7118 Thomas James Ct · Cove, TX 77523

$326,130

4 bd · 2.5 ba · 2,218 sqft · SingleFamily · 10 Days on market

Built 2026 Good condition 7,500 sqft lot $75/mo HOA · 3% 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 +8.8/30.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully designed two-story home offers a perfect balance of private and shared living spaces for comfort and functionality. The first floor welcomes you with a spacious foyer leading to a well-appointed kitchen with an island and ample counter space, opening to a cozy café area and a bright gathering room—ideal for entertaining or relaxing. The main-level owner’s suite serves as a private retreat, featuring a large bedroom, a luxurious bath, and a generous walk-in closet. Nearby are a laundry room, powder room, and direct access to the 2-car garage for added convenience. Upstairs, you’ll find three additional bedrooms, each with walk-in closets, sharing a f

Key facts

• Laundry room
• Luxurious bath
• Two story home

Tags

• TWO STORY HOME
• WELL APPOINTED KITCHEN
• MAIN LEVEL OWNERS SUITE
• LUXURIOUS BATH
• GENEROUS WALK IN CLOSET
• LAUNDRY ROOM

Property features AI

Finance

• Other: Community pool
• HOA & community: HOA managed by Inframark Community Management; Annual HOA fee

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (under construction); North-facing
• Construction: Built in 2026; Wood siding construction; Composition roof; Slab foundation
• Exterior features: Covered patio; Patio and deck; Back yard fence; Sprinkler/irrigation system; Subdivision setting; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; ENERGY STAR qualified appliances; Pantry
• Bedrooms: Primary bedroom on the first floor; Three additional bedrooms on the second floor; Total of 4 bedrooms
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Primary bathroom; Pantry; Quartz counters; Self-closing cabinet doors and drawers; No fireplaces
• Laundry & utility: Washer hookup; Electric dryer hookup; Tankless water heater

🏗️ New construction. The $326,130 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $346,008.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $326k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (15.4% below list).
• Recommended offer: $276k (15.4% below list) — sets the bar for 1% rule.

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: amenities F, commute F, health & safety 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.
• Zoned schools: Barbers Hill El South (math 68% / reading 62%, grade B+, #246 of 4,322 statewide, top 6%, 883 students, 37% FRL); Barbers Hill Middle South (math 77% / reading 63%, grade A, #58 of 1,662 statewide, top 4%, 636 students, 0% FRL); Barbers Hill H S (math 70% / reading 74%, grade B+, #95 of 1,632 statewide, top 7%, 1,972 students, 0% FRL) — zoned schools average 12% FRL vs 28% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.4%/yr); 781 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $10k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $276,041 (15.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $346,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7118 Thomas James Ct	0.00mi	4/2.5	2,218 (0%)	1mo	$326,130	$147	99
6739 Camila St	0.38mi	4/2.5	2,285 (+3%)	2mo	$314,990	$138	76
427 Ruby Ford Dr	0.40mi	4/2.5	2,285 (+3%)	2mo	$319,990	$140	75
6703 Alejandro Pl	0.35mi	4/3.0	2,055 (-7%)	0mo	$341,580	$166	70
6735 Camila St	0.39mi	4/2.5	2,466 (+11%)	2mo	$314,990	$128	62
6711 Alejandro Pl	0.33mi	4/2.5	2,530 (+14%)	1mo	$379,990	$150	60
510 Louis Ln	0.36mi	4/2.0	1,937 (-13%)	2mo	$303,440	$157	59
8419 Rio Spring Dr	0.72mi	4/3.0	2,180 (-2%)	4mo	$339,340	$156	58
6723 Camila St	0.30mi	3/2.0 (-1)	1,943 (-12%)	4mo	$309,990	$160	55
155 Horn Ct	0.70mi	4/2.5	2,052 (-8%)	2mo	$255,000	$124	54
6714 Camila St	0.44mi	4/3.0	1,899 (-14%)	4mo	$338,930	$178	50
211 Brazos Dr	0.64mi	4/3.0	2,488 (+12%)	2mo	$429,000	$172	46

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: -21.7%
• Equity multiple: 0.25×
• Total profit: $-72,990
• Equity at exit: $51,591

10-year hold

• IRR: -14.4%
• Equity multiple: 0.16×
• Total profit: $-81,765
• Equity at exit: $29,916

Cash invested: $96,882 (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: 781
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,760 medium
• Mortgage (P&I): −$1,815
• Tax est. 1.5%: −$433 /mo · $5,190/yr
• Insurance: −$144
• HOA: −$75
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-285

Break-even live

Break-even rent $3,122

Max offer price $304,702

Occupancy floor —

Sensitivity live

Price	-10% $-46	-5% $-166	+0% $-285	+5% $-405	+10% $-525
Rent	-10% $-504	-5% $-394	+0% $-285	+5% $-176	+10% $-67
Rate	-1.0pp $-111	-0.5pp $-197	base $-285	+0.5pp $-375	+1.0pp $-466

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: $86,502
• Closing costs: $10,380
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	45d	1	0.34mi
14739 Sweet Water Dr Baytown, TX	4.0	2.0	1821	$2,395	$1.32	3d	1	0.57mi
8411 Hannah Rd Baytown, TX	4.0	2.5	2329	$2,195	$0.94	26d	1	1.46mi
8414 Liberty Sky Rd Baytown, TX	3.0	2.5	2046	$2,095	$1.02	26d	1	1.48mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 2 events

1. 2026-04-20
   status Pending
2. 2026-04-10
   listed $326,130 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,125
• − Mortgage interest: −$19,382
• − Property taxes: −$5,190
• − Insurance: −$1,730
• − Repairs & maintenance: −$2,650
• − Management: −$2,650
• − HOA: −$900
• − Depreciation: −$10,066
• Taxable loss: −$9,443
• Est. tax savings @ 24.0%: +$2,266
• After-tax cash flow: $-1,159/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 · 1 photo

Good 75/100 Cosmetic rehab

This two-story home is in good condition with a well-maintained exterior and interior. It is ready for a fresh coat of paint to enhance its curb appeal and is in excellent condition for both resale and rental.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and the home's overall appearance.
• Rental Inspect and clean gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
• Rental Inspect and clean gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties. ↑

ⓘ 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 events — show timeline

• 2026-04-20 Pending — HARMLS
• 2026-04-10 Listed $326,130 HARMLS