311 Ruby Ford Dr · Cove, TX 77523

$304,010

4 bd · 2.5 ba · 2,466 sqft · Land · 15 Days on market

Built 2025 7,501 sqft lot $75/mo HOA · 3% of rent ↓ 14% 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 +18.8/30.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• DSCR +5.9/10.0
• 1% rule +4.0/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Brown espresso cabinets with gleaming granite countertops set the stage for modern comfort at Windcress—a vibrant community where exceptional living meets unbeatable value. Step inside open-concept homes with versatile floor plans designed for today’s lifestyle, and step outside to enjoy state-of-the-art amenities you won’t find anywhere else in the area: a sparkling resort-style pool, tot lot, putting green, pickleball courts, and so much more! Perfectly located near Mont Belvieu, Windcress is zoned to the top-rated Barbers Hill ISD and offers quick access to I-10 and FM 146. More than just a neighborhood, Windcress is your next adventure—where city convenience m

Key facts

• Pickleball courts
• Open-concept homes
• Resort-style pool

Tags

• GRANITE COUNTERTOPS
• OPEN-CONCEPT HOMES
• STATE-OF-THE-ART AMENITIES
• RESORT-STYLE POOL
• PUTTING GREEN
• PICKLEBALL COURTS

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $304k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/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 $273k (10.3% below list).
• Recommended offer: $273k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 5.3% in Cove — 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 64/100 on livability (#766 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Barbers Hill ISD (rural): math 72% / reading 65% proficiency, ranked #12 of 826 in TX (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Barbers Hill El South (math 68% / reading 62%, grade B+, #246 of 4,322 statewide, top 6%, 883 students, 37% FRL); Barbers Hill Middle South (math 77% / reading 63%, grade A, #58 of 1,662 statewide, top 4%, 636 students, 0% FRL); Barbers Hill H S (math 70% / reading 74%, grade B+, #95 of 1,632 statewide, top 7%, 1,972 students, 0% FRL) — zoned schools average 12% FRL vs 28% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.4%/yr); 781 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 629 units permitted in Chambers 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 $9k of value loss. Plan a longer hold.
• Chambers County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $272,743 (10.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-28,710
• Equity at exit: $45,329

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $4,449
• Equity at exit: $26,285

Cash invested: $85,123 (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 77523

• Home prices YoY: -31.5%
• Rents YoY: 3.4%
• Active inventory: 781
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,727 medium
• Mortgage (P&I): −$1,594
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$127
• HOA: −$75
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $306

Break-even live

Break-even rent $2,340

Max offer price $304,010

Occupancy floor 84%

Sensitivity live

Price	-10% $478	-5% $392	+0% $306	+5% $-126	+10% $-231
Rent	-10% $91	-5% $199	+0% $306	+5% $414	+10% $522
Rate	-1.0pp $459	-0.5pp $384	base $306	+0.5pp $228	+1.0pp $147

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: $76,002
• Closing costs: $9,120
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14930 Spring Forest Ln Baytown, TX	4.0	2.0	1829	$2,750	$1.50	44d	1	0.44mi
14739 Sweet Water Dr Baytown, TX	4.0	2.0	1821	$2,395	$1.32	2d	1	0.55mi
8411 Hannah Rd Baytown, TX	4.0	2.5	2329	$2,195	$0.94	25d	1	1.27mi
8414 Liberty Sky Rd Baytown, TX	3.0	2.5	2046	$2,095	$1.02	25d	1	1.29mi

HOA detail

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

Listing history 12 events

1. 2026-03-20
   status Pending
2. 2026-03-05
   listed $304,010 Active
3. 2026-03-05
   historical
4. 2026-02-20
   price $309,000
5. 2026-02-01
   price $319,900
6. 2026-01-26
   price $334,850
7. 2025-10-30
   status Active
8. 2025-10-02
   status Pending
9. 2025-09-10
   listed $329,990 Active
10. 2025-09-10
    historical
11. 2025-08-13
    price $334,850
12. 2025-04-24
    listed $351,850 Active

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $5,563 · $464/mo
• Expected delta: +$4,934/yr (+$411/mo · 784.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $32,729
• − Mortgage interest: −$17,029
• − Property taxes: −$629
• − Insurance: −$1,520
• − Repairs & maintenance: −$2,618
• − Management: −$2,618
• − HOA: −$900
• − Depreciation: −$8,844
• Taxable loss: −$1,430
• Est. tax savings @ 24.0%: +$343
• After-tax cash flow: $4,019/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: Barbers Hill ISD
• NCES district ID: 4809450
• Math proficiency: 72% ▼ -5.00%
• Reading proficiency: 65% ▼ -1.00%
• Median HH income: $87,257
• Composite: 61.73/100
• National rank: #737
• State rank: #12 of 826 in TX

Livability — Cove

• Score: 64/100
• State rank: #766
• US rank: #13996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chambers County · 30,186 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 30,186
• Household income: $124,188
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 549.0

Population outlook (Chambers County) Hauer SSP2

• Today (2025): 46,946 people
• By 2030: 51,094 · +8.8%
• By 2040: 59,578 · +26.9%
• By 2050: 68,318 · +45.5%
• By 2075: 90,485 · +92.7%
• By 2100: 104,885 · +123.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Hispanic / Latino 25% Two or more races 11% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 82% English-only · Spanish 17%

Political lean MEDSL · Chambers

• 2024 margin: Solid R (+65.6) · D 16.8% · R 82.4%
• 2008→2024 swing: -14.4pp toward R · 2008: -51.2pp · 2024: -65.6pp
• All cycles: 2024: R+65.6 2020: R+61.7 2016: R+62.1 2012: R+61.1 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.33%
• Current HPI: 222.6999
• Rent YoY: ▲ 3.42%
• Metro: Houston-The Woodlands-Sugar Land, 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

-13.6% since first listed

12 events — show timeline

• 2026-03-20 Pending — HARMLS
• 2026-03-05 Listing Removed — HARMLS
• 2026-03-05 Listed $304,010 HARMLS
• 2026-02-20 Price Changed $309,000 HARMLS
• 2026-02-01 Price Changed $319,900 HARMLS
• 2026-01-26 Price Changed $334,850 HARMLS
• 2025-10-30 Relisted — HARMLS
• 2025-10-02 Pending — HARMLS
• 2025-09-10 Listing Removed — HARMLS
• 2025-09-10 Listed $329,990 HARMLS
• 2025-08-13 Price Changed $334,850 HARMLS
• 2025-04-24 Listed $351,850 HARMLS