108 Hunters Gln · West Livingston, TX 77351

$70,000

4 bd · 2.0 ba · 1,216 sqft · Land · 23 Days on market

Built 2006 4,791 sqft lot $58/sqft · at area comps Est $73k · at est. $26/mo HOA · 2% of rent

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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 +9.4/15.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4-bedroom, 2-bath home with a recent PRICE IMPROVEMENT offers the perfect blend of comfort, functionality, and laid-back lake living in Livingston ISD. Thoughtfully designed with a versatile layout, this home provides space for family, guests, a home office, or whatever fits your lifestyle needs. Relax and unwind on the covered porch after a day spent enjoying beautiful Lake Livingston. Located in a lake community with private boat ramp access, you'll love having easy access to fishing, boating, and all the outdoor adventure lake life has to offer. Whether you're searching for a full-time residence, weekend getaway, or investment opportunity, this property delivers both the lifestyle and the comfort.

Key facts

• Covered porch
• Lake community
• 4,791 sq ft lot

Tags

• COVERED PORCH
• PRIVATE BOAT RAMP ACCESS
• LAKE COMMUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $70k.

Deal economics

• At list price, monthly cash flow is $806 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.1% vs local median 2.5% in West Livingston — 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 50/100 on livability (#1,501 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Livingston ISD (rural): math 38% / reading 39% proficiency, ranked #459 of 826 in TX (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1186 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 769 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Polk County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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, 99% 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 $68,950 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 F 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: 2.25% ✓
• Cap rate: 20.11%
• Cash-on-cash: 49.35%
• DSCR: 3.20
• GRM: 3.7

CMA / ARV

• ARV (median comp): $73,042
• List price: $70,000
• Delta: 2.68%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 47.0%
• Equity multiple: 3.04×
• Total profit: $39,988
• Equity at exit: $10,437

10-year hold

• IRR: 52.7%
• Equity multiple: 6.15×
• Total profit: $100,909
• Equity at exit: $6,052

Cash invested: $19,600 (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 77351

• Home prices YoY: -14.8%
• Active inventory: 1186
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,577 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$18 /mo · $215/yr
• Insurance: −$29
• HOA: −$26
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $806

Break-even live

Break-even rent $557

Max offer price $70,000

Occupancy floor 44%

Sensitivity live

Price	-10% $846	-5% $826	+0% $806	+5% $786	+10% $766
Rent	-10% $681	-5% $744	+0% $806	+5% $868	+10% $931
Rate	-1.0pp $841	-0.5pp $824	base $806	+0.5pp $788	+1.0pp $769

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
446 Lexington Livingston, TX	4.0	2.0	900	$1,200	$1.33	5d	1	0.69mi

HOA detail

• Monthly dues: $26 · $312/yr

Listing history 18 events

1. 2026-06-18
   days on market $70,000 Active 23 DOM
2. 2026-06-17
   days on market $70,000 Active 22 DOM
3. 2026-06-16
   days on market $70,000 Active 21 DOM
4. 2026-06-15
   days on market $70,000 Active 20 DOM
5. 2026-06-13
   days on market $70,000 Active 18 DOM
6. 2026-06-09
   days on market $70,000 Active 14 DOM
7. 2026-06-08
   days on market $70,000 Active 13 DOM
8. 2026-06-07
   statusdays on market $70,000 Active 12 DOM
9. 2026-05-31
   status $70,000 Pending 11 DOM
10. 2026-05-19
    listed $70,000 Active 714-char remark

    Show marketing remark (714 chars)

    This 4-bedroom, 2-bath home with a recent PRICE IMPROVEMENT offers the perfect blend of comfort, functionality, and laid-back lake living in Livingston ISD. Thoughtfully designed with a versatile layout, this home provides space for family, guests, a home office, or whatever fits your lifestyle needs. Relax and unwind on the covered porch after a day spent enjoying beautiful Lake Livingston. Located in a lake community with private boat ramp access, you'll love having easy access to fishing, boating, and all the outdoor adventure lake life has to offer. Whether you're searching for a full-time residence, weekend getaway, or investment opportunity, this property delivers both the lifestyle and the comfort.

11. 2026-05-19
    historical

    Show marketing remark (714 chars)

    This 4-bedroom, 2-bath home with a recent PRICE IMPROVEMENT offers the perfect blend of comfort, functionality, and laid-back lake living in Livingston ISD. Thoughtfully designed with a versatile layout, this home provides space for family, guests, a home office, or whatever fits your lifestyle needs. Relax and unwind on the covered porch after a day spent enjoying beautiful Lake Livingston. Located in a lake community with private boat ramp access, you'll love having easy access to fishing, boating, and all the outdoor adventure lake life has to offer. Whether you're searching for a full-time residence, weekend getaway, or investment opportunity, this property delivers both the lifestyle and the comfort.

12. 2026-01-06
    listed $75,000 Active
13. 2021-03-18
    soldstatus Sold
14. 2021-03-18
    soldstatus
15. 2021-03-01
    status Pending
16. 2021-02-15
    historical
17. 2021-02-02
    listed $54,900
18. 2020-11-12
    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: $215 · $18/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$1,066/yr (+$89/mo · 494.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $18,930
• − Mortgage interest: −$3,921
• − Property taxes: −$215
• − Insurance: −$350
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − HOA: −$312
• − Depreciation: −$2,036
• Taxable income: $9,066
• Est. tax owed @ 24.0%: −$2,176
• After-tax cash flow: $7,496/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: Livingston ISD
• NCES district ID: 4827780
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 39% ▲ 3.00%
• Median HH income: $39,531
• Composite: 32.25/100
• National rank: #5767
• State rank: #459 of 826 in TX

Livability — West Livingston

• Score: 50/100
• State rank: #1501
• US rank: #25668

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Polk County · 37,143 people
• Metro: nan
• Population (ZIP): 37,143
• Household income: $66,834
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 608.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 51,049 people
• By 2030: 53,243 · +4.3%
• By 2040: 56,528 · +10.7%
• By 2050: 59,243 · +16.1%
• By 2075: 63,528 · +24.4%
• By 2100: 60,376 · +18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 9% Black 8% Native American 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 2% Italian 2% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10%

Political lean MEDSL · Polk

• 2024 margin: Solid R (+58.9) · D 20.2% · R 79.1%
• 2008→2024 swing: -21.7pp toward R · 2008: -37.2pp · 2024: -58.9pp
• All cycles: 2024: R+58.9 2020: R+54.5 2016: R+56.5 2012: R+48.2 2008: R+37.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.11%
• Current HPI: 178.5316
• Rent YoY: —
• Metro: nan
• 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

+27.5% since first listed

9 events — show timeline

• 2026-05-19 Listing Removed — HARMLS
• 2026-05-19 Listed $70,000 HARMLS
• 2026-01-06 Listed $75,000 HARMLS
• 2021-03-18 Sold (Public Records) — Public Records
• 2021-03-18 Sold (MLS) — HARMLS
• 2021-03-01 Pending — HARMLS
• 2021-02-15 Listing Removed — HARMLS
• 2021-02-02 Listed $54,900 HARMLS
• 2020-11-12 Sold (Public Records) — Public Records

Property tax history

+24.3%/yr

Latest (2025): $215 · -2.4% YoY. Source: county tax records.