706 Universal St · Navasota, TX 77868

$660,900

9 bd · 7.5 ba · 4,635 sqft · MultiFamily · 82 Days on market

Built 2026 Excellent condition 10,000 sqft lot

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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 +13.9/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

New construction triplex in Navasota offering a modern, turn-key multifamily investment opportunity w/strong rental potential in one of the Brazos Valley’s most up-and-coming destinations. Each of the three units features 3 bedrooms, 2.5 bathrooms, open-concept living, granite countertops, stainless and black appliances, and luxury vinyl plank flooring. Each unit includes washer/dryer connections, private entry, fenced backyard & one-car garage—enhancing tenant appeal and long-term occupancy. Situated on a spacious lot w/no back neighbors, this income-producing property offers added privacy and open views. Minutes from Navasota’s revitalized downtown w/restaurants, boutiques, coffee shops & live music. Convenient to Texas A&M, Blinn College & Prairie View A&M—ideal for student housing, workforce housing, Airbnb or short-term rental use. Rare opportunity to invest in a high-growth market w/long-term appreciation potential.

Key facts

• Granite countertops
• Open-concept living
• 0.23 acre lot

Tags

• MODERN MULTIFAMILY INVESTMENT
• STRONG RENTAL POTENTIAL
• OPEN-CONCEPT LIVING
• GRANITE COUNTERTOPS
• STAINLESS AND BLACK APPLIANCES
• LUXURY VINYL PLANK FLOORING

What this means for you Summary

Snapshot

• This is a 3 × 3.0-bed/2.5-bath units multifamily listed at $661k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $73 ($878/yr) — positive. Per door: $24/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $587k (11.1% below list).
• Recommended offer: $587k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.8% 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; 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 $5k of loan paydown is wiped out by about $20k 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.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($621k) is reasonable based on typical stale-listing flexibility.

Recommended offer $587,400 (11.1% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-102,348
• Equity at exit: $98,542

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-82,765
• Equity at exit: $57,143

Cash invested: $185,052 (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: 28.1×

Monthly cashflow live

• Estimated rent: $5,874 medium
• Mortgage (P&I): −$3,466
• Tax est. 1.5%: −$826 /mo · $9,914/yr
• Insurance: −$275
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,234
• Net cashflow: $73

Break-even live

Break-even rent $5,781

Max offer price $660,900

Occupancy floor 94%

Sensitivity live

Price	-10% $530	-5% $301	+0% $73	+5% $-155	+10% $-384
Rent	-10% $-391	-5% $-159	+0% $73	+5% $305	+10% $537
Rate	-1.0pp $406	-0.5pp $241	base $73	+0.5pp $-98	+1.0pp $-272

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3.0	2.5	$5,874
Total (3 units)			$5,874

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: $165,225
• Closing costs: $19,827
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $660,900 Active 82 DOM
2. 2026-06-18
   days on market $660,900 Active 79 DOM
3. 2026-06-17
   days on market $660,900 Active 78 DOM
4. 2026-06-16
   days on market $660,900 Active 77 DOM
5. 2026-06-15
   days on market $660,900 Active 76 DOM
6. 2026-06-13
   days on market $660,900 Active 74 DOM
7. 2026-06-09
   days on market $660,900 Active 70 DOM
8. 2026-06-08
   days on market $660,900 Active 69 DOM
9. 2026-06-07
   days on market $660,900 Active 68 DOM
10. 2026-06-04
    days on market $660,900 Active 65 DOM
11. 2026-06-03
    days on market $660,900 Active 64 DOM
12. 2026-06-02
    days on market $660,900 Active 63 DOM
13. 2026-06-01
    days on market $660,900 Active 62 DOM
14. 2026-05-31
    days on market $660,900 Active 61 DOM
15. 2026-03-31
    listed $660,900 Active 979-char remark

    Show marketing remark (979 chars)

    New construction triplex in Navasota offering a modern, turn-key multifamily investment opportunity w/strong rental potential in one of the Brazos Valley’s most up-and-coming destinations. Each of the three units features 3 bedrooms, 2.5 bathrooms, open-concept living, granite countertops, stainless and black appliances, and luxury vinyl plank flooring. Each unit includes washer/dryer connections, private entry, fenced backyard & one-car garage—enhancing tenant appeal and long-term occupancy. Situated on a spacious lot w/no back neighbors, this income-producing property offers added privacy and open views. Minutes from Navasota’s revitalized downtown w/restaurants, boutiques, coffee shops & live music. Convenient to Texas A&M, Blinn College & Prairie View A&M—ideal for student housing, workforce housing, Airbnb or short-term rental use. Rare opportunity to invest in a high-growth market w/long-term appreciation potential.

ⓘ 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: $70,488
• − Mortgage interest: −$37,021
• − Property taxes: −$9,914
• − Insurance: −$3,304
• − Repairs & maintenance: −$5,639
• − Management: −$5,639
• − Depreciation: −$19,226
• Taxable loss: −$10,255
• Est. tax savings @ 24.0%: +$2,461
• After-tax cash flow: $3,339/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 · 13 photos

Excellent 100/100 None rehab

This newly constructed triplex is in excellent condition with no visible repairs or maintenance needed. It offers a modern, turn-key multifamily investment opportunity with strong rental potential.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters.
• Both Landscaping improvements — Well-maintained landscaping can improve the overall appearance and increase the property's value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve the overall appearance and increase the property's value. ↑

ⓘ 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: 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

1 event — show timeline

• 2026-03-31 Listed $660,900 HARMLS