1 Lee Dr · Huntsville, TX 77320

$70,000

2 bd · 1.0 ba · 910 sqft · SingleFamily public records · 173 Days on market

Built 1972 Fair condition 6,342 sqft lot $77/sqft · 41% below area Est $118k · 41% under

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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 +3.2/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home sits on two lots there are two tax ID 6151 Lot 12 and tax ID 6151 Lot 15. Lot 12 has a metal building on it with a carport. Lot 15 has the home and garage and one car carport. Home sits on a corner and needs some work. Home would be a great lake house or weekend retreat to fish or hunt the Trinity river.

Key facts

• Two lots
• Carport
• Lake house

Tags

• TWO LOTS
• METAL BUILDING
• CARPORT
• CORNER LOT
• LAKE HOUSE

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $424 ($5k/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: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 3.0% 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-, crime D-, 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: Texas Online Preparatory El (math 25% / reading 41%, grade F, #2,208 of 4,322 statewide, top 52%, 1,334 students, 63% FRL); Texas Online Preparatory Middle (math 31% / reading 58%, grade D, #491 of 1,662 statewide, top 31%, 1,941 students, 58% FRL); Texas Online Preparatory H S (math 23% / reading 75%, grade D, #553 of 1,632 statewide, top 34%, 2,100 students, 46% FRL).
• Market conditions: Rents rising (+2.9%/yr); 621 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.69% ✓
• Cap rate: 13.57%
• Cash-on-cash: 25.99%
• DSCR: 2.16
• GRM: 4.9

CMA / ARV

• ARV (median comp): $118,070
• List price: $70,000
• Delta: -40.71%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Carolina Way	1.02mi	3/1.0 (+1)	936 (+3%)	4mo	$244,900	$262	52
2 Tejas St	0.93mi	2/1.0	808 (-11%)	0mo	$79,000	$98	46
48 Lazy Bend Dr	0.56mi	2/1.0	990 (+9%)	16mo	$100,000	$101	46
48 Lake View Dr	0.63mi	3/1.0 (+1)	1,040 (+14%)	7mo	$135,000	$130	36
25 Thomas Lake Rd	0.82mi	2/1.5	768 (-16%)	16mo	$199,900	$260	25

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: 19.6%
• Equity multiple: 1.80×
• Total profit: $15,594
• Equity at exit: $10,437

10-year hold

• IRR: 27.8%
• Equity multiple: 3.45×
• Total profit: $47,991
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $164,000 ($146/sqft)
• Median days on market: 17 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -11.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77320

• Home prices YoY: -33.0%
• Rents YoY: 2.9%
• Active inventory: 621
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$113 /mo · $1,359/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $424

Break-even live

Break-even rent $645

Max offer price $70,000

Occupancy floor 59%

Sensitivity live

Price	-10% $464	-5% $444	+0% $424	+5% $405	+10% $385
Rent	-10% $331	-5% $378	+0% $424	+5% $471	+10% $518
Rate	-1.0pp $460	-0.5pp $442	base $424	+0.5pp $406	+1.0pp $388

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $70,000 Active 173 DOM
2. 2026-08-07
   days on market $70,000 Active 172 DOM
3. 2026-08-06
   days on market $70,000 Active 171 DOM
4. 2026-08-05
   days on market $70,000 Active 170 DOM
5. 2026-08-04
   days on market $70,000 Active 169 DOM
6. 2026-08-03
   days on market $70,000 Active 168 DOM
7. 2026-07-31
   days on market $70,000 Active 165 DOM
8. 2026-07-30
   days on market $70,000 Active 164 DOM
9. 2026-07-29
   days on market $70,000 Active 163 DOM
10. 2026-07-27
    days on market $70,000 Active 161 DOM
11. 2026-07-25
    days on market $70,000 Active 159 DOM
12. 2026-07-23
    days on market $70,000 Active 157 DOM
13. 2026-07-22
    days on market $70,000 Active 156 DOM
14. 2026-07-21
    days on market $70,000 Active 155 DOM
15. 2026-07-18
    days on market $70,000 Active 152 DOM
16. 2026-07-16
    days on market $70,000 Active 150 DOM
17. 2026-07-16
    days on market $70,000 Active 149 DOM
18. 2026-07-14
    days on market $70,000 Active 148 DOM
19. 2026-07-13
    days on market $70,000 Active 147 DOM
20. 2026-07-12
    days on market $70,000 Active 146 DOM
21. 2026-07-11
    days on market $70,000 Active 145 DOM
22. 2026-07-10
    days on market $70,000 Active 144 DOM
23. 2026-07-09
    days on market $70,000 Active 143 DOM
24. 2026-07-08
    days on market $70,000 Active 142 DOM
25. 2026-07-07
    days on market $70,000 Active 141 DOM
26. 2026-07-06
    days on market $70,000 Active 140 DOM
27. 2026-07-05
    days on market $70,000 Active 139 DOM
28. 2026-07-04
    days on market $70,000 Active 138 DOM
29. 2026-07-03
    days on market $70,000 Active 137 DOM
30. 2026-07-02
    days on market $70,000 Active 136 DOM
31. 2026-07-01
    days on market $70,000 Active 135 DOM
32. 2026-06-30
    days on market $70,000 Active 134 DOM
33. 2026-06-29
    days on market $70,000 Active 133 DOM
34. 2026-06-28
    days on market $70,000 Active 132 DOM
35. 2026-06-28
    days on market $70,000 Active 131 DOM
36. 2026-06-27
    days on market $70,000 Active 130 DOM
37. 2026-06-26
    days on market $70,000 Active 129 DOM
38. 2026-06-23
    days on market $70,000 Active 126 DOM
39. 2026-06-21
    days on market $70,000 Active 125 DOM
40. 2026-06-19
    days on market $70,000 Active 123 DOM
41. 2026-06-18
    days on market $70,000 Active 122 DOM
42. 2026-06-17
    days on market $70,000 Active 121 DOM
43. 2026-06-16
    days on market $70,000 Active 120 DOM
44. 2026-06-15
    days on market $70,000 Active 119 DOM
45. 2026-06-14
    days on market $70,000 Active 117 DOM
46. 2026-06-13
    pricedays on market $70,000 Active 116 DOM
47. 2026-06-10
    days on market $75,000 Active 114 DOM
48. 2026-06-09
    days on market $75,000 Active 113 DOM
49. 2026-06-08
    days on market $75,000 Active 112 DOM
50. 2026-06-07
    days on market $75,000 Active 111 DOM

ⓘ 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: $1,359 · $113/mo
• Projected year-2 tax: $1,359 · $113/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $14,187
• − Mortgage interest: −$3,921
• − Property taxes: −$1,359
• − Insurance: −$350
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$2,036
• Taxable income: $4,250
• Est. tax owed @ 24.0%: −$1,020
• After-tax cash flow: $4,073/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $22,750–$40,950 screening

The home requires significant repairs and maintenance, including a new roof, repainting, and replacing worn flooring. These updates would significantly increase its resale and rental value.

Components & finishes AI

Roof metal

Repairs flagged

• Major roof — Signs of significant wear
• Major exterior siding — Weathered and in need of repainting
• Major flooring — Worn carpet in need of replacement

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpeted flooring — Improves interior aesthetics and comfort ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Scott Johnson El F TX #2,791/4,322 Nat'l #28,475/41,679 Middle Mance Park Middle F TX #1,236/1,662 Nat'l #10,204/14,009 High Huntsville H S F TX #1,431/1,632 Nat'l #14,670/17,239

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

C Composite livability gradescore 63/100

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 · 77,602 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: 19% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2026-02-16 Listed $75,000 HARMLS

Property tax history

+2.9%/yr

Latest (2025): $1,359 · +2.6% YoY. Source: county tax records.