59 Wallace Rd · Huntsville, TX 77320

$130,000

3 bd · 2.0 ba · 1,188 sqft · Manufactured · 250 Days on market

Built 1997 1.00 ac lot $109/sqft · at area comps Est $126k · at est.

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Why this score? — see what drove the C+ 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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +6.8/10.0
• ARV discount +6.1/15.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated in the quiet setting of the country, this property offers a Manufactured Home on a spacious acre cleared lot. The home provides a comfortable and functional floor plan with bright living areas, practical design, and plenty of potential to make it your own. The land is fully cleared, giving you open space for gardening, outdoor activities, or future improvements. A nice size workshop is included, ideal for storage, hobbies, or projects. With its peaceful country living location, this property blends the ease of manufactured home living with the benefits of wide open land offering endless possibilities.

Key facts

• Nice size workshop
• Fully cleared land
• 1 acre lot

Tags

• SPACIOUS ACRE CLEARED LOT
• FULLY CLEARED LAND
• NICE SIZE WORKSHOP
• OPEN SPACE FOR GARDENING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 2.6% 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); 520 active listings in the ZIP; 527 units permitted in Walker County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $899 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 250 days — a 12% lower offer ($114k) 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, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.35%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (median comp): $126,196
• List price: $130,000
• Delta: 3.01%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $4,528
• Equity at exit: $19,383

10-year hold

• IRR: 12.7%
• Equity multiple: 2.00×
• Total profit: $36,328
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,532 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$70 /mo · $836/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $405

Break-even live

Break-even rent $1,020

Max offer price $130,000

Occupancy floor 69%

Sensitivity live

Price	-10% $479	-5% $442	+0% $405	+5% $368	+10% $331
Rent	-10% $284	-5% $344	+0% $405	+5% $466	+10% $526
Rate	-1.0pp $470	-0.5pp $438	base $405	+0.5pp $371	+1.0pp $337

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $130,000 Active 250 DOM
2. 2026-06-19
   days on market $130,000 Active 248 DOM
3. 2026-06-18
   days on market $130,000 Active 247 DOM
4. 2026-06-17
   days on market $130,000 Active 246 DOM
5. 2026-06-16
   days on market $130,000 Active 245 DOM
6. 2026-06-15
   days on market $130,000 Active 244 DOM
7. 2026-06-14
   days on market $130,000 Active 242 DOM
8. 2026-06-13
   days on market $130,000 Active 241 DOM
9. 2026-06-10
   days on market $130,000 Active 239 DOM
10. 2026-06-09
    days on market $130,000 Active 238 DOM
11. 2026-06-08
    days on market $130,000 Active 237 DOM
12. 2026-06-07
    days on market $130,000 Active 236 DOM
13. 2026-06-05
    days on market $130,000 Active 233 DOM
14. 2026-06-03
    days on market $130,000 Active 232 DOM
15. 2026-06-02
    days on market $130,000 Active 231 DOM
16. 2026-06-01
    days on market $130,000 Active 230 DOM
17. 2026-05-31
    days on market $130,000 Active 229 DOM
18. 2026-05-30
    days on market $130,000 Active 228 DOM
19. 2026-03-25
    status Active 618-char remark

    Show marketing remark (618 chars)

    Situated in the quiet setting of the country, this property offers a Manufactured Home on a spacious acre cleared lot. The home provides a comfortable and functional floor plan with bright living areas, practical design, and plenty of potential to make it your own. The land is fully cleared, giving you open space for gardening, outdoor activities, or future improvements. A nice size workshop is included, ideal for storage, hobbies, or projects. With its peaceful country living location, this property blends the ease of manufactured home living with the benefits of wide open land offering endless possibilities.

20. 2026-03-10
    status Pending 618-char remark

    Show marketing remark (618 chars)

    Situated in the quiet setting of the country, this property offers a Manufactured Home on a spacious acre cleared lot. The home provides a comfortable and functional floor plan with bright living areas, practical design, and plenty of potential to make it your own. The land is fully cleared, giving you open space for gardening, outdoor activities, or future improvements. A nice size workshop is included, ideal for storage, hobbies, or projects. With its peaceful country living location, this property blends the ease of manufactured home living with the benefits of wide open land offering endless possibilities.

21. 2025-09-29
    listed $130,000 Active 618-char remark

    Show marketing remark (618 chars)

    Situated in the quiet setting of the country, this property offers a Manufactured Home on a spacious acre cleared lot. The home provides a comfortable and functional floor plan with bright living areas, practical design, and plenty of potential to make it your own. The land is fully cleared, giving you open space for gardening, outdoor activities, or future improvements. A nice size workshop is included, ideal for storage, hobbies, or projects. With its peaceful country living location, this property blends the ease of manufactured home living with the benefits of wide open land offering endless possibilities.

ⓘ 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: $836 · $70/mo
• Projected year-2 tax: $2,379 · $198/mo
• Expected delta: +$1,543/yr (+$129/mo · 184.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,389
• − Mortgage interest: −$7,282
• − Property taxes: −$836
• − Insurance: −$650
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$3,782
• Taxable income: $2,897
• Est. tax owed @ 24.0%: −$695
• After-tax cash flow: $4,165/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 — 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 · 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

3 events — show timeline

• 2026-03-25 Relisted — HARMLS
• 2026-03-10 Pending — HARMLS
• 2025-09-29 Listed $130,000 HARMLS

Property tax history

+0.4%/yr

Latest (2025): $836 · +27.3% YoY. Source: county tax records.