501 Bass Boat Vlg #119 · Huntsville, TX 77320

$45,000

1 bd · 1.0 ba · 448 sqft · Condo public records · 195 Days on market

Built 1976 Average condition Garage $100/sqft · 26% below area Est $61k · 26% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Schools +2.5/10.0
• 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.

Key facts

• $75 HOA
• Garage
• Community pool

Tags

• NEXT TO LAKE LIVINGSTON
• BOAT IN BOAT OUT GARAGES

🏷️ Possibly a rental listed for sale. The $45,000 price doesn't fit this home's estimated sale value (~$60,947) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $45k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($941 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 3.0% in Huntsville — 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 (#825 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: amenities C-, crime D-, commute 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: Street El (449 students, 70% FRL); Lincoln J H (math 14% / reading 28%, grade F, #1,387 of 1,662 statewide, top 85%, 347 students, 58% FRL); Coldspring-Oakhurst H S (math 27% / reading 37%, grade F, #1,044 of 1,632 statewide, top 66%, 496 students, 55% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 793 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($40k) 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, 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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 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 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.09% ✓
• Cap rate: 14.04%
• Cash-on-cash: 27.66%
• DSCR: 2.23
• GRM: 4.0

CMA / ARV

• ARV (median comp): $60,947
• List price: $45,000
• Delta: -26.17%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 Bass Boat Vlg #320	0.03mi	1/1.5	448 (0%)	1mo	$96,000	$214	95
501 Bass Boat Vlg #304	0.03mi	1/1.0	448 (0%)	11mo	$57,500	$128	90
501 Waterwood Bay Rd Rd #209	0.04mi	1/1.0	448 (0%)	12mo	$59,900	$134	89
501 Bass Boat Village 218	0.03mi	1/1.0	448 (0%)	30mo	$85,000	$190	79
501 Bass Boat Vlg #103	0.01mi	1/1.0	336 (-25%)	29mo	$62,000	$185	54

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: 21.7%
• Equity multiple: 1.89×
• Total profit: $11,206
• Equity at exit: $6,710

10-year hold

• IRR: 29.8%
• Equity multiple: 3.66×
• Total profit: $33,567
• Equity at exit: $3,891

Cash invested: $12,600 (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 77320

• Home prices YoY: -33.0%
• Rents YoY: 2.9%
• Active inventory: 793
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $941 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$123 /mo · $1,480/yr
• Insurance: −$19
• HOA: −$75
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $290

Break-even live

Break-even rent $573

Max offer price $45,000

Occupancy floor 64%

Sensitivity live

Price	-10% $316	-5% $303	+0% $290	+5% $278	+10% $265
Rent	-10% $216	-5% $253	+0% $290	+5% $328	+10% $365
Rate	-1.0pp $313	-0.5pp $302	base $290	+0.5pp $279	+1.0pp $267

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: $11,250
• Closing costs: $1,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Municipal Utility District disclosure
• HOA & community: Association: Waterwood Improvement & BBVAnnual HOA fee of $900HOA covers insurance, grounds maintenance, and structure maintenanceCommunity 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 waterPublic sewer
• Home design: Residential property3 storiesBuilt in 1976Full ownershipSlab foundationMetal roofAsphalt road access
• Construction: Vinyl siding
• Exterior features: BalconyPlay structureBacks to greenbelt/parkBoat ramp/lift accessPierAssociation pool

Interior

• Kitchen: Electric ovenFree-standing rangeOven
• Bedrooms: Bedroom on third level (10x17)
• Flooring: CarpetPlankVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air (electric)
• Interior features: BalconyHigh ceilingsLoftLaminate countertops
• Laundry & utility: WasherDryerLaundry area in garageElectric dryer hookup

HOA detail $75/mo · $900/yr condo

• Likely covers: waterlandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $45,000 Active 195 DOM
2. 2026-11-07
   days on market $45,000 Active 194 DOM
3. 2026-11-06
   days on market $45,000 Active 193 DOM
4. 2026-11-05
   days on market $45,000 Active 192 DOM
5. 2026-11-04
   days on market $45,000 Active 191 DOM
6. 2026-11-02
   days on market $45,000 Active 189 DOM
7. 2026-11-01
   days on market $45,000 Active 188 DOM
8. 2026-10-31
   days on market $45,000 Active 187 DOM
9. 2026-10-30
   days on market $45,000 Active 186 DOM
10. 2026-10-29
    days on market $45,000 Active 185 DOM
11. 2026-10-28
    days on market $45,000 Active 184 DOM
12. 2026-10-27
    days on market $45,000 Active 183 DOM
13. 2026-10-26
    days on market $45,000 Active 182 DOM
14. 2026-10-25
    days on market $45,000 Active 181 DOM
15. 2026-10-24
    days on market $45,000 Active 180 DOM
16. 2026-10-23
    days on market $45,000 Active 179 DOM
17. 2026-10-22
    days on market $45,000 Active 178 DOM
18. 2026-10-21
    days on market $45,000 Active 177 DOM
19. 2026-10-20
    days on market $45,000 Active 176 DOM
20. 2026-10-19
    days on market $45,000 Active 175 DOM
21. 2026-10-18
    days on market $45,000 Active 174 DOM
22. 2026-10-17
    days on market $45,000 Active 173 DOM
23. 2026-10-16
    days on market $45,000 Active 172 DOM
24. 2026-10-15
    days on market $45,000 Active 171 DOM
25. 2026-10-14
    days on market $45,000 Active 170 DOM
26. 2026-10-13
    days on market $45,000 Active 169 DOM
27. 2026-10-12
    days on market $45,000 Active 168 DOM
28. 2026-10-11
    days on market $45,000 Active 167 DOM
29. 2026-10-10
    days on market $45,000 Active 166 DOM
30. 2026-10-09
    days on market $45,000 Active 165 DOM
31. 2026-10-08
    days on market $45,000 Active 164 DOM
32. 2026-10-07
    days on market $45,000 Active 163 DOM
33. 2026-10-06
    days on market $45,000 Active 162 DOM
34. 2026-10-05
    days on market $45,000 Active 161 DOM
35. 2026-10-04
    days on market $45,000 Active 160 DOM
36. 2026-10-03
    days on market $45,000 Active 159 DOM
37. 2026-10-02
    days on market $45,000 Active 158 DOM
38. 2026-10-01
    days on market $45,000 Active 157 DOM
39. 2026-09-30
    days on market $45,000 Active 156 DOM
40. 2026-09-29
    days on market $45,000 Active 155 DOM
41. 2026-09-28
    days on market $45,000 Active 154 DOM
42. 2026-09-27
    days on market $45,000 Active 153 DOM
43. 2026-09-26
    days on market $45,000 Active 152 DOM
44. 2026-09-25
    days on market $45,000 Active 151 DOM
45. 2026-09-24
    days on market $45,000 Active 150 DOM
46. 2026-09-24
    days on market $45,000 Active 149 DOM
47. 2026-09-22
    days on market $45,000 Active 148 DOM
48. 2026-09-20
    days on market $45,000 Active 146 DOM
49. 2026-09-18
    days on market $45,000 Active 144 DOM
50. 2026-09-17
    days on market $45,000 Active 143 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: $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: $11,294
• − Mortgage interest: −$2,521
• − Property taxes: −$1,480
• − Insurance: −$225
• − Repairs & maintenance: −$904
• − Management: −$904
• − HOA: −$900
• − Depreciation: −$1,309
• Taxable income: $3,052
• Est. tax owed @ 24.0%: −$733
• After-tax cash flow: $2,753/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 · 9 photos

Average 55/100 Moderate rehab Est. rehab $11,200–$20,160 screening

This townhouse requires moderate repairs and maintenance, with potential for significant value increase through updates to paint and landscaping.

Components & finishes AI

Roof metal · good

Repairs flagged

• Minor Carpeted stairs — Worn appearance
• Minor Paint — Faded appearance

Value-add opportunities

• Both Painting and updating bathrooms — Improves appearance and functionality ↑
• Both Landscaping improvements — Enhances curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Coldspring Int F TX #3,470/4,322 Nat'l #32,906/41,679 Middle Lincoln J H F TX #1,387/1,662 Nat'l #11,464/14,009 High Coldspring-Oakhurst H S F TX #1,044/1,632 Nat'l #10,416/17,239

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

C Composite livability gradescore 63/100

Livability — Huntsville

• Score: 63/100
• State rank: #825
• US rank: #14909

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walker County · 29,069 people
• City population: 75,669
• Metro: Huntsville, TX
• Population (ZIP): 38,152
• Household income: $55,663
• Rent vs Own: 34.1% rent · 65.9% own
• Severe rent burden: 19% of renters

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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%

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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%
• Languages at home: 79% English-only · Spanish 19%

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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

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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

Property features AI

Finance

• Other: Municipal Utility District disclosure
• HOA & community: Association: Waterwood Improvement & BBVAnnual HOA fee of $900HOA covers insurance, grounds maintenance, and structure maintenanceCommunity 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 waterPublic sewer
• Home design: Residential property3 storiesBuilt in 1976Full ownershipSlab foundationMetal roofAsphalt road access
• Construction: Vinyl siding
• Exterior features: BalconyPlay structureBacks to greenbelt/parkBoat ramp/lift accessPierAssociation pool

Interior

• Kitchen: Electric ovenFree-standing rangeOven
• Bedrooms: Bedroom on third level (10x17)
• Flooring: CarpetPlankVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air (electric)
• Interior features: BalconyHigh ceilingsLoftLaminate countertops
• Laundry & utility: WasherDryerLaundry area in garageElectric dryer hookup

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.