Beeville Plan · Cove, TX 77523

$258,990

3 bd · 2.0 ba · 1,580 sqft · SingleFamily · 461 Days on market

Excellent condition ↓ 3% since listing

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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 +8.7/30.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Condition / age +4.8/5.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The one-story Beeville plan greets you with a front porch entry and foyer space, leading into the spacious island kitchen and café. Enjoy family game nights in the connected gathering room. The adjacent owner's suite offers a tranquil retreat, and two additional bedrooms provide plenty of space for children or guests.

Key facts

• 2 garage spots
• Listed 460 days

🏗️ New construction. The $258,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $301,270.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-252 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (10.6% below list).
• Recommended offer: $228k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#766 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools D, amenities F, commute F.
• Barbers Hill ISD (rural): math 72% / reading 65% proficiency, ranked #12 of 826 in TX (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 776 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 629 units permitted in Chambers County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Chambers County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 461 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Recommended offer $227,911 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 461 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.77% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (median comp): $301,270
• List price: $258,990
• Delta: -14.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6707 Alejandro Pl	0.20mi	3/2.0	1,592 (+1%)	1mo	$299,100	$188	89
6810 Bens Lndg	0.23mi	3/2.0	1,512 (-4%)	2mo	$259,140	$171	80
6830 Bens Lndg	0.41mi	3/2.0	1,580 (0%)	1mo	$274,870	$174	80
411 Ruby Ford Dr	0.18mi	3/2.0	1,408 (-11%)	1mo	$254,970	$181	73
6743 Camila St	0.20mi	4/2.0 (+1)	1,682 (+6%)	2mo	$284,000	$169	73
6818 Bens Lndg	0.39mi	4/2.5 (+1)	1,642 (+4%)	1mo	$269,800	$164	68
6714 Augusta Greens Dr	0.24mi	3/2.0	1,790 (+13%)	2mo	$324,990	$182	65
6922 Bens Lndg	0.47mi	4/2.5 (+1)	1,642 (+4%)	1mo	$269,180	$164	64
635 Hidden Brook Dr	0.61mi	3/2.0	1,516 (-4%)	1mo	$282,000	$186	64
14503 Sweet Water Dr	0.61mi	3/2.0	1,516 (-4%)	3mo	$280,000	$185	63
14915 Spring Forest Ln	0.66mi	3/2.0	1,660 (+5%)	3mo	$307,000	$185	58
7106 Thomas James Ct	0.51mi	4/2.0 (+1)	1,777 (+12%)	1mo	$297,690	$168	50

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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.24×
• Total profit: $-63,879
• Equity at exit: $44,920

10-year hold

• IRR: -14.7%
• Equity multiple: 0.15×
• Total profit: $-72,119
• Equity at exit: $26,048

Cash invested: $84,356 (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 77523

• Home prices YoY: -31.5%
• Rents YoY: 3.4%
• Active inventory: 776
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,316 high
• Mortgage (P&I): −$1,580
• Tax est. 1.5%: −$377 /mo · $4,519/yr
• Insurance: −$126
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-252

Break-even live

Break-even rent $2,635

Max offer price $264,741

Occupancy floor —

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: $75,318
• Closing costs: $9,038
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14930 Spring Forest Ln Baytown, TX	4.0	2.0	1829	$2,750	$1.50	44d	1	0.65mi
14739 Sweet Water Dr Baytown, TX	4.0	2.0	1821	$2,395	$1.32	1d	1	0.66mi
5815 Littoral Rd Baytown, TX	3.0	2.0	1305	$1,845	$1.41	20d	1	1.00mi
8414 Liberty Sky Rd Baytown, TX	3.0	2.5	2046	$2,095	$1.02	24d	1	1.13mi
21 Cotton Bayou Cir Cove, TX	3.0	2.0	1216	$1,195	$0.98	3d	1	1.30mi
21 Cotton Bayou Cir Cove, TX	3.0	2.0	1216	$1,195	$0.98	15d	1	1.30mi

Listing history 17 events

1. 2026-06-18
   days on market $258,990 Active 461 DOM
2. 2026-06-17
   days on market $258,990 Active 460 DOM
3. 2026-06-16
   days on market $258,990 Active 459 DOM
4. 2026-06-15
   days on market $258,990 Active 458 DOM
5. 2026-06-13
   days on market $258,990 Active 456 DOM
6. 2026-06-09
   days on market $258,990 Active 452 DOM
7. 2026-06-08
   days on market $258,990 Active 451 DOM
8. 2026-06-07
   days on market $258,990 Active 450 DOM
9. 2026-06-04
   days on market $258,990 Active 447 DOM
10. 2026-06-03
    days on market $258,990 Active 446 DOM
11. 2026-06-02
    days on market $258,990 Active 445 DOM
12. 2026-06-01
    days on market $258,990 Active 444 DOM
13. 2026-05-31
    days on market $258,990 Active 443 DOM
14. 2026-04-08
    price $258,990 326-char remark

    Show marketing remark (326 chars)

    The one-story Beeville plan greets you with a front porch entry and foyer space, leading into the spacious island kitchen and café. Enjoy family game nights in the connected gathering room. The adjacent owner's suite offers a tranquil retreat, and two additional bedrooms provide plenty of space for children or guests.

15. 2026-01-11
    price $256,990 326-char remark

    Show marketing remark (326 chars)

    The one-story Beeville plan greets you with a front porch entry and foyer space, leading into the spacious island kitchen and café. Enjoy family game nights in the connected gathering room. The adjacent owner's suite offers a tranquil retreat, and two additional bedrooms provide plenty of space for children or guests.

16. 2025-06-13
    price $268,990 326-char remark

    Show marketing remark (326 chars)

    The one-story Beeville plan greets you with a front porch entry and foyer space, leading into the spacious island kitchen and café. Enjoy family game nights in the connected gathering room. The adjacent owner's suite offers a tranquil retreat, and two additional bedrooms provide plenty of space for children or guests.

17. 2025-03-15
    listed $265,990 Active 326-char remark

    Show marketing remark (326 chars)

    The one-story Beeville plan greets you with a front porch entry and foyer space, leading into the spacious island kitchen and café. Enjoy family game nights in the connected gathering room. The adjacent owner's suite offers a tranquil retreat, and two additional bedrooms provide plenty of space for children or guests.

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

Taxation est. · year 1

• Rental income: $27,791
• − Mortgage interest: −$16,876
• − Property taxes: −$4,519
• − Insurance: −$1,506
• − Repairs & maintenance: −$2,223
• − Management: −$2,223
• − Depreciation: −$8,764
• Taxable loss: −$8,321
• Est. tax savings @ 24.0%: +$1,997
• After-tax cash flow: $-1,032/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 · 9 photos

Excellent 95/100 None rehab

This single-family home in Cove, TX, is in excellent condition with a modern kitchen, well-maintained bathrooms, and a tidy exterior. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ 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: Barbers Hill ISD
• NCES district ID: 4809450
• Math proficiency: 72% ▼ -5.00%
• Reading proficiency: 65% ▼ -1.00%
• Median HH income: $87,257
• Composite: 61.73/100
• National rank: #737
• State rank: #12 of 826 in TX

Livability — Cove

• Score: 64/100
• State rank: #766
• US rank: #13996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chambers County · 30,186 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 30,186
• Household income: $124,188
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 549.0

Population outlook (Chambers County) Hauer SSP2

• Today (2025): 46,946 people
• By 2030: 51,094 · +8.8%
• By 2040: 59,578 · +26.9%
• By 2050: 68,318 · +45.5%
• By 2075: 90,485 · +92.7%
• By 2100: 104,885 · +123.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 25% Two or more races 11% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 17%

Political lean MEDSL · Chambers

• 2024 margin: Solid R (+65.6) · D 16.8% · R 82.4%
• 2008→2024 swing: -14.4pp toward R · 2008: -51.2pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+61.7 2016: R+62.1 2012: R+61.1 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.33%
• Current HPI: 222.6999
• Rent YoY: ▲ 3.42%
• Metro: Houston-The Woodlands-Sugar Land, 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

-2.6% since first listed

4 events — show timeline

• 2026-04-08 Price Changed $258,990 Zillow
• 2026-01-11 Price Changed $256,990 Zillow
• 2025-06-13 Price Changed $268,990 Zillow
• 2025-03-15 Listed $265,990 Zillow