1117 Sycamore St · Navasota, TX 77868

$145,000

2 bd · 1.0 ba · 908 sqft · SingleFamily public records · 208 Days on market

Built 1995 Good condition 6,250 sqft lot $160/sqft · at area comps Est $152k · at est. ↓ 3% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

YOU CAN AFFORD TO BUY! If you have been searching high and low for an affordable home, look no further! This charming bungalow on a corner lot is nestled in an established Central Navasota neighborhood. Some of the updates include kitchen counters, stainless appliances, light fixtures, plumbing fixtures, double-pane windows, paint, laminate flooring, bathroom, and more. The open layout of the main areas allows the cook to visit with family or guests. Welcome visitors from a rocking chair on your covered front porch. Side entry driveway provides ample off-street parking. .. There is even room to add a garage or carport later. Don't miss the historic charm or the modern convenience of this affordable, adorable home.

Key facts

• Stainless appliances
• Light fixtures
• Kitchen counters

Tags

• CORNER LOT
• ESTABLISHED NEIGHBORHOOD
• KITCHEN COUNTERS
• STAINLESS APPLIANCES
• LIGHT FIXTURES
• PLUMBING FIXTURES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $967 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: schools F, crime F, amenities 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.
• Market conditions: 256 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $4k 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 $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.73% ✓
• Cap rate: 14.30%
• Cash-on-cash: 28.60%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

• ARV (median comp): $152,178
• List price: $145,000
• Delta: -4.72%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 Millican St	0.62mi	2/2.0	900 (-1%)	11mo	$155,000	$172	56
1215 High St	0.72mi	3/2.0 (+1)	1,020 (+12%)	1mo	$222,000	$218	36
1216 High St	0.68mi	3/2.0 (+1)	1,020 (+12%)	7mo	$222,000	$218	32
1212 Highgarden	0.67mi	3/2.0 (+1)	1,020 (+12%)	9mo	$222,000	$218	32
1115 Highgarden Dr	0.70mi	3/2.0 (+1)	1,024 (+13%)	14mo	$212,000	$207	25

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: 22.9%
• Equity multiple: 1.94×
• Total profit: $38,169
• Equity at exit: $21,620

10-year hold

• IRR: 30.9%
• Equity multiple: 3.78×
• Total profit: $112,767
• Equity at exit: $12,537

Cash invested: $40,600 (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: 256
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,509 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$194 /mo · $2,327/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $967

Break-even live

Break-even rent $1,285

Max offer price $145,000

Occupancy floor 56%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
803 E McAlpine St Navasota, TX	1.0	1.0	800	$1,000	$1.25	12d	1	0.44mi
118 Miller St Unit 1328087P Navasota, TX	2.0	1.0	904	$4,431	$4.90	5d	1	0.47mi
202 N Second St Navasota, TX	2.0	1.0	800	$1,025	$1.28	10d	1	1.29mi

Listing history 28 events

1. 2026-06-18
   days on market $145,000 Active 208 DOM
2. 2026-06-17
   days on market $145,000 Active 207 DOM
3. 2026-06-16
   days on market $145,000 Active 206 DOM
4. 2026-06-15
   days on market $145,000 Active 205 DOM
5. 2026-06-13
   days on market $145,000 Active 203 DOM
6. 2026-06-10
   status $145,000 Active 199 DOM
7. 2026-03-26
   price $145,000 723-char remark

   Show marketing remark (723 chars)

   YOU CAN AFFORD TO BUY! If you have been searching high and low for an affordable home, look no further! This charming bungalow on a corner lot is nestled in an established Central Navasota neighborhood. Some of the updates include kitchen counters, stainless appliances, light fixtures, plumbing fixtures, double-pane windows, paint, laminate flooring, bathroom, and more. The open layout of the main areas allows the cook to visit with family or guests. Welcome visitors from a rocking chair on your covered front porch. Side entry driveway provides ample off-street parking. .. There is even room to add a garage or carport later. Don't miss the historic charm or the modern convenience of this affordable, adorable home.

8. 2026-01-08
   price $155,000 723-char remark

   Show marketing remark (723 chars)

   YOU CAN AFFORD TO BUY! If you have been searching high and low for an affordable home, look no further! This charming bungalow on a corner lot is nestled in an established Central Navasota neighborhood. Some of the updates include kitchen counters, stainless appliances, light fixtures, plumbing fixtures, double-pane windows, paint, laminate flooring, bathroom, and more. The open layout of the main areas allows the cook to visit with family or guests. Welcome visitors from a rocking chair on your covered front porch. Side entry driveway provides ample off-street parking. .. There is even room to add a garage or carport later. Don't miss the historic charm or the modern convenience of this affordable, adorable home.

9. 2025-12-26
   price $159,900 723-char remark

   Show marketing remark (723 chars)

   YOU CAN AFFORD TO BUY! If you have been searching high and low for an affordable home, look no further! This charming bungalow on a corner lot is nestled in an established Central Navasota neighborhood. Some of the updates include kitchen counters, stainless appliances, light fixtures, plumbing fixtures, double-pane windows, paint, laminate flooring, bathroom, and more. The open layout of the main areas allows the cook to visit with family or guests. Welcome visitors from a rocking chair on your covered front porch. Side entry driveway provides ample off-street parking. .. There is even room to add a garage or carport later. Don't miss the historic charm or the modern convenience of this affordable, adorable home.

10. 2025-11-10
    listed $164,900 Active 723-char remark

    Show marketing remark (723 chars)

    YOU CAN AFFORD TO BUY! If you have been searching high and low for an affordable home, look no further! This charming bungalow on a corner lot is nestled in an established Central Navasota neighborhood. Some of the updates include kitchen counters, stainless appliances, light fixtures, plumbing fixtures, double-pane windows, paint, laminate flooring, bathroom, and more. The open layout of the main areas allows the cook to visit with family or guests. Welcome visitors from a rocking chair on your covered front porch. Side entry driveway provides ample off-street parking. .. There is even room to add a garage or carport later. Don't miss the historic charm or the modern convenience of this affordable, adorable home.

11. 2025-05-08
    listed $160,000 Active
12. 2024-10-21
    historical $1,600
13. 2024-10-20
    historical
14. 2024-10-04
    historical $1,600
15. 2024-10-04
    listed $1,600
16. 2024-10-03
    listed $161,500 Active
17. 2024-09-21
    listed $1,600
18. 2024-09-20
    listed $161,500 Active
19. 2024-09-09
    historical
20. 2024-08-09
    listed $161,500 Active
21. 2024-08-08
    price $161,500
22. 2024-04-09
    status Active
23. 2024-04-03
    status Pending
24. 2023-11-20
    listed $172,000 Active
25. 2022-06-21
    soldstatus
26. 2022-06-21
    soldstatus
27. 2022-06-17
    soldstatus
28. 2022-04-08
    listed $149,000

ⓘ 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: $2,327 · $194/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$326/yr (+$27/mo · 14.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $30,110
• − Mortgage interest: −$8,122
• − Property taxes: −$2,327
• − Insurance: −$725
• − Repairs & maintenance: −$2,409
• − Management: −$2,409
• − Depreciation: −$4,218
• Taxable income: $9,900
• Est. tax owed @ 24.0%: −$2,376
• After-tax cash flow: $9,234/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

Good 80/100 Cosmetic rehab

This charming bungalow is in good condition with recent updates, making it an attractive option for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — fresh paint improves appearance and value
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — fresh paint improves appearance and value ↑
• Both landscaping — enhances curb appeal and adds 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

-2.7% since first listed

22 events — show timeline

• 2026-03-26 Price Changed $145,000 BCSRMLS
• 2026-01-08 Price Changed $155,000 BCSRMLS
• 2025-12-26 Price Changed $159,900 BCSRMLS
• 2025-11-10 Listed $164,900 BCSRMLS
• 2025-05-08 Listed $160,000 BCSRMLS
• 2024-10-21 Rental Removed $1,600 HARMLS
• 2024-10-20 Listing Removed — HARMLS
• 2024-10-04 Rental Removed $1,600 BCSRMLS
• 2024-10-04 Listed for Rent $1,600 HARMLS
• 2024-10-03 Listed $161,500 HARMLS
• 2024-09-21 Listed for Rent $1,600 BCSRMLS
• 2024-09-20 Listed $161,500 BCSRMLS
• 2024-09-09 Listing Removed — HARMLS
• 2024-08-09 Listed $161,500 HARMLS
• 2024-08-08 Price Changed $161,500 BCSRMLS
• 2024-04-09 Relisted — BCSRMLS
• 2024-04-03 Pending — BCSRMLS
• 2023-11-20 Listed $172,000 BCSRMLS
• 2022-06-21 Sold (Public Records) — Public Records
• 2022-06-21 Sold (Public Records) — Public Records
• 2022-06-17 Sold (MLS) — BCSRMLS
• 2022-04-08 Listed $149,000 BCSRMLS

Property tax history

+15.0%/yr

Latest (2025): $2,327 · +1.8% YoY. Source: county tax records.