553 of 1,632 statewide, top 34%, 2,100 students, 46% FRL).
• Market conditions: Rents rising (+2.9%/yr); 621 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 527 units permitted in Walker County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% 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 $2k of loan paydown is wiped out by about $7k 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 93 days — a 9% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Recommended offer $193,245 (18.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.30%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $239,495
• List price: $237,990
• Delta: -0.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Lantana Ln	0.07mi	4/2.0	1,676 (0%)	0mo	$209,990	$125	96
218 Lantana Ln	0.13mi	4/2.0	1,676 (0%)	2mo	$261,990	$156	92
102 Lantana Ln	0.01mi	4/2.0	1,751 (+4%)	2mo	$239,999	$137	90
606 Monarch Trl	0.10mi	4/2.0	1,716 (+2%)	3mo	$263,990	$154	89
432 Monarch Trl	0.02mi	4/2.0	1,749 (+4%)	6mo	$235,840	$135	87
518 Monarch Trl	0.14mi	4/2.0	1,749 (+4%)	6mo	$234,999	$134	81
417 Monarch Trl	0.18mi	4/2.0	1,749 (+4%)	4mo	$249,080	$142	80
410 Monarch Trl	0.22mi	4/2.0	1,751 (+4%)	5mo	$239,000	$136	78
508 Monarch Trl	0.17mi	3/2.0 (-1)	1,602 (-4%)	5mo	$209,000	$130	76
412 Monarch Trl	0.22mi	3/2.0 (-1)	1,602 (-4%)	3mo	$237,630	$148	75
604 Monarch Trl	0.10mi	4/2.5	1,922 (+15%)	1mo	$239,990	$125	68
220 Lantana Ln	0.14mi	4/2.5	1,922 (+15%)	2mo	$285,990	$149	65

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-47,175
• Equity at exit: $35,709

10-year hold

• IRR: -13.5%
• Equity multiple: 0.22×
• Total profit: $-52,370
• Equity at exit: $20,707

Cash invested: $67,059 (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: 30 active · 11 under contract
• Months of supply: 13.8 mo (7%/mo absorbed)
• Median asking: $247,490 ($141/sqft)
• Median days on market: 80 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +1.6% vs 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: 10.3×

Monthly cashflow live

• Estimated rent: $1,932 medium
• Mortgage (P&I): −$1,256
• Tax est. 1.5%: −$299 /mo · $3,592/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-128

Break-even live

Break-even rent $2,095

Max offer price $220,907

Occupancy floor —

Sensitivity live

Price	-10% $37	-5% $-46	+0% $-128	+5% $-211	+10% $-294
Rent	-10% $-281	-5% $-205	+0% $-128	+5% $-52	+10% $24
Rate	-1.0pp $-8	-0.5pp $-68	base $-128	+0.5pp $-191	+1.0pp $-254

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: $59,874
• Closing costs: $7,185
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3272 State Highway 30 Huntsville, TX	1.0–3.0	1.0–2.0	1070	$2,085	$1.95	93d	20	0.28mi
149 Col Etheredge Blvd Huntsville, TX	1.0–3.0	1.0–3.0	993	$1,710	$1.72	93d	9	0.77mi
107 Crosstimbers St Huntsville, TX	3.0	2.0	1093	$1,249	$1.14	93d	1	0.85mi

Property features AI

Finance

• Financial info: List price $258,990

Exterior

• Parking: 2 covered garage spaces (2 total parking spaces)
• Home design: New construction — Ramsey planSingle-family residence
• Exterior features: Living area approximately 1,676

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open plan (new construction Plan: Ramsey)

Listing history 50 events

1. 2026-08-08
   days on market $237,990 Active 93 DOM
2. 2026-08-07
   days on market $237,990 Active 92 DOM
3. 2026-08-06
   days on market $237,990 Active 91 DOM
4. 2026-08-05
   days on market $237,990 Active 90 DOM
5. 2026-08-04
   days on market $237,990 Active 89 DOM
6. 2026-08-03
   days on market $237,990 Active 88 DOM
7. 2026-07-31
   days on market $237,990 Active 85 DOM
8. 2026-07-30
   days on market $237,990 Active 84 DOM
9. 2026-07-29
   days on market $237,990 Active 83 DOM
10. 2026-07-27
    days on market $237,990 Active 81 DOM
11. 2026-07-25
    days on market $237,990 Active 79 DOM
12. 2026-07-23
    days on market $237,990 Active 77 DOM
13. 2026-07-22
    days on market $237,990 Active 76 DOM
14. 2026-07-21
    days on market $237,990 Active 75 DOM
15. 2026-07-18
    days on market $237,990 Active 72 DOM
16. 2026-07-16
    days on market $237,990 Active 70 DOM
17. 2026-07-16
    days on market $237,990 Active 69 DOM
18. 2026-07-14
    days on market $237,990 Active 68 DOM
19. 2026-07-13
    days on market $237,990 Active 67 DOM
20. 2026-07-12
    days on market $237,990 Active 66 DOM
21. 2026-07-11
    pricedays on market $237,990 Active 65 DOM
22. 2026-07-10
    days on market $236,990 Active 64 DOM
23. 2026-07-09
    days on market $236,990 Active 63 DOM
24. 2026-07-08
    days on market $236,990 Active 62 DOM
25. 2026-07-07
    days on market $236,990 Active 61 DOM
26. 2026-07-06
    days on market $236,990 Active 60 DOM
27. 2026-07-05
    days on market $236,990 Active 59 DOM
28. 2026-07-04
    days on market $236,990 Active 58 DOM
29. 2026-07-03
    days on market $236,990 Active 57 DOM
30. 2026-07-02
    days on market $236,990 Active 56 DOM
31. 2026-07-01
    days on market $236,990 Active 55 DOM
32. 2026-06-30
    days on market $236,990 Active 54 DOM
33. 2026-06-29
    days on market $236,990 Active 53 DOM
34. 2026-06-28
    days on market $236,990 Active 52 DOM
35. 2026-06-28
    days on market $236,990 Active 51 DOM
36. 2026-06-27
    days on market $236,990 Active 50 DOM
37. 2026-06-26
    days on market $236,990 Active 49 DOM
38. 2026-06-23
    days on market $236,990 Active 46 DOM
39. 2026-06-21
    days on market $236,990 Active 45 DOM
40. 2026-06-19
    days on market $236,990 Active 43 DOM
41. 2026-06-18
    days on market $236,990 Active 42 DOM
42. 2026-06-18
    price $236,990 Active 41 DOM
43. 2026-06-17
    days on market $258,990 Active 41 DOM
44. 2026-06-16
    days on market $258,990 Active 40 DOM
45. 2026-06-15
    days on market $258,990 Active 39 DOM
46. 2026-06-14
    days on market $258,990 Active 37 DOM
47. 2026-06-13
    days on market $258,990 Active 36 DOM
48. 2026-06-10
    days on market $258,990 Active 34 DOM
49. 2026-06-09
    days on market $258,990 Active 33 DOM
50. 2026-06-08
    days on market $258,990 Active 32 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,189
• − Mortgage interest: −$13,415
• − Property taxes: −$3,592
• − Insurance: −$1,197
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$6,967
• Taxable loss: −$5,693
• Est. tax savings @ 24.0%: +$1,366
• After-tax cash flow: $-175/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 · 14 photos

Excellent 95/100 None rehab

This single-story home is in excellent condition with modern updates and a well-maintained exterior. It offers a great opportunity for both resale and rental value with potential for further improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑
• Both Upgrading appliances — Upgrading appliances can increase both resale and rental value by making the home more modern and functional. ↑

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Samuel Houston El F TX #3,836/4,322 Nat'l #35,191/41,679 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

• Census place: Huntsville, TX
• 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

• Financial info: List price $258,990

Exterior

• Parking: 2 covered garage spaces (2 total parking spaces)
• Home design: New construction — Ramsey planSingle-family residence
• Exterior features: Living area approximately 1,676

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open plan (new construction Plan: Ramsey)