26 Jacob St · Huntsville, TX 77320

$144,900

3 bd · 2.0 ba · 1,728 sqft · Manufactured public records · 65 Days on market

Built 2003 0.60 ac lot $84/sqft · 12% below area Est $165k · 12% under

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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 +24.1/30.0
• ARV discount +13.1/15.0
• DSCR +7.8/10.0
• 1% rule +5.9/10.0
• 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

This beautifully refreshed 3-bedroom, 2-bath manufactured home offers 1,792 square feet of comfortable living space on a generous 26,179 sq ft lot in Cogan's Creek. Large stone fireplace in the family room. With a neat built-in computer/study area. Kitchen is spacious with its own island, lots of cabinets, breakfast area and a bar area. Master is large & the master bath has a soak tub and a shower. Walk-in closet in the master. This home is a MUST SEE.

Key facts

• Soak tub
• Bar area
• Stone fireplace

Tags

• STONE FIREPLACE
• BUILT-IN COMPUTER AREA
• KITCHEN ISLAND
• BREAKFAST AREA
• BAR AREA
• SOAK TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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-, schools D-, crime D-.
• 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.
• 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 34% 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 $1k 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.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 91% chance of damaging wind over 30y; major 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 $136,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.09% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 7.7

CMA / ARV

• ARV (median comp): $165,326
• List price: $144,900
• Delta: -12.36%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Jacob St	0.00mi	3/2.0	1,728 (0%)	0mo	$144,900	$84	100
10 Cogans Grv	0.26mi	4/2.0 (+1)	1,680 (-3%)	8mo	$199,997	$119	71
6 Cogans Grv	0.30mi	3/2.0	1,568 (-9%)	7mo	$169,000	$108	65

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-5,418
• Equity at exit: $21,605

10-year hold

• IRR: 6.0%
• Equity multiple: 1.44×
• Total profit: $18,046
• Equity at exit: $12,528

Cash invested: $40,572 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,577 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$139 /mo · $1,671/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $286

Break-even live

Break-even rent $1,215

Max offer price $144,900

Occupancy floor 77%

Sensitivity live

Price	-10% $368	-5% $327	+0% $286	+5% $245	+10% $204
Rent	-10% $162	-5% $224	+0% $286	+5% $349	+10% $411
Rate	-1.0pp $359	-0.5pp $323	base $286	+0.5pp $249	+1.0pp $211

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-18
   status Pending 460-char remark

   Show marketing remark (460 chars)

   This beautifully refreshed 3-bedroom, 2-bath manufactured home offers 1,792 square feet of comfortable living space on a generous 26,179 sq ft lot in Cogan's Creek. Large stone fireplace in the family room. With a neat built-in computer/study area. Kitchen is spacious with its own island, lots of cabinets, breakfast area and a bar area. Master is large & the master bath has a soak tub and a shower. Walk-in closet in the master. This home is a MUST SEE.

2. 2026-04-30
   price $144,900 460-char remark

   Show marketing remark (460 chars)

   This beautifully refreshed 3-bedroom, 2-bath manufactured home offers 1,792 square feet of comfortable living space on a generous 26,179 sq ft lot in Cogan's Creek. Large stone fireplace in the family room. With a neat built-in computer/study area. Kitchen is spacious with its own island, lots of cabinets, breakfast area and a bar area. Master is large & the master bath has a soak tub and a shower. Walk-in closet in the master. This home is a MUST SEE.

3. 2026-04-22
   price $147,900 460-char remark

   Show marketing remark (460 chars)

   This beautifully refreshed 3-bedroom, 2-bath manufactured home offers 1,792 square feet of comfortable living space on a generous 26,179 sq ft lot in Cogan's Creek. Large stone fireplace in the family room. With a neat built-in computer/study area. Kitchen is spacious with its own island, lots of cabinets, breakfast area and a bar area. Master is large & the master bath has a soak tub and a shower. Walk-in closet in the master. This home is a MUST SEE.

4. 2026-03-30
   price $149,900 460-char remark

   Show marketing remark (460 chars)

   This beautifully refreshed 3-bedroom, 2-bath manufactured home offers 1,792 square feet of comfortable living space on a generous 26,179 sq ft lot in Cogan's Creek. Large stone fireplace in the family room. With a neat built-in computer/study area. Kitchen is spacious with its own island, lots of cabinets, breakfast area and a bar area. Master is large & the master bath has a soak tub and a shower. Walk-in closet in the master. This home is a MUST SEE.

5. 2026-03-19
   listed $154,900 Active 460-char remark

   Show marketing remark (460 chars)

   This beautifully refreshed 3-bedroom, 2-bath manufactured home offers 1,792 square feet of comfortable living space on a generous 26,179 sq ft lot in Cogan's Creek. Large stone fireplace in the family room. With a neat built-in computer/study area. Kitchen is spacious with its own island, lots of cabinets, breakfast area and a bar area. Master is large & the master bath has a soak tub and a shower. Walk-in closet in the master. This home is a MUST SEE.

6. 2023-12-11
   soldstatus
7. 2015-03-20
   soldstatus Sold 337-char remark

   Show marketing remark (337 chars)

   Well cared for home on . 601 of an acre, open concept living with breakfast bar, kitchen/dining combination, work island, laminate flooring, Alcove for office area, Separate master bedroom and bath with garden tub & stall shower. Large family room with fireplace & vaulted ceiling. Home is located in a mobile home community.

8. 2015-03-20
   soldstatus

   Show marketing remark (337 chars)

   Well cared for home on . 601 of an acre, open concept living with breakfast bar, kitchen/dining combination, work island, laminate flooring, Alcove for office area, Separate master bedroom and bath with garden tub & stall shower. Large family room with fireplace & vaulted ceiling. Home is located in a mobile home community.

9. 2015-02-24
   status Pending 337-char remark

   Show marketing remark (337 chars)

   Well cared for home on . 601 of an acre, open concept living with breakfast bar, kitchen/dining combination, work island, laminate flooring, Alcove for office area, Separate master bedroom and bath with garden tub & stall shower. Large family room with fireplace & vaulted ceiling. Home is located in a mobile home community.

10. 2015-01-31
    listed $55,000 Active 337-char remark

    Show marketing remark (337 chars)

    Well cared for home on . 601 of an acre, open concept living with breakfast bar, kitchen/dining combination, work island, laminate flooring, Alcove for office area, Separate master bedroom and bath with garden tub & stall shower. Large family room with fireplace & vaulted ceiling. Home is located in a mobile home community.

11. 2013-07-28
    historical
12. 2013-07-24
    soldstatus
13. 2013-07-23
    soldstatus
14. 2013-05-13
    listed $59,250
15. 2008-06-23
    historical
16. 2008-05-30
    listed $39,900

ⓘ 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: $1,671 · $139/mo
• Projected year-2 tax: $2,652 · $221/mo
• Expected delta: +$980/yr (+$82/mo · 58.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 91% 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: $18,925
• − Mortgage interest: −$8,117
• − Property taxes: −$1,671
• − Insurance: −$724
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$4,215
• Taxable income: $1,169
• Est. tax owed @ 24.0%: −$281
• After-tax cash flow: $3,156/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

+263.2% since first listed

16 events — show timeline

• 2026-05-18 Pending — HARMLS
• 2026-04-30 Price Changed $144,900 HARMLS
• 2026-04-22 Price Changed $147,900 HARMLS
• 2026-03-30 Price Changed $149,900 HARMLS
• 2026-03-19 Listed $154,900 HARMLS
• 2023-12-11 Sold (Public Records) — Public Records
• 2015-03-20 Sold (Public Records) — Public Records
• 2015-03-20 Sold (MLS) — HARMLS
• 2015-02-24 Pending — HARMLS
• 2015-01-31 Listed $55,000 HARMLS
• 2013-07-28 Listing Removed — HARMLS
• 2013-07-24 Sold (Public Records) — Public Records
• 2013-07-23 Sold (MLS) — HARMLS
• 2013-05-13 Listed $59,250 HARMLS
• 2008-06-23 Listing Removed — HARMLS
• 2008-05-30 Listed $39,900 HARMLS

Property tax history

+6.5%/yr

Latest (2025): $1,671 · +19.2% YoY. Source: county tax records.