7966 E State Highway 103 · Huntington, TX 75901

$95,000

1 bd · 1.0 ba · 576 sqft · SingleFamily public records · 279 Days on market

Built 1989 2.00 ac lot ↓ 14% since listing

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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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.8/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

. Affordable 1 bedroom, 1 bathroom house on a slab with a new roof and paint. Double carport with an enclosed space on slab with water, electricity and washer/dryer hookups. There is another metal building with an additional carport. There is a portion of the yard fenced for a dog. Perfect for person who needs a shop for working on cars, welding, etc.

Key facts

• Fenced yard
• Enclosed space
• New roof

Tags

• NEW ROOF
• ENCLOSED SPACE
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (2.0% below list).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 297 active listings in the ZIP; 120 units permitted in Angelina County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($63k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 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. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-8,074
• Equity at exit: $14,165

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $2,373
• Equity at exit: $8,214

Cash invested: $26,600 (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 75901

• Home prices YoY: -16.9%
• Active inventory: 297
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $931 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $115

Break-even live

Break-even rent $785

Max offer price $95,000

Occupancy floor 83%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $95,000 Active 279 DOM
2. 2026-06-18
   days on market $95,000 Active 278 DOM
3. 2026-06-17
   days on market $95,000 Active 277 DOM
4. 2026-06-16
   days on market $95,000 Active 276 DOM
5. 2026-06-15
   days on market $95,000 Active 275 DOM
6. 2026-06-14
   days on market $95,000 Active 273 DOM
7. 2026-06-13
   days on market $95,000 Active 272 DOM
8. 2026-06-10
   days on market $95,000 Active 270 DOM
9. 2026-06-09
   days on market $95,000 Active 269 DOM
10. 2026-06-08
    days on market $95,000 Active 268 DOM
11. 2026-06-07
    days on market $95,000 Active 267 DOM
12. 2026-06-03
    days on market $95,000 Active 263 DOM
13. 2026-06-02
    days on market $95,000 Active 262 DOM
14. 2026-06-01
    days on market $95,000 Active 261 DOM
15. 2026-05-31
    days on market $95,000 Active 260 DOM
16. 2026-05-30
    days on market $95,000 Active 259 DOM
17. 2026-03-25
    status Active 353-char remark

    Show marketing remark (353 chars)

    . Affordable 1 bedroom, 1 bathroom house on a slab with a new roof and paint. Double carport with an enclosed space on slab with water, electricity and washer/dryer hookups. There is another metal building with an additional carport. There is a portion of the yard fenced for a dog. Perfect for person who needs a shop for working on cars, welding, etc.

18. 2026-03-20
    status Active 364-char remark

    Show marketing remark (364 chars)

    Affordable 1 bedroom, 1 bathroom house on a slab with a new roof and paint on 2 acres!. Double carport with an enclosed space on slab with water, electricity and washer/dryer hookups. There is another metal building with an additional carport. There is a portion of the yard fenced for a dog. Perfect for person who needs a shop for working on cars, welding, etc.

19. 2026-03-16
    status Pending 353-char remark

    Show marketing remark (364 chars)

    Affordable 1 bedroom, 1 bathroom house on a slab with a new roof and paint on 2 acres!. Double carport with an enclosed space on slab with water, electricity and washer/dryer hookups. There is another metal building with an additional carport. There is a portion of the yard fenced for a dog. Perfect for person who needs a shop for working on cars, welding, etc.

20. 2026-03-16
    status Pending 364-char remark

    Show marketing remark (364 chars)

    Affordable 1 bedroom, 1 bathroom house on a slab with a new roof and paint on 2 acres!. Double carport with an enclosed space on slab with water, electricity and washer/dryer hookups. There is another metal building with an additional carport. There is a portion of the yard fenced for a dog. Perfect for person who needs a shop for working on cars, welding, etc.

21. 2025-12-09
    price $95,000 353-char remark

    Show marketing remark (353 chars)

    . Affordable 1 bedroom, 1 bathroom house on a slab with a new roof and paint. Double carport with an enclosed space on slab with water, electricity and washer/dryer hookups. There is another metal building with an additional carport. There is a portion of the yard fenced for a dog. Perfect for person who needs a shop for working on cars, welding, etc.

22. 2025-11-03
    listed $110,000 Active
23. 2025-10-02
    price $100,000 353-char remark

    Show marketing remark (353 chars)

    . Affordable 1 bedroom, 1 bathroom house on a slab with a new roof and paint. Double carport with an enclosed space on slab with water, electricity and washer/dryer hookups. There is another metal building with an additional carport. There is a portion of the yard fenced for a dog. Perfect for person who needs a shop for working on cars, welding, etc.

24. 2025-09-04
    listed $110,000 Active 353-char remark

    Show marketing remark (364 chars)

    Affordable 1 bedroom, 1 bathroom house on a slab with a new roof and paint on 2 acres!. Double carport with an enclosed space on slab with water, electricity and washer/dryer hookups. There is another metal building with an additional carport. There is a portion of the yard fenced for a dog. Perfect for person who needs a shop for working on cars, welding, etc.

25. 2025-09-04
    listed $95,000 Active 364-char remark

    Show marketing remark (364 chars)

    Affordable 1 bedroom, 1 bathroom house on a slab with a new roof and paint on 2 acres!. Double carport with an enclosed space on slab with water, electricity and washer/dryer hookups. There is another metal building with an additional carport. There is a portion of the yard fenced for a dog. Perfect for person who needs a shop for working on cars, welding, etc.

ⓘ 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: $992 · $83/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$746/yr (+$62/mo · 75.2%)

ⓘ 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 · 24 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: $11,172
• − Mortgage interest: −$5,321
• − Property taxes: −$992
• − Insurance: −$475
• − Repairs & maintenance: −$894
• − Management: −$894
• − Depreciation: −$2,764
• Taxable loss: −$167
• Est. tax savings @ 24.0%: +$40
• After-tax cash flow: $1,421/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

• County: Angelina County · 62,696 people
• Metro: Lufkin, TX
• Population (ZIP): 28,234
• Household income: $62,966
• Rent vs Own: 36.5% rent · 63.5% own
• Severe rent burden: 930.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 48% Hispanic / Latino 33% Two or more races 21% Black 12% Asian 2%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 14% · Canada
• Languages at home: 72% English-only · Spanish 25% Chinese 1% Vietnamese 0%

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: ▼ -47.13%
• Current HPI: 232.6282
• Rent YoY: —
• Metro: Lufkin, 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

-13.6% since first listed

9 events — show timeline

• 2026-03-25 Relisted — HARMLS
• 2026-03-20 Relisted — Deep East Texas MLS
• 2026-03-16 Pending — HARMLS
• 2026-03-16 Pending — Deep East Texas MLS
• 2025-12-09 Price Changed $95,000 HARMLS
• 2025-11-03 Listed $110,000 Deep East Texas MLS
• 2025-10-02 Price Changed $100,000 HARMLS
• 2025-09-04 Listed $95,000 Deep East Texas MLS
• 2025-09-04 Listed $110,000 HARMLS

Property tax history

+5.3%/yr

Latest (2025): $992 · +26.0% YoY. Source: county tax records.