6 Post Oak · Riverside, TX 77320

$69,999

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 35 Days on market

Built 1979 0.57 ac lot Est $139k · 49% under $33/mo HOA · 3% of rent ↓ 29% since listing

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.2/5.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 BEDROOM 1 BATH "ESTATE SALE" APARTMENT ON HALF ACRE+ LOT - 2 STORAGE SHEDS INCLUDED - BUILDINGS ARE IN NEED OF FULL REHAB OR TEARDOWN - SELLING AS LOT VALUE ONLY - SELLER WILL ENTERTAIN ALL REASONABLE OFFERS- WOULD BE A PERFERCT LAKE GETAWAY CABIN OR START FRESH BY BUILDING YOUR DREAM HOME - QUIET COUNTRY STYLE NEIGHBORHHOD IN THE HEART OF HUNTSVILLE. .. BEING SOLD "AS-IS / WHERE IS" . .. . MAKE US AN OFFER WE CAN'T REFUSE !!!!!

Key facts

• Half acre lot
• Storage sheds
• 0.57 acre lot

Tags

• HALF ACRE LOT
• STORAGE SHEDS
• QUIET COUNTRY NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Community managed by Riverside Lakeland Management Co; Annual association fee of $400

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Residential property; Single-story (first-floor living); Built in 1979; Slab foundation; Facing direction not specified
• Construction: Wood siding; Composition roof
• Exterior features: Located in a subdivision; Lot is about 0.57 acres

Interior

• Kitchen: First-floor kitchen (approximately 12 x 8); Breakfast nook adjacent to kitchen (approximately 8 x 6)
• Bedrooms: Two first-floor bedrooms (each about 13 x 12)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Washer hookup; Electric dryer hookup; Total of 4 rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 4.3% in Riverside — 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 59/100 on livability (#1,150 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, 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: Scott Johnson El (math 27% / reading 27%, grade F, #2,791 of 4,322 statewide, top 68%, 591 students, 80% FRL); Mance Park Middle (math 26% / reading 25%, grade F, #1,236 of 1,662 statewide, top 76%, 904 students, 74% FRL); Huntsville H S (math 13% / reading 25%, grade F, #1,431 of 1,632 statewide, top 88%, 1,797 students, 68% FRL) — zoned schools average 74% FRL vs 42% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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).

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.
• 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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, 96% 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 $67,899 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.66% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.63%
• DSCR: 1.96
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $138,600
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Connor Ln	0.42mi	2/1.0	1,004 (+12%)	2mo	$155,000	$154	60
32 Woelfley Ln	0.45mi	2/1.0	915 (+2%)	22mo	$88,500	$97	58
19 Hickory Bnd	0.60mi	2/1.0	910 (+1%)	20mo	$109,000	$120	53
108 Hilltop Rd	0.28mi	1/1.0 (-1)	812 (-10%)	20mo	$169,900	$209	49

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: 14.2%
• Equity multiple: 1.57×
• Total profit: $11,094
• Equity at exit: $10,437

10-year hold

• IRR: 22.9%
• Equity multiple: 2.96×
• Total profit: $38,374
• 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 77320

• Home prices YoY: -33.0%
• Rents YoY: 2.9%
• Active inventory: 520
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$133 /mo · $1,594/yr
• Insurance: −$29
• HOA: −$33
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $353

Break-even live

Break-even rent $711

Max offer price $69,999

Occupancy floor 65%

Sensitivity live

Price	-10% $393	-5% $373	+0% $353	+5% $333	+10% $314
Rent	-10% $262	-5% $307	+0% $353	+5% $399	+10% $445
Rate	-1.0pp $389	-0.5pp $371	base $353	+0.5pp $335	+1.0pp $317

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: —

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: trash

Listing history 27 events

1. 2026-06-21
   days on market $69,999 Active 35 DOM
2. 2026-06-19
   days on market $69,999 Active 33 DOM
3. 2026-06-18
   days on market $69,999 Active 32 DOM
4. 2026-06-17
   days on market $69,999 Active 31 DOM
5. 2026-06-16
   days on market $69,999 Active 30 DOM
6. 2026-06-15
   days on market $69,999 Active 29 DOM
7. 2026-06-14
   days on market $69,999 Active 27 DOM
8. 2026-06-13
   days on market $69,999 Active 26 DOM
9. 2026-06-10
   days on market $69,999 Active 24 DOM
10. 2026-06-09
    days on market $69,999 Active 23 DOM
11. 2026-06-08
    days on market $69,999 Active 22 DOM
12. 2026-06-07
    days on market $69,999 Active 21 DOM
13. 2026-06-05
    days on market $69,999 Active 18 DOM
14. 2026-06-03
    days on market $69,999 Active 17 DOM
15. 2026-06-02
    days on market $69,999 Active 16 DOM
16. 2026-06-01
    days on market $69,999 Active 15 DOM
17. 2026-05-31
    days on market $69,999 Active 14 DOM
18. 2026-05-30
    days on market $69,999 Active 13 DOM
19. 2026-05-17
    listed $69,999 Active
20. 2026-03-31
    historical
21. 2025-12-08
    price $79,999
22. 2025-11-03
    price $89,999
23. 2025-09-15
    listed $99,999 Active
24. 2024-04-04
    historical
25. 2024-03-24
    status Active
26. 2024-03-16
    status Option Pending
27. 2024-01-04
    listed $98,000 Active

ⓘ 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: $1,594 · $133/mo
• Projected year-2 tax: $1,594 · $133/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 ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $13,904
• − Mortgage interest: −$3,921
• − Property taxes: −$1,594
• − Insurance: −$350
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − HOA: −$396
• − Depreciation: −$2,036
• Taxable income: $3,382
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $3,427/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 — Riverside

• Score: 59/100
• State rank: #1150
• US rank: #20204

Category grades

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

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

-28.6% since first listed

9 events — show timeline

• 2026-05-17 Listed $69,999 HARMLS
• 2026-03-31 Listing Removed — HARMLS
• 2025-12-08 Price Changed $79,999 HARMLS
• 2025-11-03 Price Changed $89,999 HARMLS
• 2025-09-15 Listed $99,999 HARMLS
• 2024-04-04 Listing Removed — HARMLS
• 2024-03-24 Relisted — HARMLS
• 2024-03-16 Pending — HARMLS
• 2024-01-04 Listed $98,000 HARMLS

Property tax history

+4.3%/yr

Latest (2025): $1,594 · -4.6% YoY. Source: county tax records.