508 Victoria Ave · Navasota, TX 77868

$195,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 63 Days on market

Built 1976 5,797 sqft lot $150/sqft · 8% below area Est $211k · 8% under ↓ 13% since listing

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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 +18.4/30.0
• ARV discount +11.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home nestled in the quiet Felder subdivision of Navasota! Offering 1,296 sq ft of comfortable living space, this home features a functional layout for everyday living and entertaining. The inviting living area flows seamlessly into the kitchen and dining space, creating a warm and welcoming atmosphere. The primary suite offers privacy with an en-suite bath, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Enjoy peaceful surroundings with a spacious yard for outdoor activities, gardening, or relaxing evenings. Conveniently located with easy access to nearby schools, local dining, and shopping, while still offering a small-town feel. Just a short drive to College Station and Bryan, making commuting simple. Great opportunity for homeowners or investors alike!

Key facts

• Spacious yard
• Shopping
• Local dining

Tags

• SPACIOUS YARD
• EASY ACCESS TO SCHOOLS
• LOCAL DINING
• SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $6k 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.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 4 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, 98% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 8.3

CMA / ARV

• ARV (median comp): $211,454
• List price: $195,000
• Delta: -7.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
429 N Judson St	0.06mi	3/2.0	1,380 (+6%)	20mo	$212,500	$154	70
1506 E Washington Ave	0.39mi	2/1.0 (-1)	1,262 (-3%)	4mo	$325,000	$258	65
305 S Judson Ave	0.51mi	3/2.0	1,337 (+3%)	16mo	$299,000	$224	57
1408 Stacey St	0.16mi	3/2.0	1,446 (+12%)	21mo	$239,000	$165	56
518 Mcnair St	0.13mi	3/2.0	1,450 (+12%)	24mo	$255,000	$176	54
603 Leon St	0.70mi	2/1.5 (-1)	1,338 (+3%)	4mo	$159,500	$119	52

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-19,941
• Equity at exit: $29,075

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,247
• Equity at exit: $16,860

Cash invested: $54,600 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,956 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$259 /mo · $3,104/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $182

Break-even live

Break-even rent $1,725

Max offer price $195,000

Occupancy floor 86%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Miller St Unit 1328087P Navasota, TX	2.0	1.0	904	$4,431	$4.90	5d	1	0.42mi
1221 High St Navasota, TX	3.0	2.0	1272	$1,900	$1.49	20d	1	0.79mi
2301 White Wing Dr Navasota, TX	3.0	2.0	1542	$2,000	$1.30	12d	1	1.08mi
2301 White Wing Dr Navasota, TX	3.0	2.0	1542	$2,000	$1.30	5d	1	1.08mi

Listing history 18 events

1. 2026-06-13
   statusdays on market $195,000 Pending 63 DOM
2. 2026-06-09
   days on market $195,000 Active 60 DOM
3. 2026-06-08
   days on market $195,000 Active 59 DOM
4. 2026-06-07
   days on market $195,000 Active 58 DOM
5. 2026-06-04
   days on market $195,000 Active 55 DOM
6. 2026-06-03
   days on market $195,000 Active 54 DOM
7. 2026-06-02
   days on market $195,000 Active 53 DOM
8. 2026-06-01
   days on market $195,000 Active 52 DOM
9. 2026-05-31
   days on market $195,000 Active 51 DOM
10. 2026-04-28
    price $195,000 833-char remark

    Show marketing remark (833 chars)

    Charming 3-bedroom, 2-bath home nestled in the quiet Felder subdivision of Navasota! Offering 1,296 sq ft of comfortable living space, this home features a functional layout for everyday living and entertaining. The inviting living area flows seamlessly into the kitchen and dining space, creating a warm and welcoming atmosphere. The primary suite offers privacy with an en-suite bath, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Enjoy peaceful surroundings with a spacious yard for outdoor activities, gardening, or relaxing evenings. Conveniently located with easy access to nearby schools, local dining, and shopping, while still offering a small-town feel. Just a short drive to College Station and Bryan, making commuting simple. Great opportunity for homeowners or investors alike!

11. 2026-04-27
    price $195,000 833-char remark

    Show marketing remark (833 chars)

    Charming 3-bedroom, 2-bath home nestled in the quiet Felder subdivision of Navasota! Offering 1,296 sq ft of comfortable living space, this home features a functional layout for everyday living and entertaining. The inviting living area flows seamlessly into the kitchen and dining space, creating a warm and welcoming atmosphere. The primary suite offers privacy with an en-suite bath, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Enjoy peaceful surroundings with a spacious yard for outdoor activities, gardening, or relaxing evenings. Conveniently located with easy access to nearby schools, local dining, and shopping, while still offering a small-town feel. Just a short drive to College Station and Bryan, making commuting simple. Great opportunity for homeowners or investors alike!

12. 2026-04-10
    listed $199,900 Active 833-char remark

    Show marketing remark (833 chars)

    Charming 3-bedroom, 2-bath home nestled in the quiet Felder subdivision of Navasota! Offering 1,296 sq ft of comfortable living space, this home features a functional layout for everyday living and entertaining. The inviting living area flows seamlessly into the kitchen and dining space, creating a warm and welcoming atmosphere. The primary suite offers privacy with an en-suite bath, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Enjoy peaceful surroundings with a spacious yard for outdoor activities, gardening, or relaxing evenings. Conveniently located with easy access to nearby schools, local dining, and shopping, while still offering a small-town feel. Just a short drive to College Station and Bryan, making commuting simple. Great opportunity for homeowners or investors alike!

13. 2026-04-10
    listed $199,900 Active 833-char remark

    Show marketing remark (833 chars)

    Charming 3-bedroom, 2-bath home nestled in the quiet Felder subdivision of Navasota! Offering 1,296 sq ft of comfortable living space, this home features a functional layout for everyday living and entertaining. The inviting living area flows seamlessly into the kitchen and dining space, creating a warm and welcoming atmosphere. The primary suite offers privacy with an en-suite bath, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Enjoy peaceful surroundings with a spacious yard for outdoor activities, gardening, or relaxing evenings. Conveniently located with easy access to nearby schools, local dining, and shopping, while still offering a small-town feel. Just a short drive to College Station and Bryan, making commuting simple. Great opportunity for homeowners or investors alike!

14. 2026-01-01
    status Active
15. 2025-08-28
    price $219,900
16. 2025-06-26
    listed $224,000 Active
17. 2018-04-19
    soldstatus
18. 2006-06-12
    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: $3,104 · $259/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$464/yr (+$39/mo · 15.0%)

ⓘ 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 5/10 Major
• 🌡 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: $23,467
• − Mortgage interest: −$10,923
• − Property taxes: −$3,104
• − Insurance: −$975
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − Depreciation: −$5,673
• Taxable loss: −$962
• Est. tax savings @ 24.0%: +$231
• After-tax cash flow: $2,420/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

-12.9% since first listed

9 events — show timeline

• 2026-04-28 Price Changed $195,000 BCSRMLS
• 2026-04-27 Price Changed $195,000 HARMLS
• 2026-04-10 Listed $199,900 BCSRMLS
• 2026-04-10 Listed $199,900 HARMLS
• 2026-01-01 Relisted — BCSRMLS
• 2025-08-28 Price Changed $219,900 BCSRMLS
• 2025-06-26 Listed $224,000 BCSRMLS
• 2018-04-19 Sold (Public Records) — Public Records
• 2006-06-12 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,104 · +1.7% YoY. Source: county tax records.