20 Shannon · Riverside, TX 77320

$115,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 146 Days on market

Built 1973 0.41 ac lot $128/sqft · 104% above area $2/mo HOA

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.1/10.0
• 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

A cozy retreat where life slows down and memories begin. Tucked beneath mature trees on a peaceful lot, this charming home invites you to settle in and stay awhile. Inside the warm, open, living space is perfect for quiet mornings with coffee, home-cooked meals shared around the table, and evenings filled with laughter, stories, and connection. The upstairs loft offers a snug, comforting escape ideal for winding down with a good book or drifting off after a long day. Step outside & feel the ease of a simpler lifestyle. Enjoy access to a neighborhood boat launch, where weekends can be spent fishing, boating, or soaking in golden sunsets. Perfectly positioned near Sam Houston State University, this home offers close proximity to campus at an affordable price, making it an ideal option for students, faculty, or anyone wanting convenience without the noise of city living. This isn’t just a house, it’s where comfort lives and stories are waiting to be written.

Key facts

• 0.41 acre lot
• Built 1973
• Listed 146 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.1% 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: crime D-, amenities F, 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: Texas Online Preparatory El (math 25% / reading 41%, grade F, #2,208 of 4,322 statewide, top 52%, 1,334 students, 63% FRL); Texas Online Preparatory Middle (math 31% / reading 58%, grade D, #491 of 1,662 statewide, top 31%, 1,941 students, 58% FRL); Texas Online Preparatory H S (math 23% / reading 75%, grade D, #553 of 1,632 statewide, top 34%, 2,100 students, 46% FRL).
• Market conditions: Rents rising (+2.9%/yr); 520 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 $795 of loan paydown is wiped out by about $3k 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 146 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 93% 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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 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: 1.01% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (median comp): $56,460
• List price: $115,000
• Delta: 103.68%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.89% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-9,421
• Equity at exit: $17,147

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $3,304
• Equity at exit: $9,943

Cash invested: $32,200 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$115 /mo · $1,381/yr
• Insurance: −$48
• HOA: −$2
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $147

Break-even live

Break-even rent $972

Max offer price $115,000

Occupancy floor 82%

Sensitivity live

Price	-10% $212	-5% $179	+0% $147	+5% $114	+10% $82
Rent	-10% $55	-5% $101	+0% $147	+5% $192	+10% $238
Rate	-1.0pp $205	-0.5pp $176	base $147	+0.5pp $117	+1.0pp $87

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $2 · $24/yr

Listing history 33 events

1. 2026-06-21
   days on market $115,000 Pending 146 DOM
2. 2026-06-19
   days on market $115,000 Pending 144 DOM
3. 2026-06-18
   days on market $115,000 Pending 143 DOM
4. 2026-06-17
   days on market $115,000 Pending 142 DOM
5. 2026-06-16
   days on market $115,000 Pending 141 DOM
6. 2026-06-15
   days on market $115,000 Pending 140 DOM
7. 2026-06-14
   days on market $115,000 Pending 138 DOM
8. 2026-06-13
   statusdays on market $115,000 Pending 137 DOM
9. 2026-06-10
   days on market $115,000 Active 135 DOM
10. 2026-06-09
    days on market $115,000 Active 134 DOM
11. 2026-06-08
    days on market $115,000 Active 133 DOM
12. 2026-06-07
    days on market $115,000 Active 132 DOM
13. 2026-06-05
    days on market $115,000 Active 129 DOM
14. 2026-06-03
    days on market $115,000 Active 128 DOM
15. 2026-06-02
    days on market $115,000 Active 127 DOM
16. 2026-06-01
    days on market $115,000 Active 126 DOM
17. 2026-05-31
    days on market $115,000 Active 125 DOM
18. 2026-05-30
    days on market $115,000 Active 124 DOM
19. 2026-03-20
    price $119,999 985-char remark

    Show marketing remark (985 chars)

    A cozy retreat where life slows down and memories begin. Tucked beneath mature trees on a peaceful lot, this charming home invites you to settle in and stay awhile. Inside the warm, open, living space is perfect for quiet mornings with coffee, home-cooked meals shared around the table, and evenings filled with laughter, stories, and connection. The upstairs loft offers a snug, comforting escape ideal for winding down with a good book or drifting off after a long day. Step outside & feel the ease of a simpler lifestyle. Enjoy access to a neighborhood boat launch, where weekends can be spent fishing, boating, or soaking in golden sunsets. Perfectly positioned near Sam Houston State University, this home offers close proximity to campus at an affordable price, making it an ideal option for students, faculty, or anyone wanting convenience without the noise of city living. This isn’t just a house, it’s where comfort lives and stories are waiting to be written.

20. 2026-01-26
    listed $124,999 Active 985-char remark

    Show marketing remark (985 chars)

    A cozy retreat where life slows down and memories begin. Tucked beneath mature trees on a peaceful lot, this charming home invites you to settle in and stay awhile. Inside the warm, open, living space is perfect for quiet mornings with coffee, home-cooked meals shared around the table, and evenings filled with laughter, stories, and connection. The upstairs loft offers a snug, comforting escape ideal for winding down with a good book or drifting off after a long day. Step outside & feel the ease of a simpler lifestyle. Enjoy access to a neighborhood boat launch, where weekends can be spent fishing, boating, or soaking in golden sunsets. Perfectly positioned near Sam Houston State University, this home offers close proximity to campus at an affordable price, making it an ideal option for students, faculty, or anyone wanting convenience without the noise of city living. This isn’t just a house, it’s where comfort lives and stories are waiting to be written.

21. 2026-01-19
    historical
22. 2025-10-29
    price $124,900
23. 2025-08-20
    price $129,000
24. 2025-06-29
    price $134,000
25. 2025-06-29
    status Active
26. 2025-06-17
    historical
27. 2025-05-30
    price $139,000
28. 2025-05-15
    listed $150,000 Active
29. 2020-03-03
    soldstatus
30. 2020-03-02
    soldstatus Sold
31. 2020-02-03
    status Pending
32. 2020-01-21
    status Option Pending
33. 2020-01-06
    listed $65,000 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: $1,381 · $115/mo
• Projected year-2 tax: $2,104 · $175/mo
• Expected delta: +$724/yr (+$60/mo · 52.4%)

ⓘ 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 ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 93% 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: $13,894
• − Mortgage interest: −$6,442
• − Property taxes: −$1,381
• − Insurance: −$575
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − HOA: −$24
• − Depreciation: −$3,345
• Taxable loss: −$96
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $1,783/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

+84.6% since first listed

15 events — show timeline

• 2026-03-20 Price Changed $119,999 HARMLS
• 2026-01-26 Listed $124,999 HARMLS
• 2026-01-19 Listing Removed — HARMLS
• 2025-10-29 Price Changed $124,900 HARMLS
• 2025-08-20 Price Changed $129,000 HARMLS
• 2025-06-29 Price Changed $134,000 HARMLS
• 2025-06-29 Relisted — HARMLS
• 2025-06-17 Listing Removed — HARMLS
• 2025-05-30 Price Changed $139,000 HARMLS
• 2025-05-15 Listed $150,000 HARMLS
• 2020-03-03 Sold (Public Records) — Public Records
• 2020-03-02 Sold (MLS) — HARMLS
• 2020-02-03 Pending — HARMLS
• 2020-01-21 Pending — HARMLS
• 2020-01-06 Listed $65,000 HARMLS

Property tax history

+3.4%/yr

Latest (2025): $1,381 · +6.7% YoY. Source: county tax records.