117 Dove Landing Ct · Navasota, TX 77868

$245,000

3 bd · 2.0 ba · 1,403 sqft · SingleFamily public records · 12 Days on market

Built 2021 Good condition 5,445 sqft lot Est $227k · 8% over $21/mo HOA · 1% 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 +12.3/30.0
• ARV discount +4.0/15.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Custom finishes meet small-town charm in this beautifully maintained 3-bedroom, 2-bath home in desirable Dove Crossing. Built in 2021 (CAD) by Blackrock Homes and lovingly cared for by its original owners, this home showcases exceptional pride of ownership throughout. The open-concept layout is perfect for everyday living and entertaining, featuring a stunning kitchen with custom granite countertops, tile accents, and seamless flow into the living and dining areas. Farmhouse-inspired design elements add warmth and character throughout. Large secondary rooms and plenty of closet space, spacious laundry room, generously sized backyard, and lush, professionally maintained lawn elevate the home's appeal. Residents enjoy low HOA fees, abundant green space, and access to Patout Pond for fishing and outdoor enjoyment. With a location that offers the best of community living, this home is truly move-in ready. All info per Seller.

Key facts

• Open-concept layout
• 5,445 sq ft lot
• 2 garage spots

Tags

• OPEN-CONCEPT LAYOUT
• CUSTOM GRANITE COUNTERTOPS
• LARGE SECONDARY ROOMS
• PLENTY OF CLOSET SPACE
• SPACIOUS LAUNDRY ROOM
• GENEROUSLY SIZED BACKYARD

Property features AI

Finance

• HOA & community: Homeowners association (Association Services BCS); Annual association fee of $250 covering common areas; Community features include curbs and gutters

Exterior

• Parking: Attached 2-car garage; Additional parking; Garage door opener
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces west; Built in 2021; Slab foundation; Full ownership
• Construction: Brick and cement siding construction; Composition roof
• Exterior features: Deck; Patio; Fenced backyard; Subdivision setting; Concrete road surface

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Disposal; Microwave
• Bedrooms: 3 bedrooms (possible)
• Flooring: Carpet; Engineered hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric air conditioning; Energy-efficient HVAC and thermostat
• Interior features: Breakfast bar; High ceilings; Marble counters; Pantry; Window treatments; Ceiling fans; Kitchen/dining combo; Programmable thermostat; Ventilation (improved indoor air quality)
• 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 $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-44 ($-529/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (11.1% below list).
• Recommended offer: $218k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: 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: John C Webb El (math 34% / reading 28%, grade F, #2,429 of 4,322 statewide, top 57%, 597 students, 80% FRL); 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $2k of loan paydown is wiped out by about $7k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 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; 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 $217,850 (11.1% 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. 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. 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?
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: 0.89% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $227,286
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Dove Ct	0.05mi	3/2.0	1,343 (-4%)	2mo	$249,000	$185	89
129 Dove Landing Court Ct	0.05mi	3/2.0	1,395 (-1%)	10mo	$249,500	$179	88
2309 White Wing	0.25mi	3/2.0	1,501 (+7%)	1mo	$243,310	$162	76
2306 White Wing	0.28mi	3/2.0	1,488 (+6%)	4mo	$239,070	$161	74
2308 White Wing	0.28mi	3/2.0	1,501 (+7%)	3mo	$249,185	$166	73
119 Dove Ct	0.06mi	3/2.0	1,279 (-9%)	12mo	$225,000	$176	72
2311 White Wing	0.25mi	3/2.0	1,540 (+10%)	0mo	$239,710	$156	72
2305 White Wing	0.25mi	3/2.0	1,540 (+10%)	1mo	$245,655	$160	71
2313 White Wing	0.25mi	3/2.0	1,540 (+10%)	1mo	$237,605	$154	71
2301 White Wing	0.27mi	3/2.0	1,542 (+10%)	1mo	$220,000	$143	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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-42,433
• Equity at exit: $36,530

10-year hold

• IRR: -9.5%
• Equity multiple: 0.41×
• Total profit: $-40,255
• Equity at exit: $21,183

Cash invested: $68,600 (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: 261
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,178 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$357 /mo · $4,287/yr
• Insurance: −$102
• HOA: −$21
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-44

Break-even live

Break-even rent $2,234

Max offer price $237,207

Occupancy floor 97%

Sensitivity live

Price	-10% $95	-5% $25	+0% $-44	+5% $-113	+10% $-183
Rent	-10% $-216	-5% $-130	+0% $-44	+5% $42	+10% $128
Rate	-1.0pp $79	-0.5pp $18	base $-44	+0.5pp $-108	+1.0pp $-172

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2301 White Wing Dr Navasota, TX	3.0	2.0	1542	$2,000	$1.30	14d	1	0.29mi
2301 White Wing Dr Navasota, TX	3.0	2.0	1542	$2,000	$1.30	7d	1	0.29mi
118 Miller St Unit 1328087P Navasota, TX	2.0	1.0	904	$3,765	$4.16	1d	1	0.93mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 8 events

1. 2026-06-21
   days on market $245,000 Active 12 DOM
2. 2026-06-18
   days on market $245,000 Active 9 DOM
3. 2026-06-17
   days on market $245,000 Active 8 DOM
4. 2026-06-16
   days on market $245,000 Active 7 DOM
5. 2026-06-15
   days on market $245,000 Active 6 DOM
6. 2026-06-13
   days on market $245,000 Active 4 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $245,000 Active 1 DOM

ⓘ 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: $4,287 · $357/mo
• Projected year-2 tax: $4,484 · $374/mo
• Expected delta: +$197/yr (+$16/mo · 4.6%)

ⓘ 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: $26,142
• − Mortgage interest: −$13,724
• − Property taxes: −$4,287
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − HOA: −$252
• − Depreciation: −$7,127
• Taxable loss: −$4,656
• Est. tax savings @ 24.0%: +$1,117
• After-tax cash flow: $588/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, custom-built home in Dove Crossing offers a good condition with a good ROI potential for both resale and rental markets.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Replace window screens — Improves energy efficiency and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Replace window screens — Improves energy efficiency and reduces maintenance costs ↑

ⓘ 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: 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

+0.0% since first listed

2 events — show timeline

• 2026-06-09 Listed $245,000 BCSRMLS
• 2026-06-09 Listed $245,000 HARMLS

Property tax history

+55.1%/yr

Latest (2025): $4,287 · +8.1% YoY. Source: county tax records.