24624 Pools Creek Way · Huntsville, TX 77320

$154,900

3 bd · 2.0 ba · 1,170 sqft · SingleFamily public records · 64 Days on market

Built 2019 4,944 sqft lot $132/sqft · at area comps Est $155k · at est. $75/mo HOA · 5% of rent

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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).

• Cash flow +13.3/30.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• DSCR +4.0/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Selling Fully Furnished! Lovely 2-story offers a spacious open floor plan with open living, dining & kitchen with tile flooring & neutral paint throughout. The kitchen offers sleek granite countertops & black appliances. The spacious bedroom downstairs offers a large closet & easy access to a full bathroom. Upstairs, find two roomy guest bedrooms both with large closets, plush carpet and easy access to a full bathroom. Sprawling yard with towering trees and plenty of space for outdoor play. Speaking of play, you will love living and playing in beautiful Waterwood. This golf course community is filled with super-friendly neighbors and amazing amenities including golf,

Key facts

• Lake livingston
• Granite countertops
• Boat ramp

Tags

• SPACIOUS OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• GOLF COURSE COMMUNITY
• BOAT RAMP
• LAKE LIVINGSTON

Property features AI

Finance

• Financial info: Association fee: $900 annually; Lease not considered
• HOA & community: Part of Waterwood Improvement Association; Association amenities include golf course, pool, picnic area, and boat slip; Association fee collected annually

Exterior

• Parking: Driveway
• Security: Prewired for security; Security system owned; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story entry with additional bedrooms upstairs (multi-level layout); Built in 2019; Full ownership
• Construction: Cement siding; Composition roof; Slab foundation
• Exterior features: Private yard; Near golf course; Subdivision; Asphalt road

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range / free-standing range; Microwave; Oven
• Bedrooms: Primary bedroom on first floor (12x12); Two additional bedrooms on second floor (12x9 and 10x10) — 3 bedrooms possible total
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Kitchen/family room combo; Kitchen/dining combo; Laminate countertops; Pantry; Tub with shower; Window treatments / coverings
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room on first floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $1 ($11/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 $153k (1.3% below list).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 2.8% 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.
• Coldspring-Oakhurst CISD (rural): math 18% / reading 28% proficiency, ranked #732 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Street El (449 students, 70% FRL); Lincoln J H (math 14% / reading 28%, grade F, #1,387 of 1,662 statewide, top 85%, 347 students, 58% FRL); Coldspring-Oakhurst H S (math 27% / reading 37%, grade F, #1,044 of 1,632 statewide, top 66%, 496 students, 55% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 520 active listings in the ZIP; 575 units permitted in San Jacinto County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• San Jacinto County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 7y 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, 97% 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 $145,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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. 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?
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 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: 0.99% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 8.4

CMA / ARV

• ARV (median comp): $154,870
• List price: $154,900
• Delta: 0.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24604 Pools Creek Ct	0.03mi	3/2.0	1,224 (+5%)	9mo	$165,000	$135	84
26698 Pools Creek Dr	0.05mi	3/2.0	1,296 (+11%)	1mo	$185,000	$143	79
24509 Park Forrest Ln	0.61mi	2/1.0 (-1)	1,207 (+3%)	10mo	$165,000	$137	49
28633 Magnolia Ct	0.55mi	3/2.0	1,344 (+15%)	18mo	$139,000	$103	35

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-25,107
• Equity at exit: $23,096

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-22,049
• Equity at exit: $13,393

Cash invested: $43,372 (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: 520
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,528 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$255 /mo · $3,057/yr
• Insurance: −$65
• HOA: −$75
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $1

Break-even live

Break-even rent $1,527

Max offer price $154,900

Occupancy floor 95%

Sensitivity live

Price	-10% $89	-5% $45	+0% $1	+5% $-43	+10% $-87
Rent	-10% $-120	-5% $-60	+0% $1	+5% $61	+10% $122
Rate	-1.0pp $79	-0.5pp $40	base $1	+0.5pp $-39	+1.0pp $-80

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: water

Listing history 50 events

1. 2026-06-21
   days on market $154,900 Active 64 DOM
2. 2026-06-19
   days on market $154,900 Active 62 DOM
3. 2026-06-18
   days on market $154,900 Active 61 DOM
4. 2026-06-17
   days on market $154,900 Active 60 DOM
5. 2026-06-16
   days on market $154,900 Active 59 DOM
6. 2026-06-15
   days on market $154,900 Active 58 DOM
7. 2026-06-14
   days on market $154,900 Active 56 DOM
8. 2026-06-13
   days on market $154,900 Active 55 DOM
9. 2026-06-10
   days on market $154,900 Active 53 DOM
10. 2026-06-09
    days on market $154,900 Active 52 DOM
11. 2026-06-08
    days on market $154,900 Active 51 DOM
12. 2026-06-07
    days on market $154,900 Active 50 DOM
13. 2026-06-03
    days on market $154,900 Active 46 DOM
14. 2026-06-02
    days on market $154,900 Active 45 DOM
15. 2026-06-01
    days on market $154,900 Active 44 DOM
16. 2026-05-31
    days on market $154,900 Active 43 DOM
17. 2026-05-30
    days on market $154,900 Active 42 DOM
18. 2026-04-18
    listed $154,900 Active 1009-char remark
19. 2025-10-02
    historical
20. 2025-08-23
    historical $1,400
21. 2025-08-23
    price $150,000
22. 2025-07-16
    price $1,400
23. 2025-07-08
    listed $1,200
24. 2025-06-30
    historical $1,200
25. 2025-06-19
    price $159,500
26. 2025-06-06
    listed $1,200
27. 2025-03-17
    listed $159,900 Active
28. 2025-02-13
    historical
29. 2024-12-23
    listed $159,999 Active
30. 2024-12-19
    historical
31. 2024-11-04
    price $167,500
32. 2024-08-29
    listed $169,500 Active
33. 2024-06-06
    historical
34. 2024-05-10
    price $173,500
35. 2024-04-03
    price $176,500
36. 2024-01-16
    listed $178,500 Active
37. 2023-12-21
    historical
38. 2023-12-08
    listed $175,500 Active
39. 2023-12-07
    historical
40. 2023-10-13
    price $175,500
41. 2023-08-27
    price $177,840
42. 2023-07-10
    price $180,500
43. 2023-07-05
    listed $194,900 Active
44. 2023-06-27
    historical
45. 2022-05-23
    soldstatus
46. 2022-05-18
    soldstatus Sold
47. 2022-04-20
    status Pending
48. 2022-04-12
    status Option Pending
49. 2022-01-31
    listed $165,000 Active
50. 2020-10-30
    soldstatus Sold

ⓘ 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: $3,057 · $255/mo
• Projected year-2 tax: $3,057 · $255/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $18,342
• − Mortgage interest: −$8,677
• − Property taxes: −$3,057
• − Insurance: −$774
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − HOA: −$900
• − Depreciation: −$4,506
• Taxable loss: −$2,508
• Est. tax savings @ 24.0%: +$602
• After-tax cash flow: $612/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: Coldspring-Oakhurst CISD
• NCES district ID: 4814520
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $46,916
• Composite: 20.07/100
• National rank: #8653
• State rank: #732 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

• 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 (San Jacinto County) Hauer SSP2

• Today (2025): 29,069 people
• By 2030: 29,750 · +2.3%
• By 2040: 30,714 · +5.7%
• By 2050: 31,010 · +6.7%
• By 2075: 31,616 · +8.8%
• By 2100: 29,874 · +2.8%

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 · San Jacinto

• 2024 margin: Solid R (+65.3) · D 17.0% · R 82.3%
• 2008→2024 swing: -27.0pp toward R · 2008: -38.3pp · 2024: -65.3pp
• All cycles: 2024: R+65.3 2020: R+61.9 2016: R+58.4 2012: R+48.9 2008: R+38.3

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

+19.2% since first listed

46 events — show timeline

• 2026-04-18 Listed $154,900 HARMLS
• 2025-10-02 Listing Removed — HARMLS
• 2025-08-23 Rental Removed $1,400 HARMLS
• 2025-08-23 Price Changed $150,000 HARMLS
• 2025-07-16 Price Changed $1,400 HARMLS
• 2025-07-08 Listed for Rent $1,200 HARMLS
• 2025-06-30 Rental Removed $1,200 HARMLS
• 2025-06-19 Price Changed $159,500 HARMLS
• 2025-06-06 Listed for Rent $1,200 HARMLS
• 2025-03-17 Listed $159,900 HARMLS
• 2025-02-13 Listing Removed — HARMLS
• 2024-12-23 Listed $159,999 HARMLS
• 2024-12-19 Listing Removed — HARMLS
• 2024-11-04 Price Changed $167,500 HARMLS
• 2024-08-29 Listed $169,500 HARMLS
• 2024-06-06 Listing Removed — HARMLS
• 2024-05-10 Price Changed $173,500 HARMLS
• 2024-04-03 Price Changed $176,500 HARMLS
• 2024-01-16 Listed $178,500 HARMLS
• 2023-12-21 Listing Removed — HARMLS
• 2023-12-08 Listed $175,500 HARMLS
• 2023-12-07 Listing Removed — HARMLS
• 2023-10-13 Price Changed $175,500 HARMLS
• 2023-08-27 Price Changed $177,840 HARMLS
• 2023-07-10 Price Changed $180,500 HARMLS
• 2023-07-05 Listed $194,900 HARMLS
• 2023-06-27 Coming Soon — HARMLS
• 2022-05-23 Sold (Public Records) — Public Records
• 2022-05-18 Sold (MLS) — HARMLS
• 2022-04-20 Pending — HARMLS
• 2022-04-12 Pending — HARMLS
• 2022-01-31 Listed $165,000 HARMLS
• 2020-10-30 Sold (MLS) — HARMLS
• 2020-09-17 Pending — HARMLS
• 2020-09-02 Price Changed $121,240 HARMLS
• 2020-08-28 Relisted — HARMLS
• 2020-07-28 Pending — HARMLS
• 2020-07-26 Pending — HARMLS
• 2020-06-27 Price Changed $131,240 HARMLS
• 2020-02-03 Listing Removed — HARMLS
• 2020-02-03 Listed $136,240 HARMLS
• 2019-11-28 Listing Removed — HARMLS
• 2019-11-27 Listed $136,240 HARMLS
• 2019-11-12 Price Changed $136,240 HARMLS
• 2019-11-01 Price Changed $135,000 HARMLS
• 2019-07-26 Listed $130,000 HARMLS

Property tax history

+70.7%/yr

Latest (2025): $3,057 · -10.0% YoY. Source: county tax records.