8006 Distant Harbor Rd · Cove, TX 77523

$259,000

3 bd · 2.0 ba · 1,782 sqft · SingleFamily public records · 15 Days on market

Built 2018 10,802 sqft lot $145/sqft · 9% above area Est $237k · 9% over $29/mo HOA · 1% 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 +13.1/30.0
• Schools +6.2/10.0
• 1% rule +4.1/10.0
• DSCR +3.9/10.0
• Rent growth +3.4/5.0
• ARV discount +3.3/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious foreclosure home with great potential and room to make it your own! Enjoy the oversized backyard—perfect for entertaining, gardening, or weekend BBQs. Step inside to a large living room with soaring ceilings offering plenty of natural light. The primary bedroom features French doors leading to the backyard, creating a peaceful retreat. An additional flex room with French doors can serve as a game room, playroom, or home office. Some repairs are needed, but with a little TLC, this property can truly shine.

Key facts

• Additional room
• Single-story home
• Newly remodeled

Tags

• SINGLE-STORY HOME
• ADDITIONAL ROOM
• NEWLY REMODELED
• OPEN MAIN LIVING AREA
• BARBERS HILL SCHOOL DISTRICT

Property features AI

Finance

• Other: Association membership required
• HOA & community: Houston Community Management; Annual association fee of $350

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces west; Built in 2018; Entry on slab foundation
• Construction: Cement siding; Composition roof; Slab foundation; Built in 2018
• Exterior features: Subdivision lot; Lot about 0.25 acres

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Disposal; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: 5 total rooms; Disposal; Microwave
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-8 ($-99/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (9.2% below list).
• Recommended offer: $235k (9.2% 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); 783 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 27d 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 $8k 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 15 days — a 2% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask is 11411% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,184 (9.2% 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: 0.91% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 9.2

CMA / ARV

• ARV (median comp): $236,681
• List price: $259,000
• Delta: 13.66%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5947 Snapping Turtle Rd	0.30mi	3/2.5	1,873 (+5%)	3mo	$245,000	$131	73
5818 Rainbow Rd	0.21mi	3/2.5	1,873 (+5%)	12mo	$262,000	$140	70
5527 Snapping Turtle Rd	0.07mi	3/2.5	2,042 (+15%)	2mo	$249,000	$122	69
5027 Cotton Creek Dr	0.39mi	4/2.0 (+1)	1,775 (-0%)	12mo	$299,999	$169	66
8215 Montego Bay Dr	0.72mi	3/2.0	1,774 (-0%)	1mo	$329,000	$185	65
8234 Starfish Rd	0.46mi	3/2.5	1,892 (+6%)	8mo	$269,900	$143	60
8402 Piping Rock St	0.45mi	4/2.0 (+1)	1,931 (+8%)	3mo	$319,900	$166	57
5131 Creekside Ave	0.50mi	3/2.0	1,610 (-10%)	7mo	$280,000	$174	55
14242 Medina Dr	0.65mi	3/2.0	1,951 (+10%)	4mo	$335,000	$172	51
5018 Wimberly Ln	0.45mi	4/2.0 (+1)	1,990 (+12%)	12mo	$300,000	$151	44
14503 Sweet Water Dr	0.72mi	3/2.0	1,516 (-15%)	3mo	$280,000	$185	39
106 Comal Dr	0.66mi	3/2.0	2,006 (+13%)	11mo	$355,000	$177	39

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-41,415
• Equity at exit: $38,618

10-year hold

• IRR: -6.8%
• Equity multiple: 0.55×
• Total profit: $-32,276
• Equity at exit: $22,394

Cash invested: $72,520 (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: 783
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,352 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$371 /mo · $4,453/yr
• Insurance: −$108
• HOA: −$29
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-8

Break-even live

Break-even rent $2,362

Max offer price $257,541

Occupancy floor 95%

Sensitivity live

Price	-10% $138	-5% $65	+0% $-8	+5% $-82	+10% $-155
Rent	-10% $-194	-5% $-101	+0% $-8	+5% $85	+10% $178
Rate	-1.0pp $122	-0.5pp $58	base $-8	+0.5pp $-75	+1.0pp $-144

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8414 Liberty Sky Rd Baytown, TX	3.0	2.5	2046	$2,095	$1.02	26d	1	0.24mi
8411 Hannah Rd Baytown, TX	4.0	2.5	2329	$2,195	$0.94	26d	1	0.25mi
5815 Littoral Rd Baytown, TX	3.0	2.0	1305	$1,845	$1.41	22d	1	0.35mi
5006 Creekside Ave Baytown, TX	3.0	2.0	1553	$2,081	$1.34	26d	1	0.59mi
4814 Emerald Bay Cir Baytown, TX	4.0	2.0	1666	$2,191	$1.32	24d	1	0.69mi
14739 Sweet Water Dr Baytown, TX	4.0	2.0	1821	$2,395	$1.32	3d	1	1.07mi
14930 Spring Forest Ln Baytown, TX	4.0	2.0	1829	$2,750	$1.50	46d	1	1.29mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 30 events

1. 2026-06-21
   days on market $259,000 Active 15 DOM
2. 2026-06-18
   days on market $259,000 Active 12 DOM
3. 2026-06-17
   days on market $259,000 Active 11 DOM
4. 2026-06-16
   days on market $259,000 Active 10 DOM
5. 2026-06-15
   days on market $259,000 Active 9 DOM
6. 2026-06-13
   days on market $259,000 Active 7 DOM
7. 2026-06-09
   days on market $259,000 Active 3 DOM
8. 2026-06-08
   days on market $259,000 Active 2 DOM
9. 2026-06-07
   pricedays on marketlisting id $259,000 Active 1 DOM
10. 2026-06-04
    days on market $269,000 Active 92 DOM
11. 2026-06-03
    days on market $269,000 Active 91 DOM
12. 2026-06-02
    days on market $269,000 Active 90 DOM
13. 2026-06-01
    days on market $269,000 Active 89 DOM
14. 2026-05-31
    days on market $269,000 Active 88 DOM
15. 2026-04-16
    price $269,000 428-char remark
16. 2026-03-04
    listed $274,900 Active 428-char remark
17. 2026-01-23
    soldstatus Closed 525-char remark

    Show marketing remark (525 chars)

    Spacious foreclosure home with great potential and room to make it your own! Enjoy the oversized backyard—perfect for entertaining, gardening, or weekend BBQs. Step inside to a large living room with soaring ceilings offering plenty of natural light. The primary bedroom features French doors leading to the backyard, creating a peaceful retreat. An additional flex room with French doors can serve as a game room, playroom, or home office. Some repairs are needed, but with a little TLC, this property can truly shine.

18. 2025-12-20
    status Pending 525-char remark

    Show marketing remark (525 chars)

    Spacious foreclosure home with great potential and room to make it your own! Enjoy the oversized backyard—perfect for entertaining, gardening, or weekend BBQs. Step inside to a large living room with soaring ceilings offering plenty of natural light. The primary bedroom features French doors leading to the backyard, creating a peaceful retreat. An additional flex room with French doors can serve as a game room, playroom, or home office. Some repairs are needed, but with a little TLC, this property can truly shine.

19. 2025-12-11
    status Pending 525-char remark

    Show marketing remark (525 chars)

    Spacious foreclosure home with great potential and room to make it your own! Enjoy the oversized backyard—perfect for entertaining, gardening, or weekend BBQs. Step inside to a large living room with soaring ceilings offering plenty of natural light. The primary bedroom features French doors leading to the backyard, creating a peaceful retreat. An additional flex room with French doors can serve as a game room, playroom, or home office. Some repairs are needed, but with a little TLC, this property can truly shine.

20. 2025-12-03
    price $189,900 525-char remark

    Show marketing remark (525 chars)

    Spacious foreclosure home with great potential and room to make it your own! Enjoy the oversized backyard—perfect for entertaining, gardening, or weekend BBQs. Step inside to a large living room with soaring ceilings offering plenty of natural light. The primary bedroom features French doors leading to the backyard, creating a peaceful retreat. An additional flex room with French doors can serve as a game room, playroom, or home office. Some repairs are needed, but with a little TLC, this property can truly shine.

21. 2025-10-11
    listed $203,500 Active 525-char remark

    Show marketing remark (525 chars)

    Spacious foreclosure home with great potential and room to make it your own! Enjoy the oversized backyard—perfect for entertaining, gardening, or weekend BBQs. Step inside to a large living room with soaring ceilings offering plenty of natural light. The primary bedroom features French doors leading to the backyard, creating a peaceful retreat. An additional flex room with French doors can serve as a game room, playroom, or home office. Some repairs are needed, but with a little TLC, this property can truly shine.

22. 2022-08-22
    soldstatus Sold
23. 2022-08-22
    soldstatus
24. 2022-07-22
    status Pending
25. 2022-07-15
    status Option Pending
26. 2022-07-13
    price $269,900
27. 2022-06-24
    listed $275,000 Active
28. 2018-12-05
    soldstatus Sold
29. 2018-10-01
    status Pending
30. 2018-09-07
    listed $199,900 Active

ⓘ 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: $4,453 · $371/mo
• Projected year-2 tax: $4,740 · $395/mo
• Expected delta: +$287/yr (+$24/mo · 6.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥111°F today · 26 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: $28,222
• − Mortgage interest: −$14,508
• − Property taxes: −$4,453
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,258
• − Management: −$2,258
• − HOA: −$348
• − Depreciation: −$7,535
• Taxable loss: −$4,432
• Est. tax savings @ 24.0%: +$1,064
• After-tax cash flow: $965/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: 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

-98.9% since first listed

19 events — show timeline

• 2026-06-07 Listed for Rent $2,250 HARMLS
• 2026-06-06 Listing Removed — HARMLS
• 2026-06-06 Listed $259,000 HARMLS
• 2026-04-16 Price Changed $269,000 HARMLS
• 2026-03-04 Listed $274,900 HARMLS
• 2026-01-23 Sold (MLS) — HARMLS
• 2025-12-20 Pending — HARMLS
• 2025-12-11 Pending — HARMLS
• 2025-12-03 Price Changed $189,900 HARMLS
• 2025-10-11 Listed $203,500 HARMLS
• 2022-08-22 Sold (Public Records) — Public Records
• 2022-08-22 Sold (MLS) — HARMLS
• 2022-07-22 Pending — HARMLS
• 2022-07-15 Pending — HARMLS
• 2022-07-13 Price Changed $269,900 HARMLS
• 2022-06-24 Listed $275,000 HARMLS
• 2018-12-05 Sold (MLS) — HARMLS
• 2018-10-01 Pending — HARMLS
• 2018-09-07 Listed $199,900 HARMLS

Property tax history

+4.8%/yr

Latest (2025): $4,453 · -0.4% YoY. Source: county tax records.