24470 Country Club Dr · Point Blank, TX 77320

$95,000

3 bd · 2.0 ba · 1,206 sqft · SingleFamily public records · 121 Days on market

Built 1978 1,956 sqft lot $79/sqft · 17% below area Est $115k · 17% under $160/mo HOA · 10% of rent

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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 +28.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.2/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This charming end-unit townhome offers a functional layout with a primary bedroom and ensuite bath on the main level, plus two additional bedrooms and a full bath upstairs. Enjoy low-maintenance living with an HOA that includes yard maintenance, exterior building maintenance, and exterior insurance, providing added peace of mind and convenience. Located just a short distance from the community pool, playground, and covered picnic/gathering area. The neighborhood features 24-hour patrol/security, private fire and EMS services, and hosts a variety of events and activities throughout the year. A great opportunity to update, personalize, and make it your own—whether as a full-time residence, weekend retreat, or investment property.

Key facts

• Community pool
• End-unit townhome
• Ensuite bath

Tags

• END-UNIT TOWNHOME
• PRIMARY BEDROOM
• ENSUITE BATH
• COMMUNITY POOL
• PLAYGROUND
• COVERED PICNIC AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 2.7% in Point Blank — 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 51/100 on livability (#1,477 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, schools F.
• Coldspring-Oakhurst CISD (rural): math 18% / reading 28% proficiency, ranked #732 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 518 active listings in the ZIP; 575 units permitted in San Jacinto County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• San Jacinto County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is D 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?
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 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: 1.62% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.40%
• DSCR: 1.64
• GRM: 5.1

CMA / ARV

• ARV (median comp): $114,506
• List price: $95,000
• Delta: -17.04%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24509 Park Forrest Ln	0.63mi	2/1.0 (-1)	1,207 (+0%)	10mo	$165,000	$137	53

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 · 2.89% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.19×
• Total profit: $4,935
• Equity at exit: $14,165

10-year hold

• IRR: 14.2%
• Equity multiple: 2.15×
• Total profit: $30,469
• Equity at exit: $8,214

Cash invested: $26,600 (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 77320

• Home prices YoY: -33.0%
• Rents YoY: 2.9%
• Active inventory: 518
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,538 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$198 /mo · $2,377/yr
• Insurance: −$40
• HOA: −$160
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $319

Break-even live

Break-even rent $1,134

Max offer price $95,000

Occupancy floor 74%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $160 · $1,920/yr
• Likely covers: poolsecurity

Listing history 29 events

1. 2026-06-19
   days on market $95,000 Active 121 DOM
2. 2026-06-18
   days on market $95,000 Active 120 DOM
3. 2026-06-17
   days on market $95,000 Active 119 DOM
4. 2026-06-16
   days on market $95,000 Active 118 DOM
5. 2026-06-15
   days on market $95,000 Active 117 DOM
6. 2026-06-14
   days on market $95,000 Active 115 DOM
7. 2026-06-13
   days on market $95,000 Active 114 DOM
8. 2026-06-10
   days on market $95,000 Active 112 DOM
9. 2026-06-09
   days on market $95,000 Active 111 DOM
10. 2026-06-08
    days on market $95,000 Active 110 DOM
11. 2026-06-07
    days on market $95,000 Active 109 DOM
12. 2026-06-03
    days on market $95,000 Active 105 DOM
13. 2026-06-02
    days on market $95,000 Active 104 DOM
14. 2026-06-01
    days on market $95,000 Active 103 DOM
15. 2026-05-31
    days on market $95,000 Active 102 DOM
16. 2026-05-30
    days on market $95,000 Active 101 DOM
17. 2026-02-19
    listed $105,000 Active 757-char remark

    Show marketing remark (757 chars)

    Welcome home! This charming end-unit townhome offers a functional layout with a primary bedroom and ensuite bath on the main level, plus two additional bedrooms and a full bath upstairs. Enjoy low-maintenance living with an HOA that includes yard maintenance, exterior building maintenance, and exterior insurance, providing added peace of mind and convenience. Located just a short distance from the community pool, playground, and covered picnic/gathering area. The neighborhood features 24-hour patrol/security, private fire and EMS services, and hosts a variety of events and activities throughout the year. A great opportunity to update, personalize, and make it your own—whether as a full-time residence, weekend retreat, or investment property.

18. 2021-10-15
    soldstatus
19. 2021-10-13
    soldstatus Sold 297-char remark

    Show marketing remark (297 chars)

    Welcome home! Located on the 1st Fairway of Waterwood National Golf course! This cute end-unit townhome offers a primary bed and bath downstairs and 2 bedrooms and bathroom upstairs. The HOA takes care of the yard, insurance on the townhouse, termite protection and the exterior of the building.

20. 2021-09-19
    status Pending 297-char remark

    Show marketing remark (297 chars)

    Welcome home! Located on the 1st Fairway of Waterwood National Golf course! This cute end-unit townhome offers a primary bed and bath downstairs and 2 bedrooms and bathroom upstairs. The HOA takes care of the yard, insurance on the townhouse, termite protection and the exterior of the building.

21. 2021-09-10
    status Option Pending 297-char remark

    Show marketing remark (297 chars)

    Welcome home! Located on the 1st Fairway of Waterwood National Golf course! This cute end-unit townhome offers a primary bed and bath downstairs and 2 bedrooms and bathroom upstairs. The HOA takes care of the yard, insurance on the townhouse, termite protection and the exterior of the building.

22. 2021-09-04
    listed $90,000 Active 297-char remark

    Show marketing remark (297 chars)

    Welcome home! Located on the 1st Fairway of Waterwood National Golf course! This cute end-unit townhome offers a primary bed and bath downstairs and 2 bedrooms and bathroom upstairs. The HOA takes care of the yard, insurance on the townhouse, termite protection and the exterior of the building.

23. 2018-11-08
    soldstatus
24. 2018-11-07
    soldstatus Sold
25. 2018-11-05
    status Pending, Continue to Show
26. 2018-11-05
    status Pending
27. 2018-10-02
    status Pending, Continue to Show
28. 2018-08-06
    listed $74,500 Active
29. 2007-05-01
    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: $2,377 · $198/mo
• Projected year-2 tax: $2,377 · $198/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,456
• − Mortgage interest: −$5,321
• − Property taxes: −$2,377
• − Insurance: −$475
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − HOA: −$1,920
• − Depreciation: −$2,764
• Taxable income: $2,646
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $3,195/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: Coldspring-Oakhurst CISD
• NCES district ID: 4814520
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $46,916
• Composite: 20.07/100
• National rank: #8653
• State rank: #732 of 826 in TX

Livability — Point Blank

• Score: 51/100
• State rank: #1477
• US rank: #25299

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walker County · 75,669 people
• Metro: Huntsville, TX
• Population (ZIP): 38,152
• Household income: $55,663
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 1030.0

Population outlook (San Jacinto County) Hauer SSP2

• Today (2025): 29,069 people
• By 2030: 29,750 · +2.3%
• By 2040: 30,714 · +5.7%
• By 2050: 31,010 · +6.7%
• By 2075: 31,616 · +8.8%
• By 2100: 29,874 · +2.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Hispanic / Latino 26% Black 21% Two or more races 15%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 19%

Political lean MEDSL · San Jacinto

• 2024 margin: Solid R (+65.3) · D 17.0% · R 82.3%
• 2008→2024 swing: -27.0pp toward R · 2008: -38.3pp · 2024: -65.3pp
• All cycles: 2024: R+65.3 2020: R+61.9 2016: R+58.4 2012: R+48.9 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.48%
• Current HPI: 190.199
• Rent YoY: ▲ 2.89%
• Metro: Huntsville, 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

+40.9% since first listed

13 events — show timeline

• 2026-02-19 Listed $105,000 HARMLS
• 2021-10-15 Sold (Public Records) — Public Records
• 2021-10-13 Sold (MLS) — HARMLS
• 2021-09-19 Pending — HARMLS
• 2021-09-10 Pending — HARMLS
• 2021-09-04 Listed $90,000 HARMLS
• 2018-11-08 Sold (Public Records) — Public Records
• 2018-11-07 Sold (MLS) — HARMLS
• 2018-11-05 Pending — HARMLS
• 2018-11-05 Pending — HARMLS
• 2018-10-02 Pending — HARMLS
• 2018-08-06 Listed $74,500 HARMLS
• 2007-05-01 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,377 · +2.6% YoY. Source: county tax records.