206 Lantana Ln · Huntsville, TX 77320

$209,990

4 bd · 2.0 ba · 1,676 sqft · SingleFamily · 17 Days on market

Built 2026 Good condition $33/mo HOA · 2% of rent ↓ 20% since listing

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Why this score? — see what drove the F 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 +8.6/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Schools +2.6/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

The Ramsey Floor Plan - This new single-story design makes smart use of the space available. At the front are all three secondary bedrooms arranged near a convenient full-sized bathroom. Down the foyer is a modern layout connecting a peninsula-style kitchen made for inspired meals, an intimate dining area and a family room ideal for gatherings. Tucked in a quiet corner is the owner’s suite with an attached bathroom and walk-in closet. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Intimate dining area
• Walk-in closet
• Single-story design

Tags

• SINGLE-STORY DESIGN
• PENINSULA-STYLE KITCHEN
• INTIMATE DINING AREA
• OWNER'S SUITE
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: HOA managed by CH&P Management; Annual association fee of $400

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Slab foundation
• Construction: Built in 2026; Brick and cement siding; Composition roof
• Exterior features: Subdivision lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range
• Bedrooms: Primary bedroom on the first floor (16 x 12); Total of 6 rooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Breakfast bar; Kitchen and family room combo; Kitchen and dining combo; Separate shower; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $209,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $246,936.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (8.1% below list).
• Recommended offer: $193k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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-, 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: Samuel Houston El (math 17% / reading 17%, grade F, #3,836 of 4,322 statewide, top 91%, 437 students, 79% 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); 518 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 527 units permitted in Walker County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% 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 $2k of loan paydown is wiped out by about $7k 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 17 days — a 2% lower offer ($207k) 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.

Recommended offer $193,063 (8.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.78% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.72%
• DSCR: 0.83
• GRM: 10.7

CMA / ARV

• ARV (median comp): $246,936
• List price: $209,990
• Delta: -14.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Lantana Ln	0.06mi	4/2.0	1,676 (0%)	1mo	$261,990	$156	97
606 Monarch Trl	0.05mi	4/2.0	1,716 (+2%)	1mo	$263,990	$154	93
102 Lantana Ln	0.08mi	4/2.0	1,751 (+4%)	1mo	$239,999	$137	88
432 Monarch Trl	0.06mi	4/2.0	1,749 (+4%)	5mo	$235,840	$135	86
417 Monarch Trl	0.12mi	4/2.0	1,749 (+4%)	3mo	$249,080	$142	85
518 Monarch Trl	0.09mi	4/2.0	1,749 (+4%)	5mo	$234,999	$134	84
511 Monarch Trl	0.09mi	4/2.0	1,751 (+4%)	5mo	$237,330	$136	84
410 Monarch Trl	0.15mi	4/2.0	1,751 (+4%)	3mo	$239,000	$136	83
421 Monarch Trl	0.06mi	3/2.0 (-1)	1,602 (-4%)	5mo	$230,000	$144	80
412 Monarch Trl	0.15mi	3/2.0 (-1)	1,602 (-4%)	1mo	$237,630	$148	80
508 Monarch Trl	0.11mi	3/2.0 (-1)	1,602 (-4%)	3mo	$209,000	$130	79
220 Lantana Ln	0.07mi	4/2.5	1,922 (+15%)	1mo	$285,990	$149	70

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: -22.6%
• Equity multiple: 0.22×
• Total profit: $-53,828
• Equity at exit: $36,819

10-year hold

• IRR: -17.2%
• Equity multiple: 0.06×
• Total profit: $-65,123
• Equity at exit: $21,350

Cash invested: $69,142 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,931 medium
• Mortgage (P&I): −$1,295
• Tax est. 1.5%: −$309 /mo · $3,704/yr
• Insurance: −$103
• HOA: −$33
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-214

Break-even live

Break-even rent $2,202

Max offer price $215,923

Occupancy floor —

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: $61,734
• Closing costs: $7,408
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3272 State Highway 30 Huntsville, TX	1.0–3.0	1.0–2.0	1070	$2,085	$1.95	43d	20	0.28mi
149 Col Etheredge Blvd Huntsville, TX	1.0–3.0	1.0–3.0	993	$1,710	$1.72	43d	9	0.79mi
107 Crosstimbers St Huntsville, TX	3.0	2.0	1093	$1,249	$1.14	43d	1	0.81mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 22 events

1. 2026-06-19
   days on market $209,990 Active 17 DOM
2. 2026-06-18
   days on market $209,990 Active 16 DOM
3. 2026-06-17
   days on market $209,990 Active 15 DOM
4. 2026-06-16
   days on market $209,990 Active 14 DOM
5. 2026-06-15
   days on market $209,990 Active 13 DOM
6. 2026-06-14
   days on market $209,990 Active 11 DOM
7. 2026-06-13
   days on market $209,990 Active 10 DOM
8. 2026-06-10
   days on market $209,990 Active 8 DOM
9. 2026-06-09
   days on market $209,990 Active 7 DOM
10. 2026-06-08
    days on market $209,990 Active 6 DOM
11. 2026-06-07
    days on market $209,990 Active 5 DOM
12. 2026-06-05
    days on market $209,990 Active 2 DOM
13. 2026-06-03
    remarks 594-char remark
14. 2026-06-03
    days on marketlisting id $209,990 Active 1 DOM
15. 2026-06-03
    days on marketlisting id $209,990 Active 26 DOM
16. 2026-06-02
    days on market $209,990 Active 43 DOM
17. 2026-06-01
    days on market $209,990 Active 42 DOM
18. 2026-05-31
    days on market $209,990 Active 41 DOM
19. 2026-05-30
    days on market $209,990 Active 40 DOM
20. 2026-05-07
    listed $209,990 Active 414-char remark
21. 2026-04-20
    price $209,990
22. 2026-04-20
    listed $261,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,168
• − Mortgage interest: −$13,832
• − Property taxes: −$3,704
• − Insurance: −$1,235
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − HOA: −$396
• − Depreciation: −$7,184
• Taxable loss: −$6,890
• Est. tax savings @ 24.0%: +$1,654
• After-tax cash flow: $-918/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 · 12 photos

Good 80/100 None rehab

This single-family home is in excellent condition with a good layout and modern finishes. It is move-in ready and has the potential for further value increases through minor updates.

Value-add opportunities

• Both Painting the exterior brick elevation — Enhances curb appeal and can increase both resale and rental value.
• Both Upgrading the flooring in the bedrooms — Hardwood flooring in living areas contrasts with carpet in bedrooms, creating a more cohesive look and increasing value.
• Both Adding smart home features — Modernizes the home and can increase both resale and rental value by attracting tech-savvy buyers and renters.
• Both Upgrading the kitchen appliances — Modern appliances can increase both resale and rental value by attracting buyers and renters who prioritize kitchen functionality and aesthetics.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick elevation — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Upgrading the flooring in the bedrooms — Hardwood flooring in living areas contrasts with carpet in bedrooms, creating a more cohesive look and increasing value. ↑
• Both Adding smart home features — Modernizes the home and can increase both resale and rental value by attracting tech-savvy buyers and renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase both resale and rental value by attracting buyers and renters who prioritize kitchen functionality and aesthetics. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Huntsville, TX
• 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 (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

-19.8% since first listed

4 events — show timeline

• 2026-06-02 Listing Removed — HARMLS
• 2026-06-02 Listed $209,990 HARMLS
• 2026-04-20 Price Changed $209,990 HARMLS
• 2026-04-20 Listed $261,990 HARMLS