10271 E Highway 103 · Huntington, TX 75949

$235,000

3 bd · 1.0 ba · 2,336 sqft · SingleFamily public records · 58 Days on market

Built 1966 1.00 ac lot $101/sqft · 56% below area ↓ 8% since listing

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.9/30.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks

Enjoy the space and serenity of country living just minutes from Lake Sam Rayburn! This spacious home sits only 10 minutes from the lake and offers a flexible layout with 3 bedrooms and 2 baths, plus a large family room with raised ceilings that could easily serve as a 4th bedroom or bonus space. The oversized primary suite features a beautiful sloped ceiling and an updated en-suite bath with newer countertops, sinks, and fixtures. Relax in the large soaking tub with surround, enjoy the separate custom tile shower & appreciate the generous walk-in closet. Outdoor living shines with a vaulted covered front porch, a covered back patio, and over 700 sq ft of open deck space—perfect

Key facts

• Large soaking tub
• Walk-in closet
• Flexible layout

Tags

• FLEXIBLE LAYOUT
• OVERSIZED PRIMARY SUITE
• UPDATED EN-SUITE BATH
• LARGE SOAKING TUB
• CUSTOM TILE SHOWER
• WALK-IN CLOSET

Property features AI

Exterior

• Parking: Attached parking
• Home design: Single-family residence; Residential property
• Construction: Stone and wood siding construction
• Exterior features: Metal roof; 1-acre lot

Interior

• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in closets
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-567 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (42.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (42.3% below list).
• Recommended offer: $135k (42.7% below list) — sets the bar for cash-flow.
• Cap rate 3.4% 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: amenities F, commute F, employment 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.
• Zoned schools: Huntington El (math 42% / reading 42%, grade F, #1,335 of 4,322 statewide, top 33%, 482 students, 67% FRL); Huntington Middle (math 51% / reading 38%, grade D, #491 of 1,662 statewide, top 31%, 371 students, 54% FRL); Huntington H S (math 52% / reading 52%, grade D+, #447 of 1,632 statewide, top 29%, 499 students, 52% FRL).
• Market conditions: 113 active listings in the ZIP; 120 units permitted in Angelina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 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 $134,754 (42.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.58% ✗
• Cap rate: 3.40%
• Cash-on-cash: -10.35%
• DSCR: 0.54
• GRM: 14.4

CMA / ARV

• ARV (median comp): $534,428
• List price: $235,000
• Delta: -56.03%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1615 Harley Golden Rd	0.26mi	3/2.5	2,446 (+5%)	11mo	$698,000	$285	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $91,874
• Equity at exit: $211,707

10-year hold

• IRR: 16.1%
• Equity multiple: 5.54×
• Total profit: $299,035
• Equity at exit: $456,553

Cash invested: $65,800 (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 75949

• Home prices YoY: 19.1%
• Active inventory: 113
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$308 /mo · $3,699/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-567

Break-even live

Break-even rent $2,074

Max offer price $134,754

Occupancy floor —

Sensitivity live

Price	-10% $-434	-5% $-501	+0% $-567	+5% $-634	+10% $-700
Rent	-10% $-675	-5% $-621	+0% $-567	+5% $-514	+10% $-460
Rate	-1.0pp $-449	-0.5pp $-508	base $-567	+0.5pp $-628	+1.0pp $-690

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $235,000 Active 58 DOM
2. 2026-06-19
   days on market $235,000 Active 56 DOM
3. 2026-06-18
   days on market $235,000 Active 55 DOM
4. 2026-06-17
   days on market $235,000 Active 54 DOM
5. 2026-06-16
   days on market $235,000 Active 53 DOM
6. 2026-06-15
   days on market $235,000 Active 52 DOM
7. 2026-06-14
   days on market $235,000 Active 50 DOM
8. 2026-06-13
   days on market $235,000 Active 49 DOM
9. 2026-06-10
   days on market $235,000 Active 47 DOM
10. 2026-06-09
    days on market $235,000 Active 46 DOM
11. 2026-06-08
    days on market $235,000 Active 45 DOM
12. 2026-06-07
    days on market $235,000 Active 44 DOM
13. 2026-06-03
    days on market $235,000 Active 40 DOM
14. 2026-06-02
    days on market $235,000 Active 39 DOM
15. 2026-06-01
    days on market $235,000 Active 38 DOM
16. 2026-05-31
    days on market $235,000 Active 37 DOM
17. 2026-05-30
    days on market $235,000 Active 36 DOM
18. 2026-05-14
    price $1,850
19. 2026-04-24
    listed $235,000 Active 991-char remark
20. 2026-04-19
    listed $2,000
21. 2022-03-28
    soldstatus
22. 2019-02-14
    soldstatus
23. 2015-07-17
    soldstatus

ⓘ 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: $3,699 · $308/mo
• Projected year-2 tax: $4,300 · $358/mo
• Expected delta: +$601/yr (+$50/mo · 16.3%)

ⓘ 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: $16,269
• − Mortgage interest: −$13,164
• − Property taxes: −$3,699
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$6,836
• Taxable loss: −$11,208
• Est. tax savings @ 24.0%: +$2,690
• After-tax cash flow: $-4,120/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

• Population (ZIP): 9,041

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: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 2%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 48.97%
• Current HPI: 304.757
• Rent YoY: —
• Metro: —
• 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

-7.5% since first listed

7 events — show timeline

• 2026-06-08 Rental Removed $1,850 SHOWMOJO
• 2026-05-14 Price Changed $1,850 SHOWMOJO
• 2026-04-24 Listed $235,000 Deep East Texas MLS
• 2026-04-19 Listed for Rent $2,000 SHOWMOJO
• 2022-03-28 Sold (Public Records) — Public Records
• 2019-02-14 Sold (Public Records) — Public Records
• 2015-07-17 Sold (Public Records) — Public Records

Property tax history

+6.4%/yr

Latest (2025): $3,699 · +3.7% YoY. Source: county tax records.