7114 Thomas James Ct · Cove, TX 77523

$307,010

4 bd · 2.5 ba · 1,850 sqft · SingleFamily · 74 Days on market

Built 2026 Good condition 7,500 sqft lot 2-car garage $75/mo HOA · 3% 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 +9.7/30.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This thoughtfully designed two-story home blends open living with private retreats, perfect for families. The first floor features a charming front porch, welcoming foyer, and a bright gathering room (15'-10" x 20'-3") that flows into a stylish kitchen with a large island and adjacent café. Enjoy easy access to the backyard and optional covered patio for outdoor living. A convenient powder room and a spacious 2-car garage with direct interior access complete the main level. Upstairs, the owner’s suite offers a generous bedroom, dual-sink bath, and walk-in closet. Three additional bedrooms share a full bath, ideal for family, guests, or a home office.

Key facts

• Gathering room
• Front porch
• Stylish kitchen

Tags

• FRONT PORCH
• GATHERING ROOM
• STYLISH KITCHEN
• LARGE ISLAND
• BACKYARD
• COVERED PATIO

🏗️ New construction. The $307,010 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $308,475.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $307k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (17.3% below list).
• Recommended offer: $254k (17.3% 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); 921 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 74 days — a 6% lower offer ($289k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,931 (17.3% 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 74 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.82% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.79%
• DSCR: 0.88
• GRM: 10.1

CMA / ARV

• ARV (median comp): $308,475
• List price: $307,010
• Delta: -0.48%
• 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
6822 Bens Lndg	0.14mi	4/2.0	1,777 (-4%)	0mo	$295,100	$166	85
6926 Bens Lndg	0.04mi	4/3.0	2,029 (+10%)	1mo	$320,180	$158	79
102 Pacific Way	0.08mi	4/3.0	2,029 (+10%)	0mo	$314,530	$155	78
6826 Bens Lndg	0.13mi	4/3.0	2,029 (+10%)	1mo	$289,820	$143	75
14815 Big Pine Ln	0.35mi	3/2.0 (-1)	1,833 (-1%)	1mo	$319,900	$175	74
603 Louis Ln	0.38mi	4/2.0	1,777 (-4%)	1mo	$269,210	$151	73
7122 Thomas James Ct	0.02mi	3/2.0 (-1)	1,580 (-15%)	0mo	$286,920	$182	67
314 Ruby Ford Dr	0.28mi	4/3.0	2,055 (+11%)	2mo	$361,990	$176	65
6710 Pebble Bluff Ct	0.66mi	4/2.0	1,727 (-7%)	1mo	$314,990	$182	55
6714 Pebble Bluff Ct	0.65mi	4/3.0	2,024 (+9%)	0mo	$325,990	$161	52
226 Rio Grande Dr	0.67mi	3/2.0 (-1)	2,055 (+11%)	1mo	$369,900	$180	43
14507 Sweet Water Dr	0.74mi	3/2.0 (-1)	1,636 (-12%)	0mo	$289,000	$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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-61,610
• Equity at exit: $45,995

10-year hold

• IRR: -12.6%
• Equity multiple: 0.24×
• Total profit: $-65,310
• Equity at exit: $26,671

Cash invested: $86,373 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 60 active · 42 under contract
• Months of supply: 6.7 mo (15%/mo absorbed)
• Median asking: $321,490 ($174/sqft)
• Median days on market: 98 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: -4.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77523

• Home prices YoY: -31.5%
• Rents YoY: 3.4%
• Active inventory: 921
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,539 high
• Mortgage (P&I): −$1,618
• Tax est. 1.5%: −$386 /mo · $4,627/yr
• Insurance: −$129
• HOA: −$75
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-201

Break-even live

Break-even rent $2,793

Max offer price $279,427

Occupancy floor —

Sensitivity live

Price	-10% $12	-5% $-94	+0% $-201	+5% $-307	+10% $-414
Rent	-10% $-401	-5% $-301	+0% $-201	+5% $-100	+10% $0
Rate	-1.0pp $-45	-0.5pp $-122	base $-201	+0.5pp $-281	+1.0pp $-362

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: $77,119
• Closing costs: $9,254
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	93d	1	0.30mi
15214 Harlin Baytown, TX	4.0	3.0	2139	$2,400	$1.12	29d	1	0.46mi
15114 Diamond Way Baytown, TX	3.0	2.0	1503	$1,671	$1.11	27d	1	0.51mi
14739 Sweet Water Dr Baytown, TX	4.0	2.0	1821	$2,395	$1.32	50d	1	0.52mi
15218 Arnold Baytown, TX	4.0	2.0	1751	$2,300	$1.31	0d	1	0.57mi
131 Brazos Dr Baytown, TX	4.0	2.0	1857	$2,211	$1.19	7d	1	0.69mi
5815 Littoral Rd Baytown, TX	3.0	2.0	1305	$1,886	$1.45	23d	1	1.24mi
14143 Medina Dr Baytown, TX	4.0	2.0	2100	$2,595	$1.24	12d	1	1.26mi
8411 Hannah Rd Baytown, TX	4.0	2.5	2329	$2,236	$0.96	23d	1	1.40mi
8015 Distant Harbor Rd Baytown, TX	3.0	2.0	1414	$1,801	$1.27	7d	1	1.41mi
8414 Liberty Sky Rd Baytown, TX	3.0	2.5	2046	$2,136	$1.04	23d	1	1.42mi
7514 Oakmont Ave Baytown, TX	4.0	2.0	1932	$2,611	$1.35	23d	1	1.44mi

Property features AI

Other

• Disclosures: Municipal Utility District disclosure
• Miscellaneous: Lot approx. 60 x 125 (subdivision)Asphalt road

Finance

• HOA & community: Community managed by Inframark Community ManagementAnnual association fee ($900)Community pool

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential propertyNew construction (under construction)North-facing
• Construction: Wood sidingComposition roofSlab foundationBuilt in 2026
• Exterior features: Covered patioPatio and deckFence (back yard)Sprinkler/irrigation system

Interior

• Kitchen: DishwasherDisposalGas ovenGas rangeMicrowave
• Bedrooms: Primary bedroom on second floor (approx. 12'6" x 16'2")Three additional bedrooms on second floor (approx. 9'9" x 11'5", 10'0" x 10'7", 10'0" x 11'7")
• Flooring: Plank flooringVinyl flooring
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (gas)Central air conditioning (electric)
• Interior features: Granite countersPantrySelf-closing cabinet doors and drawersENERGY STAR qualified appliancesTankless water heaterNo fireplaces6 total rooms
• Laundry & utility: Washer hookupElectric dryer hookup

Listing history 18 events

1. 2026-08-08
   statusdays on market $307,010 Active 74 DOM
2. 2026-06-24
   statusdays on market $307,010 Pending 73 DOM
3. 2026-06-22
   days on market $307,010 Active 72 DOM
4. 2026-06-21
   days on market $307,010 Active 71 DOM
5. 2026-06-18
   days on market $307,010 Active 68 DOM
6. 2026-06-17
   days on market $307,010 Active 67 DOM
7. 2026-06-16
   days on market $307,010 Active 66 DOM
8. 2026-06-15
   days on market $307,010 Active 65 DOM
9. 2026-06-13
   days on market $307,010 Active 63 DOM
10. 2026-06-09
    days on market $307,010 Active 59 DOM
11. 2026-06-08
    days on market $307,010 Active 58 DOM
12. 2026-06-07
    days on market $307,010 Active 57 DOM
13. 2026-06-04
    days on market $307,010 Active 54 DOM
14. 2026-06-03
    days on market $307,010 Active 53 DOM
15. 2026-06-02
    days on market $307,010 Active 52 DOM
16. 2026-06-01
    days on market $307,010 Active 51 DOM
17. 2026-05-31
    days on market $307,010 Active 50 DOM
18. 2026-04-11
    listed $307,010 Active 861-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 25 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: $30,472
• − Mortgage interest: −$17,279
• − Property taxes: −$4,627
• − Insurance: −$1,542
• − Repairs & maintenance: −$2,438
• − Management: −$2,438
• − HOA: −$900
• − Depreciation: −$8,974
• Taxable loss: −$7,727
• Est. tax savings @ 24.0%: +$1,854
• After-tax cash flow: $-555/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 · 8 photos

Good 80/100 None rehab

This thoughtfully designed two-story home is in excellent condition with modern amenities and a well-maintained exterior. It offers a great balance of open living and private retreats, making it an ideal family home. Potential buyers and tenants will appreciate the fresh paint, landscaping, and smart home features that can be added to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more potential buyers/tenants. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and tenants. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, attracting more buyers/tenants. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, attracting more buyers/tenants. ↑

C Composite school gradezoned avg 69/100

Zoned Schools

Elementary Barbers Hill El South B+ TX #246/4,322 Nat'l #5,107/41,679 Middle Barbers Hill Middle South A TX #58/1,662 Nat'l #819/14,009 High Barbers Hill H S B+ TX #95/1,632 Nat'l #1,878/17,239

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

C Composite livability gradescore 64/100

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 · 46,946 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: 6% of renters

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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%

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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%

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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

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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

Property features AI

Other

• Disclosures: Municipal Utility District disclosure
• Miscellaneous: Lot approx. 60 x 125 (subdivision)Asphalt road

Finance

• HOA & community: Community managed by Inframark Community ManagementAnnual association fee ($900)Community pool

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: Residential propertyNew construction (under construction)North-facing
• Construction: Wood sidingComposition roofSlab foundationBuilt in 2026
• Exterior features: Covered patioPatio and deckFence (back yard)Sprinkler/irrigation system

Interior

• Kitchen: DishwasherDisposalGas ovenGas rangeMicrowave
• Bedrooms: Primary bedroom on second floor (approx. 12'6" x 16'2")Three additional bedrooms on second floor (approx. 9'9" x 11'5", 10'0" x 10'7", 10'0" x 11'7")
• Flooring: Plank flooringVinyl flooring
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (gas)Central air conditioning (electric)
• Interior features: Granite countersPantrySelf-closing cabinet doors and drawersENERGY STAR qualified appliancesTankless water heaterNo fireplaces6 total rooms
• Laundry & utility: Washer hookupElectric dryer hookup

Price history

2 events — show timeline

• 2026-06-23 Pending — HARMLS
• 2026-04-11 Listed $307,010 HARMLS