6723 Pebble Bluff Ct · Cove, TX 77523

$315,990

4 bd · 2.0 ba · 1,772 sqft · SingleFamily · 37 Days on market

Built 2026 Excellent condition 7,582 sqft lot $75/mo HOA · 3% of rent ↓ 7% 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 +13.0/30.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Condition / age +4.8/5.0
• 1% rule +4.0/10.0
• DSCR +3.9/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience comfort and style in the Starr plan - a thoughtfully designed single-story home offering 1,727 square feet of living space. With 4 spacious bedrooms and 2 full bathrooms, this home provides the flexibility and comfort today's families need. The open-concept living area flows seamlessly into the kitchen and dining space, creating a bright, welcoming environment perfect for daily life and entertaining. The kitchen is well-appointed for meal prep and family gatherings, while the three-sided brick exterior adds lasting charm and classic curb appeal. Every detail of this home is designed for functional, comfortable living, from spacious bedrooms to versatile living areas. Enjoy the balance of style, convenience, and space in a home built to support your everyday life. Schedule your private tour today and see everything this home has to offer! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary

Key facts

• 7,582 sq ft lot
• 2 garage spots
• Community pool

Tags

• OPEN-CONCEPT LIVING AREA
• THREE-SIDED BRICK EXTERIOR
• WELL-APPOINTED KITCHEN

Property features AI

Finance

• Other: Association fee is $900 annually
• HOA & community: Community managed by Inframark Community Management; Annual association fee; Community amenities include playground, pickleball, and pool

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: Prewired for security; Security system owned; Smoke detectors
• Utilities: Public water; Public sewer; Concrete road access
• Home design: Residential property; Under construction (new construction); Faces southeast; Slab foundation
• Construction: Brick construction; Composition roof; Built in 2026
• Exterior features: Covered patio; Patio; Deck; Private yard; Sprinkler/irrigation; Subdivision lot

Interior

• Kitchen: Dishwasher; Electric oven; Gas cooktop; Garbage disposal; Microwave; ENERGY STAR qualified appliances
• Bedrooms: 4 total rooms
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning; Has heating; Has cooling
• Interior features: Breakfast bar; Kitchen island; Kitchen and family room combo; Pantry; Quartz countertops; Separate shower; Tub with shower; Ceiling fans; Programmable thermostat; Low emissivity windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $315,990 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 4-bed/2.0-bath single-family listed at $316k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-14 ($-165/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (14.1% below list).
• Recommended offer: $271k (14.1% 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; 5 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 $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 37 days — a 3% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $271,296 (14.1% 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 37 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.90% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 9.3

CMA / ARV

• ARV (median comp): $301,270
• List price: $315,990
• Delta: 4.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7106 Thomas James Ct	0.19mi	4/2.0	1,777 (+0%)	1mo	$297,690	$168	90
6714 Augusta Greens Dr	0.08mi	3/2.0 (-1)	1,790 (+1%)	2mo	$324,990	$182	88
6818 Bens Lndg	0.06mi	4/2.5	1,642 (-7%)	1mo	$269,800	$164	82
6743 Camila St	0.21mi	4/2.0	1,682 (-5%)	2mo	$284,000	$169	80
6922 Bens Lndg	0.15mi	4/2.5	1,642 (-7%)	1mo	$269,180	$164	78
510 Louis Ln	0.19mi	4/2.0	1,937 (+9%)	2mo	$303,440	$157	74
14923 Spring Forest Ln	0.40mi	4/2.0	1,829 (+3%)	2mo	$299,000	$163	74
6830 Bens Lndg	0.09mi	3/2.0 (-1)	1,580 (-11%)	1mo	$274,870	$174	72
6707 Alejandro Pl	0.12mi	3/2.0 (-1)	1,592 (-10%)	1mo	$299,100	$188	72
14603 Rain Tree Dr	0.47mi	3/2.0 (-1)	1,821 (+3%)	2mo	$308,000	$169	67
218 San Marcos Dr	0.69mi	3/2.0 (-1)	1,728 (-2%)	1mo	$290,000	$168	58
635 Hidden Brook Dr	0.29mi	3/2.0 (-1)	1,516 (-14%)	1mo	$282,000	$186	56

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-48,457
• Equity at exit: $44,920

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-38,207
• 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: 781
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,713 high
• Mortgage (P&I): −$1,580
• Tax est. 1.5%: −$377 /mo · $4,519/yr
• Insurance: −$126
• HOA: −$75
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $-14

Break-even live

Break-even rent $2,730

Max offer price $299,277

Occupancy floor 96%

Sensitivity live

Price	-10% $194	-5% $90	+0% $-14	+5% $-118	+10% $-222
Rent	-10% $-228	-5% $-121	+0% $-14	+5% $93	+10% $201
Rate	-1.0pp $138	-0.5pp $63	base $-14	+0.5pp $-92	+1.0pp $-171

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 5 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	0.37mi
14739 Sweet Water Dr Baytown, TX	4.0	2.0	1821	$2,395	$1.32	3d	1	0.50mi
5815 Littoral Rd Baytown, TX	3.0	2.0	1305	$1,845	$1.41	21d	1	1.12mi
8411 Hannah Rd Baytown, TX	4.0	2.5	2329	$2,195	$0.94	26d	1	1.27mi
8414 Liberty Sky Rd Baytown, TX	3.0	2.5	2046	$2,095	$1.02	26d	1	1.29mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 19 events

1. 2026-06-21
   days on market $315,990 Active 37 DOM
2. 2026-06-18
   price $315,990 Active 34 DOM
3. 2026-06-18
   days on market $314,990 Active 34 DOM
4. 2026-06-17
   days on market $314,990 Active 33 DOM
5. 2026-06-16
   days on market $314,990 Active 32 DOM

   Show marketing remark (987 chars)

   Experience comfort and style in the Starr plan - a thoughtfully designed single-story home offering 1,727 square feet of living space. With 4 spacious bedrooms and 2 full bathrooms, this home provides the flexibility and comfort today's families need. The open-concept living area flows seamlessly into the kitchen and dining space, creating a bright, welcoming environment perfect for daily life and entertaining. The kitchen is well-appointed for meal prep and family gatherings, while the three-sided brick exterior adds lasting charm and classic curb appeal. Every detail of this home is designed for functional, comfortable living, from spacious bedrooms to versatile living areas. Enjoy the balance of style, convenience, and space in a home built to support your everyday life. Schedule your private tour today and see everything this home has to offer! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary

6. 2026-06-15
   days on market $314,990 Active 31 DOM
7. 2026-06-13
   pricedays on market $314,990 Active 29 DOM
8. 2026-06-09
   days on market $319,990 Active 25 DOM
9. 2026-06-08
   days on market $319,990 Active 24 DOM
10. 2026-06-07
    days on market $319,990 Active 23 DOM
11. 2026-06-04
    days on market $319,990 Active 20 DOM
12. 2026-06-03
    days on market $319,990 Active 19 DOM
13. 2026-06-02
    days on market $319,990 Active 18 DOM
14. 2026-06-01
    days on market $319,990 Active 17 DOM
15. 2026-05-31
    days on market $319,990 Active 16 DOM
16. 2026-05-15
    listed $319,990 Active 872-char remark
17. 2026-05-14
    price $319,990 987-char remark

    Show marketing remark (987 chars)

    Experience comfort and style in the Starr plan - a thoughtfully designed single-story home offering 1,727 square feet of living space. With 4 spacious bedrooms and 2 full bathrooms, this home provides the flexibility and comfort today's families need. The open-concept living area flows seamlessly into the kitchen and dining space, creating a bright, welcoming environment perfect for daily life and entertaining. The kitchen is well-appointed for meal prep and family gatherings, while the three-sided brick exterior adds lasting charm and classic curb appeal. Every detail of this home is designed for functional, comfortable living, from spacious bedrooms to versatile living areas. Enjoy the balance of style, convenience, and space in a home built to support your everyday life. Schedule your private tour today and see everything this home has to offer! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary

18. 2026-03-20
    price $324,990 987-char remark

    Show marketing remark (987 chars)

    Experience comfort and style in the Starr plan - a thoughtfully designed single-story home offering 1,727 square feet of living space. With 4 spacious bedrooms and 2 full bathrooms, this home provides the flexibility and comfort today's families need. The open-concept living area flows seamlessly into the kitchen and dining space, creating a bright, welcoming environment perfect for daily life and entertaining. The kitchen is well-appointed for meal prep and family gatherings, while the three-sided brick exterior adds lasting charm and classic curb appeal. Every detail of this home is designed for functional, comfortable living, from spacious bedrooms to versatile living areas. Enjoy the balance of style, convenience, and space in a home built to support your everyday life. Schedule your private tour today and see everything this home has to offer! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary

19. 2026-02-26
    listed $340,685 Active 987-char remark

    Show marketing remark (987 chars)

    Experience comfort and style in the Starr plan - a thoughtfully designed single-story home offering 1,727 square feet of living space. With 4 spacious bedrooms and 2 full bathrooms, this home provides the flexibility and comfort today's families need. The open-concept living area flows seamlessly into the kitchen and dining space, creating a bright, welcoming environment perfect for daily life and entertaining. The kitchen is well-appointed for meal prep and family gatherings, while the three-sided brick exterior adds lasting charm and classic curb appeal. Every detail of this home is designed for functional, comfortable living, from spacious bedrooms to versatile living areas. Enjoy the balance of style, convenience, and space in a home built to support your everyday life. Schedule your private tour today and see everything this home has to offer! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary

ⓘ 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: $32,556
• − Mortgage interest: −$16,876
• − Property taxes: −$4,519
• − Insurance: −$1,506
• − Repairs & maintenance: −$2,604
• − Management: −$2,604
• − HOA: −$900
• − Depreciation: −$8,764
• Taxable loss: −$5,219
• Est. tax savings @ 24.0%: +$1,253
• After-tax cash flow: $1,087/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 · 12 photos

Excellent 95/100 None rehab

This single-story home in Cove, TX, is in excellent condition with a modern design and well-maintained exterior. It offers 4 spacious bedrooms and 2 full bathrooms, making it ideal for families. The home is move-in ready and has the potential to be further enhanced with minor updates to the exterior and bathrooms.

Value-add opportunities

• Resale Paint the exterior brick — Enhances curb appeal and can add value
• Resale Install new flooring in the bathrooms — Modernizes the bathrooms and adds value
• Both Add a smart home system — Improves convenience and adds value for both buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior brick — Enhances curb appeal and can add value ↑
• Resale Install new flooring in the bathrooms — Modernizes the bathrooms and adds value ↑
• Both Add a smart home system — Improves convenience and adds value for both buyers and renters ↑

ⓘ 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

-7.0% since first listed

7 events — show timeline

• 2026-06-16 Price Changed $316,990 Zillow
• 2026-06-11 Price Changed $314,990 Zillow
• 2026-06-11 Price Changed $314,990 HARMLS
• 2026-05-15 Listed $319,990 HARMLS
• 2026-05-14 Price Changed $319,990 Zillow
• 2026-03-20 Price Changed $324,990 Zillow
• 2026-02-26 Listed $340,685 Zillow