501 Bass Boat Vlg #119 · Point Blank, TX 77320

$55,000

1 bd · 1.0 ba · 448 sqft · SingleFamily public records · 53 Days on market

Built 1976 405 sqft lot $123/sqft · 15% below area Est $65k · 15% under $75/mo HOA · 8% of rent

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Why this score? — see what drove the B 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
• ARV discount +14.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Here is a perfect opportunity to purchase a getaway property at an incredible price. Take this well-priced townhome, next to Lake Livingston and Waterwood National Golf Course, make a few updates and have a coveted getaway. The Bass Boat Village townhomes were built for those who love water sports and golf. The "boat in, boat out" garages make it easy to use and store your boat. Maintenance fees in addition to the Waterwood Improvement Association for the Bass Boat Village townhomes is $125 per month and provides insurance on the buildings, termite protection, the roofs, the balconies, and grounds maintenance. And with all this provided, you'll have a getaway that is maintained fo

Key facts

• $75 HOA
• Garage
• Community pool

Tags

• NEXT TO LAKE LIVINGSTON
• BOAT IN BOAT OUT GARAGES

Property features AI

Finance

• Other: Municipal Utility District disclosure
• HOA & community: Association: Waterwood Improvement & BBV; Annual HOA fee of $900; HOA covers insurance, grounds maintenance, and structure maintenance; Community amenities include maintenance of grounds, picnic area, playground, pickleball, park, pool, and security/guard

Exterior

• Parking: Attached garage (1 space); Unassigned parking
• Security: Gated/guarded community features
• Utilities: Public water; Public sewer
• Home design: Residential property; 3 stories; Built in 1976; Full ownership; Slab foundation; Metal roof; Asphalt road access
• Construction: Vinyl siding
• Exterior features: Balcony; Play structure; Backs to greenbelt/park; Boat ramp/lift access; Pier; Association pool

Interior

• Kitchen: Electric oven; Free-standing range; Oven
• Bedrooms: Bedroom on third level (10x17)
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Balcony; High ceilings; Loft; Laminate countertops
• Laundry & utility: Washer; Dryer; Laundry area in garage; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($930 rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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, amenities 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.
• Zoned schools: Coldspring-Oakhurst H S (math 27% / reading 37%, grade F, #1,044 of 1,632 statewide, top 66%, 496 students, 55% FRL).
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.9% rent growth), your $15k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 98% 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 $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.69% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.56%
• DSCR: 1.78
• GRM: 4.9

CMA / ARV

• ARV (median comp): $64,785
• List price: $55,000
• Delta: -15.10%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.89% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.35×
• Total profit: $5,432
• Equity at exit: $8,201

10-year hold

• IRR: 18.2%
• Equity multiple: 2.50×
• Total profit: $23,172
• Equity at exit: $4,755

Cash invested: $15,400 (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: 4.9×

Monthly cashflow live

• Estimated rent: $930 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$123 /mo · $1,480/yr
• Insurance: −$23
• HOA: −$75
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $225

Break-even live

Break-even rent $645

Max offer price $55,000

Occupancy floor 71%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 18 events

1. 2026-06-19
   days on market $55,000 Active 53 DOM
2. 2026-06-18
   days on market $55,000 Active 52 DOM
3. 2026-06-17
   days on market $55,000 Active 51 DOM
4. 2026-06-16
   days on market $55,000 Active 50 DOM
5. 2026-06-15
   days on market $55,000 Active 49 DOM
6. 2026-06-14
   days on market $55,000 Active 47 DOM
7. 2026-06-13
   days on market $55,000 Active 46 DOM
8. 2026-06-10
   days on market $55,000 Active 44 DOM
9. 2026-06-09
   days on market $55,000 Active 43 DOM
10. 2026-06-08
    days on market $55,000 Active 42 DOM
11. 2026-06-07
    days on market $55,000 Active 41 DOM
12. 2026-06-03
    days on market $55,000 Active 37 DOM
13. 2026-06-02
    days on market $55,000 Active 36 DOM
14. 2026-06-01
    days on market $55,000 Active 35 DOM
15. 2026-05-31
    days on market $55,000 Active 34 DOM
16. 2026-05-30
    days on market $55,000 Active 33 DOM
17. 2026-04-20
    listed $55,000 Active 734-char remark
18. 2004-12-08
    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: $1,480 · $123/mo
• Projected year-2 tax: $1,480 · $123/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 3/10 Moderate FEMA zone X (unshaded) · 18% 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 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,165
• − Mortgage interest: −$3,081
• − Property taxes: −$1,480
• − Insurance: −$275
• − Repairs & maintenance: −$893
• − Management: −$893
• − HOA: −$900
• − Depreciation: −$1,600
• Taxable income: $2,043
• Est. tax owed @ 24.0%: −$490
• After-tax cash flow: $2,214/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

2 events — show timeline

• 2026-04-20 Listed $55,000 HARMLS
• 2004-12-08 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,480 · +1.2% YoY. Source: county tax records.