105 West Spruce St · Huntington, TX 75949

$174,900

3 bd · 2.0 ba · 2,048 sqft · Manufactured · 46 Days on market

Built 2000 0.41 ac lot $85/sqft · 21% below area Est $221k · 21% under ↓ 37% since listing

---

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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0

Listing remarks

Move-in ready with unbeatable versatility! This updated 3/2 home on 0.41 acres with valuable Main Street frontage. This home is perfect for residential living, a home-based business, or both. Inside, you'll find a functional split floor plan with a dedicated office space, there is a large screened porch and bonus room. Recent upgrades include a brand-new roof (2024), updated wiring, plumbing improvements, and new appliances (2022). The secondary bathroom features a new shower, while the primary bath has a new toilet and fixtures. Enjoy the outdoors from the screened porch, and take advantage of the extra amenities including a storage shed with electricity and a playground. The HVAC system h

Key facts

• Updated wiring
• Bonus room
• New roof

Tags

• DEDICATED OFFICE SPACE
• LARGE SCREENED PORCH
• BONUS ROOM
• NEW ROOF
• UPDATED WIRING
• PLUMBING IMPROVEMENTS

Property features AI

Exterior

• Utilities: Public water
• Home design: Single family residence; Residential property
• Construction: Wood siding; Composition roof
• Exterior features: Fenced yard; Shed(s)

Interior

• Kitchen: Refrigerator; Freezer
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Central air conditioning
• Interior features: Walk-in closet(s); Smoke detector(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $-245 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (22.0% below list).
• Recommended offer: $132k (24.7% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 2.0% in Huntington — 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 64/100 on livability (#808 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: schools C-, amenities F, commute F.
• Huntington ISD (rural): math 46% / reading 42% proficiency, ranked #303 of 826 in TX (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 113 active listings in the ZIP; 120 units permitted in Angelina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($170k) 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, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,634 (24.7% 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 46 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.78% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.00%
• DSCR: 0.73
• GRM: 10.7

CMA / ARV

• ARV (median comp): $220,892
• List price: $174,900
• Delta: -20.82%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.63×
• Total profit: $79,747
• Equity at exit: $157,564

10-year hold

• IRR: 18.3%
• Equity multiple: 6.05×
• Total profit: $247,289
• Equity at exit: $339,792

Cash invested: $48,972 (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 75949

• Home prices YoY: 19.1%
• Active inventory: 113
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,365 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$333 /mo · $3,994/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-245

Break-even live

Break-even rent $1,675

Max offer price $131,634

Occupancy floor —

Sensitivity live

Price	-10% $-146	-5% $-195	+0% $-245	+5% $-294	+10% $-344
Rent	-10% $-353	-5% $-299	+0% $-245	+5% $-191	+10% $-137
Rate	-1.0pp $-157	-0.5pp $-200	base $-245	+0.5pp $-290	+1.0pp $-336

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-13
   statusdays on market $174,900 Pending 46 DOM
2. 2026-06-10
   days on market $174,900 Active 44 DOM
3. 2026-06-09
   days on market $174,900 Active 43 DOM
4. 2026-06-08
   days on market $174,900 Active 42 DOM
5. 2026-06-07
   days on market $174,900 Active 41 DOM
6. 2026-06-03
   days on market $174,900 Active 37 DOM
7. 2026-06-02
   days on market $174,900 Active 36 DOM
8. 2026-06-01
   days on market $174,900 Active 35 DOM
9. 2026-05-31
   days on market $174,900 Active 34 DOM
10. 2026-05-30
    days on market $174,900 Active 33 DOM
11. 2026-04-24
    listed $174,900 Active 912-char remark
12. 2025-07-25
    historical
13. 2025-04-04
    price $259,000
14. 2025-03-11
    price $274,000
15. 2025-01-28
    listed $279,000 Active
16. 2022-05-09
    soldstatus
17. 2018-12-20
    soldstatus
18. 2004-03-12
    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: $3,994 · $333/mo
• Projected year-2 tax: $3,994 · $333/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 26 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $16,375
• − Mortgage interest: −$9,797
• − Property taxes: −$3,994
• − Insurance: −$874
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$5,088
• Taxable loss: −$5,999
• Est. tax savings @ 24.0%: +$1,440
• After-tax cash flow: $-1,499/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: Huntington ISD
• NCES district ID: 4824000
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 42% ▼ -1.00%
• Median HH income: $39,651
• Composite: 36.85/100
• National rank: #4554
• State rank: #303 of 826 in TX

Livability — Huntington

• Score: 64/100
• State rank: #808
• US rank: #14708

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntington, TX
• Population (ZIP): 9,041

Population outlook (Angelina County) Hauer SSP2

• Today (2025): 90,174 people
• By 2030: 90,697 · +0.6%
• By 2040: 91,291 · +1.2%
• By 2050: 91,168 · +1.1%
• By 2075: 88,961 · -1.3%
• By 2100: 80,590 · -10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 2%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Angelina

• 2024 margin: Solid R (+52.0) · D 23.7% · R 75.7%
• 2008→2024 swing: -17.0pp toward R · 2008: -35.0pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+46.1 2016: R+47.3 2012: R+43.9 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 48.97%
• Current HPI: 304.757
• Rent YoY: —
• Metro: —
• 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

-37.3% since first listed

9 events — show timeline

• 2026-06-12 Pending — Deep East Texas MLS
• 2026-04-24 Listed $174,900 Deep East Texas MLS
• 2025-07-25 Listing Removed — HARMLS
• 2025-04-04 Price Changed $259,000 HARMLS
• 2025-03-11 Price Changed $274,000 HARMLS
• 2025-01-28 Listed $279,000 HARMLS
• 2022-05-09 Sold (Public Records) — Public Records
• 2018-12-20 Sold (Public Records) — Public Records
• 2004-03-12 Sold (Public Records) — Public Records

Property tax history

+83.6%/yr

Latest (2025): $3,994 · +63.3% YoY. Source: county tax records.