1800 Sanford St · Navasota, TX 77868

$179,900

3 bd · 2.0 ba · 1,175 sqft · SingleFamily public records · 87 Days on market

Built 2024 5,100 sqft lot $153/sqft · 10% below area Est $199k · 10% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +11.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You won't find another house like this at this price. Beautifully remodeled 3-bedroom, 2-bath home rebuilt from the ground up in 2024. Feels like brand new construction. Features granite countertops, new appliances, new electrical and plumbing, a 2-year-old AC system and roof. You won't have any issues with this newly remodeled home. Fully fenced with a front gate, located in Navasota, an up-and-coming area experiencing steady growth and strong housing demand. Get the best of both worlds, close to everything but you're country living. Come see it today!

Key facts

• 2 year old ac system
• New plumbing
• New appliances

Tags

• REMODELED HOME
• GRANITE COUNTERTOPS
• NEW APPLIANCES
• NEW ELECTRICAL
• NEW PLUMBING
• 2 YEAR OLD AC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $824 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 3.9% in Navasota — 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 63/100 on livability (#852 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Navasota ISD (town): math 31% / reading 31% proficiency, ranked #600 of 826 in TX (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John C Webb El (math 34% / reading 28%, grade F, #2,429 of 4,322 statewide, top 57%, 597 students, 80% FRL); Navasota J H (math 26% / reading 30%, grade F, #1,143 of 1,662 statewide, top 69%, 664 students, 82% FRL); Navasota H S (math 34% / reading 32%, grade F, #1,023 of 1,632 statewide, top 63%, 884 students, 73% FRL).
• Market conditions: 261 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 110 units permitted in Grimes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Grimes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $33k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
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: 1.50% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.62%
• DSCR: 1.87
• GRM: 5.6

CMA / ARV

• ARV (median comp): $198,963
• List price: $179,900
• Delta: -7.07%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
403 Montgomery	0.48mi	3/2.0	1,311 (+12%)	11mo	$220,900	$168	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.46×
• Total profit: $23,388
• Equity at exit: $26,824

10-year hold

• IRR: 20.7%
• Equity multiple: 2.75×
• Total profit: $88,241
• Equity at exit: $15,554

Cash invested: $50,372 (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 77868

• Home prices YoY: -20.1%
• Active inventory: 261
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,697 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$288 /mo · $3,462/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $824

Break-even live

Break-even rent $1,654

Max offer price $179,900

Occupancy floor 64%

Sensitivity live

Price	-10% $926	-5% $875	+0% $824	+5% $773	+10% $722
Rent	-10% $611	-5% $717	+0% $824	+5% $930	+10% $1,037
Rate	-1.0pp $914	-0.5pp $869	base $824	+0.5pp $777	+1.0pp $730

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 Mockingbird St Navasota, TX	3.0	2.0	1276	$1,850	$1.45	45d	1	1.32mi
118 Miller St Unit 1328087P Navasota, TX	2.0	1.0	904	$3,765	$4.16	0d	1	1.39mi

Listing history 34 events

1. 2026-06-21
   pricedays on market $179,900 Active 87 DOM
2. 2026-06-18
   days on market $184,900 Active 84 DOM
3. 2026-06-17
   days on market $184,900 Active 83 DOM
4. 2026-06-16
   days on market $184,900 Active 82 DOM
5. 2026-06-15
   days on market $184,900 Active 81 DOM
6. 2026-06-13
   days on market $184,900 Active 79 DOM
7. 2026-06-09
   days on market $184,900 Active 75 DOM
8. 2026-06-08
   days on market $184,900 Active 74 DOM
9. 2026-06-07
   days on market $184,900 Active 73 DOM
10. 2026-06-04
    days on market $184,900 Active 70 DOM
11. 2026-06-03
    days on market $184,900 Active 69 DOM
12. 2026-06-02
    days on market $184,900 Active 68 DOM
13. 2026-06-01
    days on market $184,900 Active 67 DOM
14. 2026-05-31
    days on market $184,900 Active 66 DOM
15. 2026-05-16
    price $189,500 565-char remark

    Show marketing remark (565 chars)

    You won't find another house like this at this price. Beautifully remodeled 3-bedroom, 2-bath home rebuilt from the ground up in 2024. Feels like brand new construction. Features granite countertops, new appliances, new electrical and plumbing, a 2-year-old AC system and roof. You won't have any issues with this newly remodeled home. Fully fenced with a front gate, located in Navasota, an up-and-coming area experiencing steady growth and strong housing demand. Get the best of both worlds, close to everything but you're country living. Come see it today!

16. 2026-05-01
    price $194,500 565-char remark

    Show marketing remark (565 chars)

    You won't find another house like this at this price. Beautifully remodeled 3-bedroom, 2-bath home rebuilt from the ground up in 2024. Feels like brand new construction. Features granite countertops, new appliances, new electrical and plumbing, a 2-year-old AC system and roof. You won't have any issues with this newly remodeled home. Fully fenced with a front gate, located in Navasota, an up-and-coming area experiencing steady growth and strong housing demand. Get the best of both worlds, close to everything but you're country living. Come see it today!

17. 2026-04-14
    price $199,900 565-char remark

    Show marketing remark (565 chars)

    You won't find another house like this at this price. Beautifully remodeled 3-bedroom, 2-bath home rebuilt from the ground up in 2024. Feels like brand new construction. Features granite countertops, new appliances, new electrical and plumbing, a 2-year-old AC system and roof. You won't have any issues with this newly remodeled home. Fully fenced with a front gate, located in Navasota, an up-and-coming area experiencing steady growth and strong housing demand. Get the best of both worlds, close to everything but you're country living. Come see it today!

18. 2026-04-02
    price $204,900 565-char remark

    Show marketing remark (565 chars)

    You won't find another house like this at this price. Beautifully remodeled 3-bedroom, 2-bath home rebuilt from the ground up in 2024. Feels like brand new construction. Features granite countertops, new appliances, new electrical and plumbing, a 2-year-old AC system and roof. You won't have any issues with this newly remodeled home. Fully fenced with a front gate, located in Navasota, an up-and-coming area experiencing steady growth and strong housing demand. Get the best of both worlds, close to everything but you're country living. Come see it today!

19. 2026-03-26
    listed $212,500 Active 565-char remark

    Show marketing remark (565 chars)

    You won't find another house like this at this price. Beautifully remodeled 3-bedroom, 2-bath home rebuilt from the ground up in 2024. Feels like brand new construction. Features granite countertops, new appliances, new electrical and plumbing, a 2-year-old AC system and roof. You won't have any issues with this newly remodeled home. Fully fenced with a front gate, located in Navasota, an up-and-coming area experiencing steady growth and strong housing demand. Get the best of both worlds, close to everything but you're country living. Come see it today!

20. 2024-07-11
    soldstatus
21. 2024-07-10
    soldstatus Closed 632-char remark

    Show marketing remark (632 chars)

    Welcome to your future dream home! This charming property nestled in a neighborhood just minutes from Hwy 6 and Hwy 105. It offers the perfect blend of comfort and style. Boasting 3 bedrooms and 2 bathrooms, this meticulously remodeled home features an open floor plan with large new windows throughout . The spacious kitchen is equipped with modern appliances and ample counter space made of quartz. This property offers the ideal combination of convenience and serenity. Don't miss out on the opportunity to make this house your forever home. Schedule a showing today and start envisioning your life in this wonderful community.

22. 2024-05-23
    status Pending 632-char remark

    Show marketing remark (632 chars)

    Welcome to your future dream home! This charming property nestled in a neighborhood just minutes from Hwy 6 and Hwy 105. It offers the perfect blend of comfort and style. Boasting 3 bedrooms and 2 bathrooms, this meticulously remodeled home features an open floor plan with large new windows throughout . The spacious kitchen is equipped with modern appliances and ample counter space made of quartz. This property offers the ideal combination of convenience and serenity. Don't miss out on the opportunity to make this house your forever home. Schedule a showing today and start envisioning your life in this wonderful community.

23. 2024-05-23
    historical Active Under Contract 632-char remark

    Show marketing remark (632 chars)

    Welcome to your future dream home! This charming property nestled in a neighborhood just minutes from Hwy 6 and Hwy 105. It offers the perfect blend of comfort and style. Boasting 3 bedrooms and 2 bathrooms, this meticulously remodeled home features an open floor plan with large new windows throughout . The spacious kitchen is equipped with modern appliances and ample counter space made of quartz. This property offers the ideal combination of convenience and serenity. Don't miss out on the opportunity to make this house your forever home. Schedule a showing today and start envisioning your life in this wonderful community.

24. 2024-05-15
    listed $189,777 Active 632-char remark

    Show marketing remark (632 chars)

    Welcome to your future dream home! This charming property nestled in a neighborhood just minutes from Hwy 6 and Hwy 105. It offers the perfect blend of comfort and style. Boasting 3 bedrooms and 2 bathrooms, this meticulously remodeled home features an open floor plan with large new windows throughout . The spacious kitchen is equipped with modern appliances and ample counter space made of quartz. This property offers the ideal combination of convenience and serenity. Don't miss out on the opportunity to make this house your forever home. Schedule a showing today and start envisioning your life in this wonderful community.

25. 2023-07-20
    soldstatus Sold
26. 2023-07-20
    soldstatus
27. 2023-07-18
    soldstatus
28. 2023-07-03
    status Pending
29. 2023-06-28
    status Option Pending
30. 2023-06-21
    price $25,500
31. 2023-06-19
    price $29,500
32. 2023-06-13
    price $35,000
33. 2023-06-06
    listed $60,000 Active
34. 2012-02-01
    soldstatus

ⓘ 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: $3,462 · $288/mo
• Projected year-2 tax: $3,462 · $288/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,363
• − Mortgage interest: −$10,077
• − Property taxes: −$3,462
• − Insurance: −$900
• − Repairs & maintenance: −$2,589
• − Management: −$2,589
• − Depreciation: −$5,233
• Taxable income: $7,513
• Est. tax owed @ 24.0%: −$1,803
• After-tax cash flow: $8,081/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: Navasota ISD
• NCES district ID: 4832190
• Math proficiency: 31% ▲ 1.00%
• Reading proficiency: 31% ▲ 1.00%
• Median HH income: $44,326
• Composite: 26.5/100
• National rank: #7205
• State rank: #600 of 826 in TX

Livability — Navasota

• Score: 63/100
• State rank: #852
• US rank: #15344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Navasota, TX
• Population (ZIP): 18,863

Population outlook (Grimes County) Hauer SSP2

• Today (2025): 28,910 people
• By 2030: 29,539 · +2.2%
• By 2040: 30,648 · +6.0%
• By 2050: 31,698 · +9.6%
• By 2075: 34,351 · +18.8%
• By 2100: 33,565 · +16.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 44% Hispanic / Latino 33% Two or more races 18% Black 17%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 71% English-only · Spanish 27% Russian/Polish/Slavic 1%

Political lean MEDSL · Grimes

• 2024 margin: Solid R (+60.3) · D 19.5% · R 79.7%
• 2008→2024 swing: -25.9pp toward R · 2008: -34.3pp · 2024: -60.3pp
• All cycles: 2024: R+60.3 2020: R+53.2 2016: R+51.1 2012: R+44.2 2008: R+34.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.02%
• Current HPI: 206.7894
• Rent YoY: —
• Metro: —
• 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

+215.8% since first listed

20 events — show timeline

• 2026-05-16 Price Changed $189,500 HARMLS
• 2026-05-01 Price Changed $194,500 HARMLS
• 2026-04-14 Price Changed $199,900 HARMLS
• 2026-04-02 Price Changed $204,900 HARMLS
• 2026-03-26 Listed $212,500 HARMLS
• 2024-07-11 Sold (Public Records) — Public Records
• 2024-07-10 Sold (MLS) — BCSRMLS
• 2024-05-23 Pending — BCSRMLS
• 2024-05-23 Contingent — BCSRMLS
• 2024-05-15 Listed $189,777 BCSRMLS
• 2023-07-20 Sold (Public Records) — Public Records
• 2023-07-20 Sold (MLS) — HARMLS
• 2023-07-18 Sold (Public Records) — Public Records
• 2023-07-03 Pending — HARMLS
• 2023-06-28 Pending — HARMLS
• 2023-06-21 Price Changed $25,500 HARMLS
• 2023-06-19 Price Changed $29,500 HARMLS
• 2023-06-13 Price Changed $35,000 HARMLS
• 2023-06-06 Listed $60,000 HARMLS
• 2012-02-01 Sold (Public Records) — Public Records

Property tax history

+24.2%/yr

Latest (2025): $3,462 · +534.7% YoY. Source: county tax records.