206 Gibbs St · Navasota, TX 77868

$159,000

2 bd · 2.0 ba · 1,070 sqft · SingleFamily public records · 29 Days on market

Built 1953 7,244 sqft lot Est $140k · 13% over

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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 +16.2/30.0
• DSCR +5.0/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bath cottage-style home blending timeless character with modern comfort. Recent (2026) updates include new vanity, new flooring, freshly painted interior, new lighting, and new HVAC installed. Nestled beneath mature shade trees, this inviting property features an open-concept living and dining area filled with abundant natural light. The spacious family room showcases a beautiful scenic bay window, creating the perfect spot to relax and unwind. Durable laminate vinyl flooring flows throughout the home for easy maintenance and style. Located in a well-established neighborhood just minutes from downtown Navasota, this home offers the convenience of nearby shopping, and everyday essentials within walking distance. Whether you’re looking for a starter home, investment property, or cozy retreat, this charming residence is full of potential and small-town appeal. Don’t miss your opportunity to own this Navasota gem, schedule your private showing today before it’s gone!

Key facts

• Recent updates
• Open concept living
• Nearby shopping

Tags

• COTTAGE STYLE HOME
• RECENT UPDATES
• OPEN CONCEPT LIVING
• SCENIC BAY WINDOW
• WELL ESTABLISHED NEIGHBORHOOD
• NEARBY SHOPPING

Property features AI

Exterior

• Parking: No parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Residential property; Located in the Camp Im subdivision
• Construction: Other foundation
• Exterior features: Public water available; Public sewer available

Interior

• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling; Has heating and cooling
• Interior features: Electric water heater; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (13.9% below list).
• Recommended offer: $137k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Brule El (math 32% / reading 32%, grade F, #2,268 of 4,322 statewide, top 55%, 327 students, 84% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $5k 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 29 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 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

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% 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 $136,878 (13.9% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $140,170
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
813 Foster St	0.67mi	2/1.0	960 (-10%)	1mo	$65,000	$68	47
713 Grace St	0.55mi	3/1.0 (+1)	1,107 (+4%)	22mo	$145,000	$131	41

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-20,357
• Equity at exit: $23,707

10-year hold

• IRR: -3.7%
• Equity multiple: 0.76×
• Total profit: $-10,882
• Equity at exit: $13,747

Cash invested: $44,520 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$96 /mo · $1,148/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $86

Break-even live

Break-even rent $1,260

Max offer price $159,000

Occupancy floor 89%

Sensitivity live

Price	-10% $176	-5% $131	+0% $86	+5% $41	+10% $-4
Rent	-10% $-23	-5% $32	+0% $86	+5% $140	+10% $194
Rate	-1.0pp $166	-0.5pp $126	base $86	+0.5pp $44	+1.0pp $2

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
803 E McAlpine St Navasota, TX	1.0	1.0	800	$1,000	$1.25	14d	1	0.61mi
202 N Second St Navasota, TX	2.0	1.0	800	$1,025	$1.28	12d	1	0.79mi
812 Mockingbird St Navasota, TX	3.0	2.0	1276	$1,850	$1.45	45d	1	0.92mi
118 Miller St Unit 1328087P Navasota, TX	2.0	1.0	904	$3,765	$4.16	0d	1	1.01mi
1221 High St Navasota, TX	3.0	2.0	1272	$1,900	$1.49	22d	1	1.31mi

Listing history 18 events

1. 2026-06-21
   days on market $159,000 Active 29 DOM
2. 2026-06-18
   days on market $159,000 Active 26 DOM
3. 2026-06-17
   days on market $159,000 Active 25 DOM
4. 2026-06-16
   days on market $159,000 Active 24 DOM
5. 2026-06-15
   days on market $159,000 Active 23 DOM
6. 2026-06-13
   days on market $159,000 Active 21 DOM
7. 2026-06-09
   days on market $159,000 Active 17 DOM
8. 2026-06-08
   days on market $159,000 Active 16 DOM
9. 2026-06-07
   days on market $159,000 Active 15 DOM
10. 2026-06-04
    days on market $159,000 Active 12 DOM
11. 2026-06-03
    days on market $159,000 Active 11 DOM
12. 2026-06-02
    days on market $159,000 Active 10 DOM
13. 2026-06-01
    days on market $159,000 Active 9 DOM
14. 2026-05-31
    days on market $159,000 Active 8 DOM
15. 2026-05-23
    listed $159,000 Active 1018-char remark

    Show marketing remark (1018 chars)

    Charming 2-bedroom, 1-bath cottage-style home blending timeless character with modern comfort. Recent (2026) updates include new vanity, new flooring, freshly painted interior, new lighting, and new HVAC installed. Nestled beneath mature shade trees, this inviting property features an open-concept living and dining area filled with abundant natural light. The spacious family room showcases a beautiful scenic bay window, creating the perfect spot to relax and unwind. Durable laminate vinyl flooring flows throughout the home for easy maintenance and style. Located in a well-established neighborhood just minutes from downtown Navasota, this home offers the convenience of nearby shopping, and everyday essentials within walking distance. Whether you’re looking for a starter home, investment property, or cozy retreat, this charming residence is full of potential and small-town appeal. Don’t miss your opportunity to own this Navasota gem, schedule your private showing today before it’s gone!

16. 2026-05-22
    listed $159,000 Active
17. 2022-12-06
    soldstatus
18. 2007-09-21
    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: $1,148 · $96/mo
• Projected year-2 tax: $2,910 · $242/mo
• Expected delta: +$1,761/yr (+$147/mo · 153.4%)

ⓘ 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 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: $16,425
• − Mortgage interest: −$8,906
• − Property taxes: −$1,148
• − Insurance: −$795
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$4,625
• Taxable loss: −$1,678
• Est. tax savings @ 24.0%: +$403
• After-tax cash flow: $1,430/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

+0.0% since first listed

4 events — show timeline

• 2026-05-23 Listed $159,000 HARMLS
• 2026-05-22 Listed $159,000 BCSRMLS
• 2022-12-06 Sold (Public Records) — Public Records
• 2007-09-21 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,148 · -2.1% YoY. Source: county tax records.