6719 Camila St · Cove, TX 77523

$322,170

4 bd · 2.5 ba · 2,466 sqft · SingleFamily · 23 Days on market

Built 2026 Excellent condition 7,500 sqft lot $75/mo HOA · 3% of rent ↓ 8% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Schools +6.2/10.0
• Condition / age +4.8/5.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• 1% rule +2.0/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Modern comfort at Windcress—a vibrant community where exceptional living meets unbeatable value. Step inside open-concept homes with versatile floor plans designed for today’s lifestyle, and step outside to enjoy state-of-the-art amenities you won’t find anywhere else in the area: a sparkling resort-style pool, tot lot, putting green, pickleball courts, and so much more! Perfectly located near Mont Belvieu, Windcress is zoned to the top-rated Barbers Hill ISD and offers quick access to I-10 and FM 146. More than just a neighborhood, Windcress is your next adventure—where city convenience meets the true charm of home.

Key facts

• Tot lot
• Pickleball courts
• Open-concept homes

Tags

• OPEN-CONCEPT HOMES
• VERSATILE FLOOR PLANS
• RESORT-STYLE POOL
• TOT LOT
• PUTTING GREEN
• PICKLEBALL COURTS

🏗️ New construction. The $322,170 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $384,696.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $322k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-596 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (16.0% below list).
• Recommended offer: $271k (16.0% 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 $3k of loan paydown is wiped out by about $12k 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 23 days — a 2% lower offer ($317k) is reasonable based on typical stale-listing flexibility.

Recommended offer $270,542 (16.0% 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. 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: 0.70% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.64%
• DSCR: 0.70
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $384,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6735 Camila St	0.05mi	4/2.5	2,466 (0%)	2mo	$314,990	$128	96
6711 Alejandro Pl	0.12mi	4/2.5	2,530 (+3%)	1mo	$379,990	$150	89
427 Ruby Ford Dr	0.04mi	4/2.5	2,285 (-7%)	2mo	$319,990	$140	85
6739 Camila St	0.06mi	4/2.5	2,285 (-7%)	2mo	$314,990	$138	84
523 Louis Ln	0.10mi	4/2.5	2,218 (-10%)	6mo	$299,990	$135	73
7118 Thomas James Ct	0.41mi	4/2.5	2,218 (-10%)	1mo	$326,130	$147	63
1806 Parker Place Dr	0.41mi	4/3.0	2,298 (-7%)	6mo	$579,999	$252	62
1903 Lafayette Ln	0.70mi	4/2.5	2,468 (+0%)	7mo	$449,800	$182	61
1914 Lafayette Ln	0.68mi	4/2.5	2,514 (+2%)	6mo	$439,000	$175	60
1911 Lafayette Ln	0.71mi	4/3.0	2,254 (-9%)	6mo	$429,999	$191	45
8419 Rio Spring Dr	0.72mi	4/3.0	2,180 (-12%)	4mo	$339,340	$156	42
1815 Magnolia Bnd	0.71mi	3/2.5 (-1)	2,100 (-15%)	0mo	$410,000	$195	37

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: -27.3%
• Equity multiple: 0.08×
• Total profit: $-99,079
• Equity at exit: $57,359

10-year hold

• IRR: -23.7%
• Equity multiple: -0.21×
• Total profit: $-130,072
• Equity at exit: $33,261

Cash invested: $107,715 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,705 medium
• Mortgage (P&I): −$2,017
• Tax est. 1.5%: −$481 /mo · $5,770/yr
• Insurance: −$160
• HOA: −$75
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $-596

Break-even live

Break-even rent $3,460

Max offer price $298,415

Occupancy floor —

Sensitivity live

Price	-10% $-330	-5% $-463	+0% $-596	+5% $-729	+10% $-862
Rent	-10% $-810	-5% $-703	+0% $-596	+5% $-489	+10% $-383
Rate	-1.0pp $-403	-0.5pp $-498	base $-596	+0.5pp $-696	+1.0pp $-797

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: $96,174
• Closing costs: $11,541
• 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	0.57mi
14739 Sweet Water Dr Baytown, TX	4.0	2.0	1821	$2,395	$1.32	3d	1	0.64mi
8411 Hannah Rd Baytown, TX	4.0	2.5	2329	$2,195	$0.94	26d	1	1.22mi
8414 Liberty Sky Rd Baytown, TX	3.0	2.5	2046	$2,095	$1.02	26d	1	1.24mi

HOA detail

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

Listing history 4 events

1. 2026-04-17
   status Pending
2. 2026-04-08
   price $322,170
3. 2026-03-28
   price $319,270
4. 2026-03-25
   listed $349,250 Active

ⓘ 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: $32,465
• − Mortgage interest: −$21,549
• − Property taxes: −$5,770
• − Insurance: −$1,923
• − Repairs & maintenance: −$2,597
• − Management: −$2,597
• − HOA: −$900
• − Depreciation: −$11,191
• Taxable loss: −$14,063
• Est. tax savings @ 24.0%: +$3,375
• After-tax cash flow: $-3,780/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 · 8 photos

Excellent 95/100 None rehab

This modern single-family home in Windcress is in excellent condition with a well-maintained exterior and interior. It offers a great location and state-of-the-art amenities, making it an attractive investment.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters.
• Both Landscaping improvements — Enhancing the landscaping can improve the curb appeal and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve the curb appeal and add value to the property. ↑

ⓘ 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

-7.8% since first listed

4 events — show timeline

• 2026-04-17 Pending — HARMLS
• 2026-04-08 Price Changed $322,170 HARMLS
• 2026-03-28 Price Changed $319,270 HARMLS
• 2026-03-25 Listed $349,250 HARMLS