110 Robinson Ln · Huntington, TX 75949

$119,900

1 bd · 1.0 ba · 776 sqft · SingleFamily · 66 Days on market

Built 2021 Good condition 1.13 ac lot ↓ 4% 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 +16.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Discover the perfect blend of simplicity and modern living with this charming tiny home on 1.13 acres in Huntington, TX. Thoughtfully designed, the main living area offers 480 square feet and features beautiful real wood floors that add warmth and character throughout. The open-concept living room and kitchen create an inviting space ideal for relaxing or entertaining. This one-bedroom home also includes a versatile loft with approximately 296 additional square feet, perfect for extra storage, a future bedroom, or creative space. All major appliances, including the washer, dryer, and refrigerator, will convey, making this home move-in ready. Enjoy the peace and privacy of country living while being just 9 miles from Hanks Creek boat ramp and Lake Sam Rayburn, offering easy access to outdoor recreation, boating, and fishing opportunities. Whether you're looking for a weekend getaway, vacation investment property, or a full-time residence, this unique modern tiny home is a rare find!

Key facts

• Move-in ready
• Real wood floors
• Versatile loft

Tags

• REAL WOOD FLOORS
• OPEN-CONCEPT LIVING ROOM
• VERSATILE LOFT
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $75 ($900/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (4.6% below list).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

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 $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.68%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.2%
• Equity multiple: 3.09×
• Total profit: $70,097
• Equity at exit: $108,015

10-year hold

• IRR: 23.0%
• Equity multiple: 7.04×
• Total profit: $202,701
• Equity at exit: $232,939

Cash invested: $33,572 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $75

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 88%

Sensitivity live

Price	-10% $158	-5% $116	+0% $75	+5% $34	+10% $-8
Rent	-10% $-15	-5% $30	+0% $75	+5% $120	+10% $165
Rate	-1.0pp $135	-0.5pp $106	base $75	+0.5pp $44	+1.0pp $12

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $119,900 Active 66 DOM
2. 2026-06-19
   days on market $119,900 Active 64 DOM
3. 2026-06-18
   days on market $119,900 Active 63 DOM
4. 2026-06-17
   days on market $119,900 Active 62 DOM
5. 2026-06-16
   days on market $119,900 Active 61 DOM
6. 2026-06-15
   days on market $119,900 Active 60 DOM
7. 2026-06-14
   days on market $119,900 Active 58 DOM
8. 2026-06-13
   days on market $119,900 Active 57 DOM
9. 2026-06-10
   days on market $119,900 Active 55 DOM
10. 2026-06-09
    days on market $119,900 Active 54 DOM
11. 2026-06-08
    days on market $119,900 Active 53 DOM
12. 2026-06-07
    days on market $119,900 Active 52 DOM
13. 2026-06-03
    days on market $119,900 Active 48 DOM
14. 2026-06-02
    days on market $119,900 Active 47 DOM
15. 2026-06-01
    days on market $119,900 Active 46 DOM
16. 2026-05-31
    days on market $119,900 Active 45 DOM
17. 2026-05-30
    days on market $119,900 Active 44 DOM
18. 2026-05-18
    price $119,900 996-char remark

    Show marketing remark (996 chars)

    Discover the perfect blend of simplicity and modern living with this charming tiny home on 1.13 acres in Huntington, TX. Thoughtfully designed, the main living area offers 480 square feet and features beautiful real wood floors that add warmth and character throughout. The open-concept living room and kitchen create an inviting space ideal for relaxing or entertaining. This one-bedroom home also includes a versatile loft with approximately 296 additional square feet, perfect for extra storage, a future bedroom, or creative space. All major appliances, including the washer, dryer, and refrigerator, will convey, making this home move-in ready. Enjoy the peace and privacy of country living while being just 9 miles from Hanks Creek boat ramp and Lake Sam Rayburn, offering easy access to outdoor recreation, boating, and fishing opportunities. Whether you're looking for a weekend getaway, vacation investment property, or a full-time residence, this unique modern tiny home is a rare find!

19. 2026-04-16
    listed $125,000 Active 996-char remark

    Show marketing remark (996 chars)

    Discover the perfect blend of simplicity and modern living with this charming tiny home on 1.13 acres in Huntington, TX. Thoughtfully designed, the main living area offers 480 square feet and features beautiful real wood floors that add warmth and character throughout. The open-concept living room and kitchen create an inviting space ideal for relaxing or entertaining. This one-bedroom home also includes a versatile loft with approximately 296 additional square feet, perfect for extra storage, a future bedroom, or creative space. All major appliances, including the washer, dryer, and refrigerator, will convey, making this home move-in ready. Enjoy the peace and privacy of country living while being just 9 miles from Hanks Creek boat ramp and Lake Sam Rayburn, offering easy access to outdoor recreation, boating, and fishing opportunities. Whether you're looking for a weekend getaway, vacation investment property, or a full-time residence, this unique modern tiny home is a rare find!

ⓘ 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 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: $13,726
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$3,488
• Taxable loss: −$1,072
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $1,158/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 · 13 photos

Good 80/100 Cosmetic rehab

This charming tiny home is in good condition with a good condition score of 80. It has a good roof, exterior siding, flooring, and interior walls. The kitchen and bathroom are in good condition. The HVAC system is in good condition. The home is move-in ready and has a good curb appeal. The home has a good rehab level of cosmetic and would benefit from painting the exterior siding and cleaning the air conditioning unit.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can improve the curb appeal and make the home look more inviting to potential buyers.
• Rental Clean the air conditioning unit — A clean air conditioning unit will ensure the home is comfortable for tenants and can help maintain a good rental record.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can improve the curb appeal and make the home look more inviting to potential buyers. ↑
• Rental Clean the air conditioning unit — A clean air conditioning unit will ensure the home is comfortable for tenants and can help maintain a good rental record. ↑

ⓘ 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: 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

-4.1% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $119,900 Deep East Texas MLS
• 2026-04-16 Listed $125,000 Deep East Texas MLS