Ramsey Plan · Huntsville, TX 77320

$224,990

4 bd · 2.0 ba · 1,676 sqft · SingleFamily · 185 Days on market

Excellent condition Garage

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Why this score? — see what drove the F 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 +8.0/30.0
• 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 +2.5/10.0
• DSCR +2.1/10.0
• 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 184 days

🏗️ New construction. The $224,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $236,585.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (21.6% below list).
• Recommended offer: $176k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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); 793 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 527 units permitted in Walker County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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 185 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

Recommended offer $176,408 (21.6% 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 185 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.75% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.37%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

• ARV (median comp): $236,585
• List price: $224,990
• Delta: -4.90%
• 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%)	4mo	$209,990	$125	94
219 Cassius Blue Dr	0.14mi	4/2.0	1,676 (0%)	0mo	$205,990	$123	93
218 Lantana Ln	0.13mi	4/2.0	1,676 (0%)	5mo	$261,990	$156	90
102 Lantana Ln	0.01mi	4/2.0	1,751 (+4%)	6mo	$239,999	$137	87
606 Monarch Trl	0.10mi	4/2.0	1,716 (+2%)	6mo	$263,990	$154	87
417 Monarch Trl	0.18mi	4/2.0	1,749 (+4%)	7mo	$249,080	$142	78
410 Monarch Trl	0.22mi	4/2.0	1,751 (+4%)	8mo	$239,000	$136	76
412 Monarch Trl	0.22mi	3/2.0 (-1)	1,602 (-4%)	6mo	$237,630	$148	73
212 Cassius Blue Dr	0.11mi	3/2.0 (-1)	1,484 (-12%)	0mo	$189,990	$128	70
401 Monarch Trl	0.20mi	3/2.0 (-1)	1,484 (-12%)	0mo	$191,990	$129	66
604 Monarch Trl	0.10mi	4/2.5	1,922 (+15%)	4mo	$239,990	$125	65
220 Lantana Ln	0.14mi	4/2.5	1,922 (+15%)	5mo	$285,990	$149	63

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: -23.8%
• Equity multiple: 0.19×
• Total profit: $-53,878
• Equity at exit: $35,276

10-year hold

• IRR: -19.1%
• Equity multiple: -0.02×
• Total profit: $-67,401
• Equity at exit: $20,456

Cash invested: $66,244 (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: 37 active · 21 under contract
• Months of supply: 17.1 mo (6%/mo absorbed)
• Median asking: $232,990 ($133/sqft)
• Median days on market: 101 d
• This list price: 41% of active listings are priced below it
• ARV vs active asking: +5.8% 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: 793
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$1,241
• Tax est. 1.5%: −$296 /mo · $3,549/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-241

Break-even live

Break-even rent $2,070

Max offer price $201,659

Occupancy floor —

Sensitivity live

Price	-10% $-78	-5% $-160	+0% $-241	+5% $-323	+10% $-405
Rent	-10% $-381	-5% $-311	+0% $-241	+5% $-172	+10% $-102
Rate	-1.0pp $-122	-0.5pp $-181	base $-241	+0.5pp $-303	+1.0pp $-365

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: $59,146
• Closing costs: $7,098
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	$2,125	$1.99	0d	128	0.28mi
149 Col Etheredge Blvd Huntsville, TX	1.0–3.0	1.0–3.0	936	$1,710	$1.83	0d	7	0.77mi
136 Col Etheredge Blvd Huntsville, TX	3.0	3.0	1249	$1,650	$1.32	49d	1	0.79mi
107 Crosstimbers St Huntsville, TX	3.0	2.0	1093	$1,249	$1.14	184d	1	0.85mi
107 Crosstimbers St Huntsville, TX	3.0	2.0	1093	$1,249	$1.14	10d	1	0.85mi
172 Ravenwood Village Dr Huntsville, TX	1.0–3.0	1.0–2.0	966	$1,719	$1.78	0d	15	0.96mi
2230 Crosstimbers St Huntsville, TX	3.0	2.0	1685	$1,300	$0.77	10d	1	1.18mi
604 Normal Park Dr Unit 604 Huntsville, TX	3.0	2.5	1540	$1,500	$0.97	10d	1	1.21mi
2543 Pine Shadows Dr Huntsville, TX	3.0	3.0	1275	$749	$0.59	10d	1	1.24mi

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. 2026-11-08
   days on market $224,990 Active 185 DOM
2. 2026-11-07
   days on market $224,990 Active 184 DOM
3. 2026-11-06
   days on market $224,990 Active 183 DOM
4. 2026-11-05
   days on market $224,990 Active 182 DOM
5. 2026-11-04
   days on market $224,990 Active 181 DOM
6. 2026-11-02
   days on market $224,990 Active 179 DOM
7. 2026-11-01
   days on market $224,990 Active 178 DOM
8. 2026-10-31
   days on market $224,990 Active 177 DOM
9. 2026-10-30
   days on market $224,990 Active 176 DOM
10. 2026-10-29
    days on market $224,990 Active 175 DOM
11. 2026-10-28
    days on market $224,990 Active 174 DOM
12. 2026-10-27
    days on market $224,990 Active 173 DOM
13. 2026-10-26
    days on market $224,990 Active 172 DOM
14. 2026-10-25
    days on market $224,990 Active 171 DOM
15. 2026-10-24
    days on market $224,990 Active 170 DOM
16. 2026-10-23
    days on market $224,990 Active 169 DOM
17. 2026-10-22
    days on market $224,990 Active 168 DOM
18. 2026-10-21
    days on market $224,990 Active 167 DOM
19. 2026-10-20
    days on market $224,990 Active 166 DOM
20. 2026-10-19
    days on market $224,990 Active 165 DOM
21. 2026-10-18
    days on market $224,990 Active 164 DOM
22. 2026-10-17
    days on market $224,990 Active 163 DOM
23. 2026-10-16
    days on market $224,990 Active 162 DOM
24. 2026-10-15
    days on market $224,990 Active 161 DOM
25. 2026-10-14
    days on market $224,990 Active 160 DOM
26. 2026-10-14
    days on market $224,990 Active 159 DOM
27. 2026-10-12
    days on market $224,990 Active 158 DOM
28. 2026-10-11
    days on market $224,990 Active 157 DOM
29. 2026-10-10
    days on market $224,990 Active 156 DOM
30. 2026-10-09
    days on market $224,990 Active 155 DOM
31. 2026-10-08
    days on market $224,990 Active 154 DOM
32. 2026-10-07
    days on market $224,990 Active 153 DOM
33. 2026-10-06
    days on market $224,990 Active 152 DOM
34. 2026-10-05
    days on market $224,990 Active 151 DOM
35. 2026-10-04
    days on market $224,990 Active 150 DOM
36. 2026-10-04
    days on market $224,990 Active 149 DOM
37. 2026-10-02
    days on market $224,990 Active 148 DOM
38. 2026-10-01
    days on market $224,990 Active 147 DOM
39. 2026-09-30
    days on market $224,990 Active 146 DOM
40. 2026-09-29
    days on market $224,990 Active 145 DOM
41. 2026-09-28
    days on market $224,990 Active 144 DOM
42. 2026-09-27
    days on market $224,990 Active 143 DOM
43. 2026-09-26
    days on market $224,990 Active 142 DOM
44. 2026-09-25
    days on market $224,990 Active 141 DOM
45. 2026-09-24
    days on market $224,990 Active 140 DOM
46. 2026-09-24
    days on market $224,990 Active 139 DOM
47. 2026-09-22
    pricedays on market $224,990 Active 138 DOM
48. 2026-09-21
    days on market $222,990 Active 137 DOM
49. 2026-09-20
    days on market $222,990 Active 136 DOM
50. 2026-09-18
    days on market $222,990 Active 134 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: $21,169
• − Mortgage interest: −$13,252
• − Property taxes: −$3,549
• − Insurance: −$1,183
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$6,882
• Taxable loss: −$7,085
• Est. tax savings @ 24.0%: +$1,700
• After-tax cash flow: $-1,196/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%
• 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)