3020 Manor Ln · Huntsville, TX 77340

$230,000

4 bd · 4.0 ba · 2,121 sqft · MultiFamily · 87 Days on market

Built 1984 Good condition 7,405 sqft lot $108/sqft · 24% below area Est $304k · 24% under ↓ 13% 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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.8/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

A rare find in Huntsville! Investment opportunity and location! A well-cared for duplex in Huntsville! Two (2 bed, 2 bath) units, situated close to Sam Houston State University, downtown Huntsville, and Interstate 45. Both units are currently leased and individually metered. New roof 2023, spacious rooms and a extra room for dining room, in addition to the living room.

Key facts

• Duplex
• New roof
• 7,405 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• DUPLEX
• CLOSE TO DOWNTOWN HUNTSVILLE
• CLOSE TO INTERSTATE 45
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive. Per door: $56/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (6.4% below list).
• Recommended offer: $215k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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-.
• 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.
• Market conditions: Rents rising (+1.3%/yr); 604 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 527 units permitted in Walker County in 2024 (0 in 5+ unit buildings).
• At $2,153/mo this rent would consume 53% of the median local household income ($49k/yr) (locally 1961% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 87 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 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, 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 $215,300 (6.4% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $304,276
• List price: $230,000
• Delta: -24.41%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3009 Manor Ln	0.05mi	4/2.0	2,111 (-0%)	21mo	$258,900	$123	71

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 · 1.27% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.47×
• Total profit: $-33,827
• Equity at exit: $34,294

10-year hold

• IRR: -9.5%
• Equity multiple: 0.46×
• Total profit: $-34,790
• Equity at exit: $19,886

Cash invested: $64,400 (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 77340

• Home prices YoY: -30.6%
• Rents YoY: 1.3%
• Active inventory: 604
• Price-to-rent: 17.8×

Monthly cashflow live

• Estimated rent: $2,153 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $111

Break-even live

Break-even rent $2,012

Max offer price $230,000

Occupancy floor 90%

Sensitivity live

Price	-10% $270	-5% $191	+0% $111	+5% $32	+10% $-48
Rent	-10% $-59	-5% $26	+0% $111	+5% $196	+10% $281
Rate	-1.0pp $227	-0.5pp $170	base $111	+0.5pp $52	+1.0pp $-9

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,152
Total (2 units)			$2,153

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2523 Avenue M Huntsville, TX	1.0–5.0	1.0–5.0	1188	$1,263	$1.06	25d	18	0.66mi
108 Varsity Dr Huntsville, TX	4.0	4.0	1640	$634	$0.39	44d	1	1.23mi

Listing history 11 events

1. 2026-06-05
   statusdays on market $230,000 Pending 87 DOM
2. 2026-06-03
   days on market $230,000 Active 86 DOM
3. 2026-06-02
   days on market $230,000 Active 85 DOM
4. 2026-06-01
   days on market $230,000 Active 84 DOM
5. 2026-05-31
   days on market $230,000 Active 83 DOM
6. 2026-05-30
   days on market $230,000 Active 82 DOM
7. 2026-04-15
   price $230,000 371-char remark

   Show marketing remark (371 chars)

   A rare find in Huntsville! Investment opportunity and location! A well-cared for duplex in Huntsville! Two (2 bed, 2 bath) units, situated close to Sam Houston State University, downtown Huntsville, and Interstate 45. Both units are currently leased and individually metered. New roof 2023, spacious rooms and a extra room for dining room, in addition to the living room.

8. 2026-03-09
   listed $240,000 Active 371-char remark

   Show marketing remark (371 chars)

   A rare find in Huntsville! Investment opportunity and location! A well-cared for duplex in Huntsville! Two (2 bed, 2 bath) units, situated close to Sam Houston State University, downtown Huntsville, and Interstate 45. Both units are currently leased and individually metered. New roof 2023, spacious rooms and a extra room for dining room, in addition to the living room.

9. 2025-09-03
   historical
10. 2025-01-06
    price $250,000
11. 2024-08-16
    listed $265,000 Active

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

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 ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $25,836
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − Depreciation: −$6,691
• Taxable loss: −$2,472
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $1,930/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 · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained duplex in Huntsville is in good condition with a new roof and a good location. Minor updates to exterior and landscaping can significantly boost its value.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace landscaping with more attractive plants — Improved landscaping can increase both resale and rental value
• Both Install smart home technology — Enhances convenience and can attract tech-savvy buyers/tenants

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace landscaping with more attractive plants — Improved landscaping can increase both resale and rental value ↑
• Both Install smart home technology — Enhances convenience and can attract tech-savvy buyers/tenants ↑

ⓘ 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): 37,517
• Household income: $48,538
• Rent vs Own: 52.4% rent · 47.6% own
• Severe rent burden: 1961.0

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 0.63)
• Race & ethnicity: White 54% Black 20% Hispanic / Latino 19% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 7% · Canada
• Languages at home: 83% English-only · Spanish 13% Other Asian/Pacific 1% Tagalog/Filipino 1%

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: ▼ -80.44%
• Current HPI: 182.8905
• Rent YoY: ▲ 1.27%
• 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

-13.2% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $230,000 HARMLS
• 2026-03-09 Listed $240,000 HARMLS
• 2025-09-03 Listing Removed — HARMLS
• 2025-01-06 Price Changed $250,000 HARMLS
• 2024-08-16 Listed $265,000 HARMLS