28612 Netawaka · Huntsville, TX 77320

$99,900

2 bd · 2.5 ba · 832 sqft · SingleFamily public records · 92 Days on market

Built 2019 5,000 sqft lot $120/sqft · 14% below area Est $116k · 14% under $58/mo HOA · 5% of rent ↓ 30% 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 +16.8/30.0
• ARV discount +13.7/15.0
• 1% rule +6.5/10.0
• DSCR +5.2/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully furnished 3-bedroom, 2.5-bath home in the golf course community of Waterwood—ideal as a primary residence, second home, or short-term rental. All furnishings, appliances, and linens included. Open-concept main level with tile flooring, granite kitchen, and half bath with stackable washer/dryer. Upstairs offers a private primary suite, two guest bedrooms, and full bath. Covered patio, stone walkway, and firepit complete the outdoor space.

Key facts

• Firepit
• Covered patio
• Stone walkway

Tags

• OPEN-CONCEPT MAIN LEVEL
• GRANITE KITCHEN
• PRIVATE PRIMARY SUITE
• COVERED PATIO
• STONE WALKWAY
• FIREPIT

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $63 ($760/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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-.
• Coldspring-Oakhurst CISD (rural): math 18% / reading 28% proficiency, ranked #732 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 518 active listings in the ZIP; 575 units permitted in San Jacinto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• San Jacinto County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.15% ✓
• Cap rate: 7.05%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 7.2

CMA / ARV

• ARV (median comp): $115,879
• List price: $99,900
• Delta: -13.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28621 Rantoul Ct	0.09mi	3/2.5 (+1)	832 (0%)	18mo	$112,000	$135	76
26620 Quail Ct	0.18mi	2/1.5	818 (-2%)	14mo	$128,000	$156	73
26621 Quail Ct	0.16mi	2/2.0	880 (+6%)	15mo	$149,000	$169	69
28645 Netawaka Ct	0.07mi	2/1.5	808 (-3%)	24mo	$140,000	$173	68
26625 Primrose Ct	0.14mi	3/2.0 (+1)	868 (+4%)	20mo	$139,000	$160	63
26574 Pools Creek Dr	0.28mi	2/1.0	900 (+8%)	14mo	$59,000	$66	56
26621 Orchid Ct	0.12mi	2/1.0	730 (-12%)	24mo	$94,900	$130	48

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: -12.0%
• Equity multiple: 0.56×
• Total profit: $-12,171
• Equity at exit: $14,895

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-5,469
• Equity at exit: $8,638

Cash invested: $27,972 (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 77320

• Home prices YoY: -33.0%
• Rents YoY: 2.9%
• Active inventory: 518
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$223 /mo · $2,672/yr
• Insurance: −$42
• HOA: −$58
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $63

Break-even live

Break-even rent $1,071

Max offer price $99,900

Occupancy floor 90%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: water

Listing history 30 events

1. 2026-06-17
   days on market $99,900 Active 92 DOM
2. 2026-06-16
   days on market $99,900 Active 91 DOM
3. 2026-06-15
   days on market $99,900 Active 90 DOM
4. 2026-06-14
   days on market $99,900 Active 88 DOM
5. 2026-06-13
   days on market $99,900 Active 87 DOM
6. 2026-06-10
   days on market $99,900 Active 85 DOM
7. 2026-06-09
   days on market $99,900 Active 84 DOM
8. 2026-06-08
   days on market $99,900 Active 83 DOM
9. 2026-06-07
   days on market $99,900 Active 82 DOM
10. 2026-06-03
    days on market $99,900 Active 78 DOM
11. 2026-06-02
    days on market $99,900 Active 77 DOM
12. 2026-06-01
    days on market $99,900 Active 76 DOM
13. 2026-05-31
    days on market $99,900 Active 75 DOM
14. 2026-05-30
    days on market $99,900 Active 74 DOM
15. 2026-04-25
    price $114,900 453-char remark

    Show marketing remark (453 chars)

    Fully furnished 3-bedroom, 2.5-bath home in the golf course community of Waterwood—ideal as a primary residence, second home, or short-term rental. All furnishings, appliances, and linens included. Open-concept main level with tile flooring, granite kitchen, and half bath with stackable washer/dryer. Upstairs offers a private primary suite, two guest bedrooms, and full bath. Covered patio, stone walkway, and firepit complete the outdoor space.

16. 2026-03-17
    listed $124,900 Active 453-char remark

    Show marketing remark (453 chars)

    Fully furnished 3-bedroom, 2.5-bath home in the golf course community of Waterwood—ideal as a primary residence, second home, or short-term rental. All furnishings, appliances, and linens included. Open-concept main level with tile flooring, granite kitchen, and half bath with stackable washer/dryer. Upstairs offers a private primary suite, two guest bedrooms, and full bath. Covered patio, stone walkway, and firepit complete the outdoor space.

17. 2025-06-13
    historical
18. 2025-01-10
    price $145,000
19. 2025-01-07
    listed $159,000 Active
20. 2025-01-07
    historical
21. 2025-01-07
    listed $15,900 Active
22. 2024-12-31
    historical
23. 2024-12-26
    price $145,000
24. 2024-10-10
    listed $159,000 Active
25. 2023-05-18
    soldstatus
26. 2023-04-14
    soldstatus Sold
27. 2023-02-19
    status Pending
28. 2023-02-13
    status Option Pending
29. 2022-12-06
    price $155,000
30. 2022-10-04
    listed $165,000 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: $2,672 · $223/mo
• Projected year-2 tax: $2,672 · $223/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: $13,815
• − Mortgage interest: −$5,596
• − Property taxes: −$2,672
• − Insurance: −$500
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − HOA: −$696
• − Depreciation: −$2,906
• Taxable loss: −$765
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $943/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: Coldspring-Oakhurst CISD
• NCES district ID: 4814520
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $46,916
• Composite: 20.07/100
• National rank: #8653
• State rank: #732 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: 75,669
• 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 (San Jacinto County) Hauer SSP2

• Today (2025): 29,069 people
• By 2030: 29,750 · +2.3%
• By 2040: 30,714 · +5.7%
• By 2050: 31,010 · +6.7%
• By 2075: 31,616 · +8.8%
• By 2100: 29,874 · +2.8%

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 · San Jacinto

• 2024 margin: Solid R (+65.3) · D 17.0% · R 82.3%
• 2008→2024 swing: -27.0pp toward R · 2008: -38.3pp · 2024: -65.3pp
• All cycles: 2024: R+65.3 2020: R+61.9 2016: R+58.4 2012: R+48.9 2008: R+38.3

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

-30.4% since first listed

16 events — show timeline

• 2026-04-25 Price Changed $114,900 HARMLS
• 2026-03-17 Listed $124,900 HARMLS
• 2025-06-13 Listing Removed — HARMLS
• 2025-01-10 Price Changed $145,000 HARMLS
• 2025-01-07 Listed $15,900 HARMLS
• 2025-01-07 Listing Removed — HARMLS
• 2025-01-07 Listed $159,000 HARMLS
• 2024-12-31 Listing Removed — HARMLS
• 2024-12-26 Price Changed $145,000 HARMLS
• 2024-10-10 Listed $159,000 HARMLS
• 2023-05-18 Sold (Public Records) — Public Records
• 2023-04-14 Sold (MLS) — HARMLS
• 2023-02-19 Pending — HARMLS
• 2023-02-13 Pending — HARMLS
• 2022-12-06 Price Changed $155,000 HARMLS
• 2022-10-04 Listed $165,000 HARMLS

Property tax history

+50.5%/yr

Latest (2025): $2,672 · -17.4% YoY. Source: county tax records.