6706 Pebble Bluff Ct · Cove, TX 77523

$304,990

4 bd · 2.0 ba · 1,662 sqft · SingleFamily · 48 Days on market

Built 2026 Fair condition 7,494 sqft lot $75/mo HOA · 3% of rent ↓ 7% since listing

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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 +9.0/30.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• DSCR +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully designed one-story home in Windcress offers 1,662 square feet of functional, open-concept living. With four spacious bedrooms, two full bathrooms, and a two-car garage, this layout is perfect for comfortable everyday living. Enjoy a durable four-sided brick exterior and a seamless flow between the kitchen, dining, and living areas — ideal for entertaining. Located in a resort-style community with a pool, playgrounds, pickleball courts, and quick access to SH99, I-10 and FM 146. Zoned to highly rated Barbers Hill Independent School District.

Key facts

• Open-concept living
• Quick access to i-10
• 7,494 sq ft lot

Tags

• THREE-SIDED BRICK EXTERIOR
• OPEN-CONCEPT LIVING
• RESORT-STYLE COMMUNITY
• QUICK ACCESS TO I-10

Property features AI

Finance

• Other: Pool access via association
• HOA & community: Association: Pulte Management; Association amenities: Playground, Pickleball, Pool; Association fee charged annually

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: Home prewired for security; Security system owned; Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Faces northwest; Slab foundation
• Construction: Brick construction; Composition roof; Built in 2026
• Exterior features: Deck; Porch; Patio; Private yard; Subdivision; Concrete road surface

Interior

• Kitchen: Dishwasher; Electric oven; Gas cooktop; Disposal; Microwave; ENERGY STAR qualified appliances
• Bedrooms: 4 total rooms
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric); Has heating; Has cooling
• Interior features: Breakfast bar; High ceilings; Kitchen island; Kitchen/family room combo; Quartz counters; Separate shower; Tub with shower; Walk-in pantry; Ceiling fan(s); Programmable thermostat; Low emissivity windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $304,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $304,215.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $305k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (19.5% below list).
• Recommended offer: $246k (19.5% 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); 776 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $9k 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 48 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $245,654 (19.5% 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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 10.3

CMA / ARV

• ARV (median comp): $304,215
• List price: $304,990
• Delta: 0.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6743 Camila St	0.30mi	4/2.0	1,682 (+1%)	2mo	$284,000	$169	82
6818 Bens Lndg	0.57mi	4/2.5	1,642 (-1%)	1mo	$269,800	$164	69
6707 Alejandro Pl	0.42mi	3/2.0 (-1)	1,592 (-4%)	1mo	$299,100	$188	68
6922 Bens Lndg	0.63mi	4/2.5	1,642 (-1%)	1mo	$269,180	$164	66
6714 Augusta Greens Dr	0.45mi	3/2.0 (-1)	1,790 (+8%)	2mo	$324,990	$182	59
6830 Bens Lndg	0.59mi	3/2.0 (-1)	1,580 (-5%)	1mo	$274,870	$174	59
7106 Thomas James Ct	0.65mi	4/2.0	1,777 (+7%)	1mo	$297,690	$168	57
6810 Bens Lndg	0.47mi	3/2.0 (-1)	1,512 (-9%)	2mo	$259,140	$171	56
6714 Camila St	0.28mi	4/3.0	1,899 (+14%)	4mo	$338,930	$178	56
6706 Alejandro Pl	0.39mi	3/2.0 (-1)	1,866 (+12%)	4mo	$339,210	$182	53
6702 Augusta Greens Dr	0.45mi	3/2.0 (-1)	1,866 (+12%)	2mo	$334,990	$180	52
2015 Magnolia Bnd	0.58mi	3/2.0 (-1)	1,804 (+8%)	4mo	$405,000	$225	50

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: -21.4%
• Equity multiple: 0.26×
• Total profit: $-63,246
• Equity at exit: $45,359

10-year hold

• IRR: -13.9%
• Equity multiple: 0.18×
• Total profit: $-69,833
• Equity at exit: $26,303

Cash invested: $85,180 (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: 776
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,457 high
• Mortgage (P&I): −$1,595
• Tax est. 1.5%: −$380 /mo · $4,563/yr
• Insurance: −$127
• HOA: −$75
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $-237

Break-even live

Break-even rent $2,756

Max offer price $269,965

Occupancy floor —

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: $76,054
• Closing costs: $9,126
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14930 Spring Forest Ln Baytown, TX	4.0	2.0	1829	$2,750	$1.50	43d	1	0.85mi
14739 Sweet Water Dr Baytown, TX	4.0	2.0	1821	$2,395	$1.32	1d	1	0.92mi
5815 Littoral Rd Baytown, TX	3.0	2.0	1305	$1,845	$1.41	19d	1	1.25mi
8414 Liberty Sky Rd Baytown, TX	3.0	2.5	2046	$2,095	$1.02	24d	1	1.36mi
21 Cotton Bayou Cir Cove, TX	3.0	2.0	1216	$1,195	$0.98	3d	1	1.36mi
21 Cotton Bayou Cir Cove, TX	3.0	2.0	1216	$1,195	$0.98	15d	1	1.36mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: landscapingpool

Listing history 22 events

1. 2026-06-18
   status $304,990 Pending 48 DOM
2. 2026-06-18
   days on market $304,990 Active 48 DOM
3. 2026-06-17
   days on market $304,990 Active 47 DOM
4. 2026-06-16
   days on market $304,990 Active 46 DOM
5. 2026-06-15
   days on market $304,990 Active 45 DOM
6. 2026-06-13
   pricedays on market $304,990 Active 43 DOM
7. 2026-06-09
   days on market $309,990 Active 39 DOM
8. 2026-06-08
   days on market $309,990 Active 38 DOM
9. 2026-06-07
   days on market $309,990 Active 37 DOM
10. 2026-06-04
    days on market $309,990 Active 34 DOM
11. 2026-06-03
    days on market $309,990 Active 33 DOM
12. 2026-06-02
    days on market $309,990 Active 32 DOM
13. 2026-06-01
    days on market $309,990 Active 31 DOM
14. 2026-05-31
    days on market $309,990 Active 30 DOM
15. 2026-05-14
    price $309,990 1173-char remark
16. 2026-05-14
    price $309,990 567-char remark
17. 2026-05-01
    listed $314,990 Active 567-char remark
18. 2026-05-01
    historical
19. 2026-03-20
    price $314,990 1173-char remark
20. 2026-03-18
    price $314,990
21. 2026-02-26
    listed $328,090 Active 1173-char remark
22. 2026-02-23
    listed $328,090 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 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: $29,478
• − Mortgage interest: −$17,041
• − Property taxes: −$4,563
• − Insurance: −$1,521
• − Repairs & maintenance: −$2,358
• − Management: −$2,358
• − HOA: −$900
• − Depreciation: −$8,850
• Taxable loss: −$8,113
• Est. tax savings @ 24.0%: +$1,947
• After-tax cash flow: $-893/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 · 3 photos

Fair 45/100 Moderate rehab

This one-story home requires moderate repairs and maintenance, particularly to the exterior and interior paint. Updates to the exterior and interior paint, along with new flooring and modern appliances, would significantly increase its resale and rental value.

Repairs flagged

• Major Exterior paint — Paint appears faded and weathered
• Major Interior paint — Paint appears faded and needs touch-up

Value-add opportunities

• Resale Paint exterior — Fresh paint enhances curb appeal
• Resale Paint interior — Fresh paint enhances interior appeal
• Both Replace flooring — New flooring improves both resale and rental value
• Resale Update kitchen appliances — Modern appliances enhance kitchen appeal
• Resale Update bathrooms — Modern bathrooms enhance overall appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior paint · Paint appears faded and weathered	Major	$15,000–50,000
Interior paint · Paint appears faded and needs touch-up	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint enhances curb appeal ↑
• Resale Paint interior — Fresh paint enhances interior appeal ↑
• Both Replace flooring — New flooring improves both resale and rental value ↑
• Resale Update kitchen appliances — Modern appliances enhance kitchen appeal ↑
• Resale Update bathrooms — Modern bathrooms enhance overall appeal ↑

ⓘ 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: 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

-7.0% since first listed

7 events — show timeline

• 2026-06-18 Pending — HARMLS
• 2026-06-11 Price Changed $304,990 HARMLS
• 2026-05-14 Price Changed $309,990 HARMLS
• 2026-05-01 Listing Removed — HARMLS
• 2026-05-01 Listed $314,990 HARMLS
• 2026-03-18 Price Changed $314,990 HARMLS
• 2026-02-23 Listed $328,090 HARMLS