2 Tejas St · Riverside, TX 77320

$79,000

2 bd · 1.0 ba · 808 sqft · SingleFamily public records · 99 Days on market

Built 1985 1.03 ac lot $98/sqft · 33% below area Est $118k · 33% under $12/mo HOA · 1% of rent

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Rent growth +3.2/5.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this unique, two-bedroom, two-bath home, full of potential for investors or first-time homebuyers! With its distinctive design, this property offers the chance to create a standout rental investment or a cozy starter home. Located near the Trinity River and Sam Houston National Forest, it’s perfectly positioned to attract short-term rental guests seeking nature, relaxation, and convenience. Don’t miss this versatile opportunity!

Key facts

• Unique design
• Trinity river
• 1.03 acre lot

Tags

• UNIQUE DESIGN
• TRINITY RIVER
• SAM HOUSTON NATIONAL FOREST

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 4.4% in Riverside — 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 59/100 on livability (#1,150 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime D-, amenities 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.
• Market conditions: Rents rising (+2.9%/yr); 518 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 $546 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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; 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 $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 1.46% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.54%
• DSCR: 1.78
• GRM: 5.7

CMA / ARV

• ARV (median comp): $118,020
• List price: $79,000
• Delta: -33.06%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Thomas Lake Rd	0.12mi	2/1.5	768 (-5%)	14mo	$199,900	$260	72
11 Shady Oak Ln	0.14mi	1/1.0 (-1)	720 (-11%)	17mo	$35,000	$49	56

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: 8.9%
• Equity multiple: 1.35×
• Total profit: $7,711
• Equity at exit: $11,779

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $32,887
• Equity at exit: $6,830

Cash invested: $22,120 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$126 /mo · $1,515/yr
• Insurance: −$33
• HOA: −$12
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $323

Break-even live

Break-even rent $741

Max offer price $79,000

Occupancy floor 67%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $12 · $144/yr

Listing history 27 events

1. 2026-06-19
   days on market $79,000 Active 99 DOM
2. 2026-06-18
   days on market $79,000 Active 98 DOM
3. 2026-06-17
   days on market $79,000 Active 97 DOM
4. 2026-06-16
   days on market $79,000 Active 96 DOM
5. 2026-06-15
   days on market $79,000 Active 95 DOM
6. 2026-06-14
   days on market $79,000 Active 93 DOM
7. 2026-06-13
   days on market $79,000 Active 92 DOM
8. 2026-06-10
   days on market $79,000 Active 90 DOM
9. 2026-06-09
   days on market $79,000 Active 89 DOM
10. 2026-06-08
    days on market $79,000 Active 88 DOM
11. 2026-06-07
    days on market $79,000 Active 87 DOM
12. 2026-06-05
    days on market $79,000 Active 84 DOM
13. 2026-06-03
    days on market $79,000 Active 83 DOM
14. 2026-06-02
    days on market $79,000 Active 82 DOM
15. 2026-06-01
    days on market $79,000 Active 81 DOM
16. 2026-05-31
    days on market $79,000 Active 80 DOM
17. 2026-05-30
    days on market $79,000 Active 79 DOM
18. 2026-03-12
    listed $79,000 Active 453-char remark

    Show marketing remark (453 chars)

    Discover this unique, two-bedroom, two-bath home, full of potential for investors or first-time homebuyers! With its distinctive design, this property offers the chance to create a standout rental investment or a cozy starter home. Located near the Trinity River and Sam Houston National Forest, it’s perfectly positioned to attract short-term rental guests seeking nature, relaxation, and convenience. Don’t miss this versatile opportunity!

19. 2026-03-10
    historical
20. 2025-12-06
    price $79,000
21. 2025-10-14
    price $99,000
22. 2025-10-13
    listed $89,000 Active
23. 2024-09-19
    soldstatus
24. 2019-11-19
    soldstatus
25. 2015-06-18
    soldstatus Sold
26. 2015-06-08
    status Pending
27. 2014-07-03
    listed $49,900 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: $1,515 · $126/mo
• Projected year-2 tax: $1,515 · $126/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 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: $13,805
• − Mortgage interest: −$4,425
• − Property taxes: −$1,515
• − Insurance: −$395
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − HOA: −$144
• − Depreciation: −$2,298
• Taxable income: $2,819
• Est. tax owed @ 24.0%: −$677
• After-tax cash flow: $3,204/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: 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 — Riverside

• Score: 59/100
• State rank: #1150
• US rank: #20204

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment C Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walker County · 75,669 people
• City population: 634
• 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

+58.3% since first listed

10 events — show timeline

• 2026-03-12 Listed $79,000 HARMLS
• 2026-03-10 Listing Removed — HARMLS
• 2025-12-06 Price Changed $79,000 HARMLS
• 2025-10-14 Price Changed $99,000 HARMLS
• 2025-10-13 Listed $89,000 HARMLS
• 2024-09-19 Sold (Public Records) — Public Records
• 2019-11-19 Sold (Public Records) — Public Records
• 2015-06-18 Sold (MLS) — HARMLS
• 2015-06-08 Pending — HARMLS
• 2014-07-03 Listed $49,900 HARMLS

Property tax history

+3.0%/yr

Latest (2025): $1,515 · +2.9% YoY. Source: county tax records.