26401 Darkwood Ct · Point Blank, TX 77320

$119,900

3 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 263 Days on market

Built 1975 0.27 ac lot $80/sqft · 31% below area Est $173k · 31% under $75/mo HOA · 5% of rent ↓ 27% 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 +20.5/30.0
• ARV discount +15.0/15.0
• 1% rule +8.1/10.0
• DSCR +6.5/10.0
• Rent growth +3.2/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape to the peaceful Waterwood Community for a laid-back country lifestyle in this beautiful 3 bedroom, 2 bath home on a large corner lot. With lake access and an abundance of nature and wildlife, this home is a perfect retreat. Situated between Huntsville and Lake Livingston Communities, and near the Sam Houston National Forest, the location offers endless outdoor activities. Let your imagination run wild as you reimagine this home into your dream country getaway.

Key facts

• Large corner lot
• Lake access
• 0.27 acre lot

Tags

• LAKE ACCESS
• LARGE CORNER LOT
• SAM HOUSTON NATIONAL FOREST

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 2.7% in Point Blank — 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 51/100 on livability (#1,477 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, crime D, schools F.
• Coldspring-Oakhurst CISD (rural): math 18% / reading 28% proficiency, ranked #732 of 826 in TX (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 518 active listings in the ZIP; 575 units permitted in San Jacinto County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• San Jacinto County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 263 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: severe wind risk, 97% 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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 263 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is D 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?
9. 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.
10. 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.
11. 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: 1.31% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 6.4

CMA / ARV

• ARV (median comp): $172,918
• List price: $119,900
• Delta: -30.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26676 Pools Creek Dr	0.04mi	3/2.5	1,470 (-2%)	6mo	$129,900	$88	87
24608 Attwood Pl	0.22mi	2/2.5 (-1)	1,547 (+3%)	1mo	$168,000	$109	77
26698 Pools Creek Dr	0.04mi	3/2.0	1,296 (-14%)	1mo	$185,000	$143	74
24621 Attwood Pl	0.16mi	2/2.0 (-1)	1,477 (-2%)	13mo	$185,000	$125	74
24608 Basswood Pl	0.17mi	3/2.0	1,449 (-4%)	17mo	$174,500	$120	72
28700 Gumwood Ct	0.61mi	3/2.0	1,524 (+1%)	1mo	$154,900	$102	68
26701 Knottywood Ct	0.49mi	3/2.0	1,418 (-6%)	2mo	$249,999	$176	66
28633 Magnolia Ct	0.48mi	3/2.0	1,344 (-11%)	18mo	$139,000	$103	45

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 · 2.89% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-9,415
• Equity at exit: $17,877

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $4,706
• Equity at exit: $10,367

Cash invested: $33,572 (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 77320

• Home prices YoY: -33.0%
• Rents YoY: 2.9%
• Active inventory: 518
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,568 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$328 /mo · $3,936/yr
• Insurance: −$50
• HOA: −$75
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $157

Break-even live

Break-even rent $1,369

Max offer price $119,900

Occupancy floor 85%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 22 events

1. 2026-06-19
   statusdays on market $119,900 Active 263 DOM
2. 2026-06-18
   days on market $119,900 Pending 262 DOM
3. 2026-06-17
   days on market $119,900 Pending 261 DOM
4. 2026-06-16
   days on market $119,900 Pending 260 DOM
5. 2026-06-15
   days on market $119,900 Pending 259 DOM
6. 2026-06-14
   days on market $119,900 Pending 257 DOM
7. 2026-06-13
   statusdays on market $119,900 Pending 256 DOM
8. 2026-06-10
   days on market $119,900 Active 254 DOM
9. 2026-06-09
   days on market $119,900 Active 253 DOM
10. 2026-06-08
    days on market $119,900 Active 252 DOM
11. 2026-06-07
    days on market $119,900 Active 251 DOM
12. 2026-06-03
    days on market $119,900 Active 247 DOM
13. 2026-06-02
    days on market $119,900 Active 246 DOM
14. 2026-06-01
    days on market $119,900 Active 245 DOM
15. 2026-05-31
    days on market $119,900 Active 244 DOM
16. 2026-05-30
    days on market $119,900 Active 243 DOM
17. 2026-05-17
    status Pending 471-char remark

    Show marketing remark (471 chars)

    Escape to the peaceful Waterwood Community for a laid-back country lifestyle in this beautiful 3 bedroom, 2 bath home on a large corner lot. With lake access and an abundance of nature and wildlife, this home is a perfect retreat. Situated between Huntsville and Lake Livingston Communities, and near the Sam Houston National Forest, the location offers endless outdoor activities. Let your imagination run wild as you reimagine this home into your dream country getaway.

18. 2026-03-19
    price $119,900 471-char remark

    Show marketing remark (471 chars)

    Escape to the peaceful Waterwood Community for a laid-back country lifestyle in this beautiful 3 bedroom, 2 bath home on a large corner lot. With lake access and an abundance of nature and wildlife, this home is a perfect retreat. Situated between Huntsville and Lake Livingston Communities, and near the Sam Houston National Forest, the location offers endless outdoor activities. Let your imagination run wild as you reimagine this home into your dream country getaway.

19. 2026-02-14
    price $143,900 471-char remark

    Show marketing remark (471 chars)

    Escape to the peaceful Waterwood Community for a laid-back country lifestyle in this beautiful 3 bedroom, 2 bath home on a large corner lot. With lake access and an abundance of nature and wildlife, this home is a perfect retreat. Situated between Huntsville and Lake Livingston Communities, and near the Sam Houston National Forest, the location offers endless outdoor activities. Let your imagination run wild as you reimagine this home into your dream country getaway.

20. 2025-12-16
    price $159,900 471-char remark

    Show marketing remark (471 chars)

    Escape to the peaceful Waterwood Community for a laid-back country lifestyle in this beautiful 3 bedroom, 2 bath home on a large corner lot. With lake access and an abundance of nature and wildlife, this home is a perfect retreat. Situated between Huntsville and Lake Livingston Communities, and near the Sam Houston National Forest, the location offers endless outdoor activities. Let your imagination run wild as you reimagine this home into your dream country getaway.

21. 2025-09-29
    listed $164,900 Active 471-char remark

    Show marketing remark (471 chars)

    Escape to the peaceful Waterwood Community for a laid-back country lifestyle in this beautiful 3 bedroom, 2 bath home on a large corner lot. With lake access and an abundance of nature and wildlife, this home is a perfect retreat. Situated between Huntsville and Lake Livingston Communities, and near the Sam Houston National Forest, the location offers endless outdoor activities. Let your imagination run wild as you reimagine this home into your dream country getaway.

22. 2019-08-29
    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: $3,936 · $328/mo
• Projected year-2 tax: $3,936 · $328/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $18,818
• − Mortgage interest: −$6,716
• − Property taxes: −$3,936
• − Insurance: −$600
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − HOA: −$900
• − Depreciation: −$3,488
• Taxable income: $167
• Est. tax owed @ 24.0%: −$40
• After-tax cash flow: $1,845/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: Coldspring-Oakhurst CISD
• NCES district ID: 4814520
• Math proficiency: 18% ▼ -9.00%
• Reading proficiency: 28% ▼ -2.00%
• Median HH income: $46,916
• Composite: 20.07/100
• National rank: #8653
• State rank: #732 of 826 in TX

Livability — Point Blank

• Score: 51/100
• State rank: #1477
• US rank: #25299

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment D+ Housing A+ Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walker County · 75,669 people
• Metro: Huntsville, TX
• Population (ZIP): 38,152
• Household income: $55,663
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 1030.0

Population outlook (San Jacinto County) Hauer SSP2

• Today (2025): 29,069 people
• By 2030: 29,750 · +2.3%
• By 2040: 30,714 · +5.7%
• By 2050: 31,010 · +6.7%
• By 2075: 31,616 · +8.8%
• By 2100: 29,874 · +2.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 50% Hispanic / Latino 26% Black 21% Two or more races 15%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 19%

Political lean MEDSL · San Jacinto

• 2024 margin: Solid R (+65.3) · D 17.0% · R 82.3%
• 2008→2024 swing: -27.0pp toward R · 2008: -38.3pp · 2024: -65.3pp
• All cycles: 2024: R+65.3 2020: R+61.9 2016: R+58.4 2012: R+48.9 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.48%
• Current HPI: 190.199
• Rent YoY: ▲ 2.89%
• Metro: Huntsville, 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

-27.3% since first listed

6 events — show timeline

• 2026-05-17 Pending — HARMLS
• 2026-03-19 Price Changed $119,900 HARMLS
• 2026-02-14 Price Changed $143,900 HARMLS
• 2025-12-16 Price Changed $159,900 HARMLS
• 2025-09-29 Listed $164,900 HARMLS
• 2019-08-29 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,936 · +2.9% YoY. Source: county tax records.