117 Dove Ct · Navasota, TX 77868

$250,000

3 bd · 2.0 ba · 1,148 sqft · SingleFamily public records · 33 Days on market

Built 2019 5,379 sqft lot Est $215k · 16% over $8/mo HOA

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Why this score? — see what drove the C+ 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
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming, well maintained home conveniently located approx. 15 minutes from HEB in College Station and 20 minutes from Scott and White Hospital. Open floor plan, granite countertops, wood look vinyl flooring, and high ceiling are some of the amenities this home has to offer. Would love to show it to you!

Key facts

• Wood-look flooring
• Quiet cul-de-sac
• Granite countertops

Tags

• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• WOOD-LOOK FLOORING
• FUNCTIONAL FLOOR PLAN
• QUIET CUL-DE-SAC
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• HOA & community: Dove Crossing HOA with $100 annual fee

Exterior

• Parking: Attached garage; 2 garage spaces
• Security: Smoke detectors
• Utilities: Public sewer
• Home design: Residential property; Faces west; Built in 2019; Slab foundation
• Construction: Cement siding; Composition roof
• Exterior features: Private yard; Fence; Back yard fencing; Located on a cul-de-sac; Subdivision setting; Concrete road access

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Garbage disposal; Microwave
• Bedrooms: 3 possible bedrooms
• Flooring: Plank flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Kitchen open to family room; Kitchen open to dining area; Combined living and dining room; Total of 4 rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 3.9% 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: crime F, amenities F, commute 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.
• Zoned schools: Navasota J H (math 26% / reading 30%, grade F, #1,143 of 1,662 statewide, top 69%, 664 students, 82% FRL); Navasota H S (math 34% / reading 32%, grade F, #1,023 of 1,632 statewide, top 63%, 884 students, 73% FRL).
• Market conditions: 261 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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 $70k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 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: 1.51% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.79%
• DSCR: 1.93
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $214,676
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Dove Ct	0.06mi	3/2.0	1,118 (-3%)	20mo	$209,000	$187	77
119 Dove Ct	0.01mi	3/2.0	1,279 (+11%)	12mo	$225,000	$176	70

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: 13.2%
• Equity multiple: 1.53×
• Total profit: $36,821
• Equity at exit: $37,276

10-year hold

• IRR: 22.1%
• Equity multiple: 2.88×
• Total profit: $131,856
• Equity at exit: $21,615

Cash invested: $70,000 (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: 261
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,765 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$338 /mo · $4,058/yr
• Insurance: −$104
• HOA: −$8
• Vacancy / Maint / Mgmt: −$791
• Net cashflow: $1,213

Break-even live

Break-even rent $2,230

Max offer price $250,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,354	-5% $1,284	+0% $1,213	+5% $1,142	+10% $1,071
Rent	-10% $916	-5% $1,064	+0% $1,213	+5% $1,362	+10% $1,510
Rate	-1.0pp $1,339	-0.5pp $1,277	base $1,213	+0.5pp $1,148	+1.0pp $1,082

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Miller St Unit 1328087P Navasota, TX	2.0	1.0	904	$3,765	$4.16	0d	1	0.87mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 20 events

1. 2026-06-21
   days on market $250,000 Active 33 DOM
2. 2026-06-18
   days on market $250,000 Active 30 DOM
3. 2026-06-17
   days on market $250,000 Active 29 DOM
4. 2026-06-16
   days on market $250,000 Active 28 DOM
5. 2026-06-15
   days on market $250,000 Active 27 DOM
6. 2026-06-13
   days on market $250,000 Active 25 DOM
7. 2026-06-09
   days on market $250,000 Active 21 DOM
8. 2026-06-08
   days on market $250,000 Active 20 DOM
9. 2026-06-07
   days on market $250,000 Active 19 DOM
10. 2026-06-04
    days on market $250,000 Active 16 DOM
11. 2026-06-03
    days on market $250,000 Active 15 DOM
12. 2026-06-02
    days on market $250,000 Active 14 DOM
13. 2026-06-01
    days on market $250,000 Active 13 DOM
14. 2026-05-31
    days on market $250,000 Active 12 DOM
15. 2026-05-19
    listed $250,000 Active
16. 2022-12-12
    soldstatus
17. 2022-12-09
    soldstatus Sold 305-char remark

    Show marketing remark (305 chars)

    Charming, well maintained home conveniently located approx. 15 minutes from HEB in College Station and 20 minutes from Scott and White Hospital. Open floor plan, granite countertops, wood look vinyl flooring, and high ceiling are some of the amenities this home has to offer. Would love to show it to you!

18. 2022-11-17
    status Pending 305-char remark

    Show marketing remark (305 chars)

    Charming, well maintained home conveniently located approx. 15 minutes from HEB in College Station and 20 minutes from Scott and White Hospital. Open floor plan, granite countertops, wood look vinyl flooring, and high ceiling are some of the amenities this home has to offer. Would love to show it to you!

19. 2022-11-13
    status Pending, Continue to Show 305-char remark

    Show marketing remark (305 chars)

    Charming, well maintained home conveniently located approx. 15 minutes from HEB in College Station and 20 minutes from Scott and White Hospital. Open floor plan, granite countertops, wood look vinyl flooring, and high ceiling are some of the amenities this home has to offer. Would love to show it to you!

20. 2022-11-08
    listed $195,900 Active 305-char remark

    Show marketing remark (305 chars)

    Charming, well maintained home conveniently located approx. 15 minutes from HEB in College Station and 20 minutes from Scott and White Hospital. Open floor plan, granite countertops, wood look vinyl flooring, and high ceiling are some of the amenities this home has to offer. Would love to show it to you!

ⓘ 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: $4,058 · $338/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$517/yr (+$43/mo · 12.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $45,180
• − Mortgage interest: −$14,004
• − Property taxes: −$4,058
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,614
• − Management: −$3,614
• − HOA: −$96
• − Depreciation: −$7,273
• Taxable income: $11,270
• Est. tax owed @ 24.0%: −$2,705
• After-tax cash flow: $11,851/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: 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

+27.6% since first listed

6 events — show timeline

• 2026-05-19 Listed $250,000 HARMLS
• 2022-12-12 Sold (Public Records) — Public Records
• 2022-12-09 Sold (MLS) — HARMLS
• 2022-11-17 Pending — HARMLS
• 2022-11-13 Pending — HARMLS
• 2022-11-08 Listed $195,900 HARMLS

Property tax history

+35.9%/yr

Latest (2025): $4,058 · +0.3% YoY. Source: county tax records.