501 Bass Boat Vlg #211 · Point Blank, TX 77320

$65,000

1 bd · 1.0 ba · 448 sqft · Townhouse · 53 Days on market

Built 1976 Good condition 406 sqft lot $145/sqft · at area comps Est $65k · at est. $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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.4/15.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Livability +2.6/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Bass Boat Village town homes are situated at Waterwood Marina and have access to the subdivision boat launch. With open views of Waterwood Bay of Lake Livingston, you can sit on the balcony and enjoy your morning coffee or an evening cocktail. Garage is the first level, living/kitchen/bath are the second level and the third level is a loft bedroom. Enjoy the tranquil park-like setting just outside your door. Fish, picnic, play, and gather at the water with friends and family. These townhomes with views like this are rare so take advantage while you can! Ready for you to add your personal touches and make it yours! Call for your appointment today!

Key facts

• $75 HOA
• Garage
• Community pool

Tags

• ACCESS TO BOAT LAUNCH
• OPEN VIEWS OF WATERWOOD BAY
• TRANQUIL PARK-LIKE SETTING

Property features AI

Finance

• Other: Lease not considered
• Financial info: Annual association fee
• HOA & community: Member of Waterwood Improvement Association; Community pool; Association amenities include picnic area, playground, pickleball, park, pool, security/guard; Association fee paid annually

Exterior

• Parking: Attached garage (1 car)
• Security: Association-provided security/guard
• Utilities: Public water; Public sewer
• Home design: Residential property; 3 stories; Has a view
• Construction: Vinyl siding; Metal roof; Slab foundation; Built in 1976
• Exterior features: Balcony; Association pool; Boat ramp/lift access; Pier; Asphalt road surface

Interior

• Kitchen: Electric oven; Electric range; Oven; Refrigerator
• Bedrooms: Bedroom on third level (approx. 10 x 17); Living room on second level (approx. 15 x 17)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: High ceilings; Laminate countertops; Loft
• Laundry & utility: Laundry in garage; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($930 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 $449 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 $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $63,050 (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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.43% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.90%
• DSCR: 1.62
• GRM: 5.8

CMA / ARV

• ARV (median comp): $64,785
• List price: $65,000
• Delta: 0.33%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 Waterwood Bay Rd Rd #209	0.01mi	1/1.0	448 (0%)	7mo	$59,900	$134	94
501 Bass Boat Vlg #304	0.03mi	1/1.0	448 (0%)	6mo	$57,500	$128	93

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: 4.1%
• Equity multiple: 1.16×
• Total profit: $2,852
• Equity at exit: $9,692

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $19,598
• Equity at exit: $5,620

Cash invested: $18,200 (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: 5.8×

Monthly cashflow live

• Estimated rent: $930 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$75
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $211

Break-even live

Break-even rent $664

Max offer price $65,000

Occupancy floor 72%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 17 events

1. 2026-06-19
   days on market $65,000 Active 53 DOM
2. 2026-06-18
   days on market $65,000 Active 52 DOM
3. 2026-06-17
   days on market $65,000 Active 51 DOM
4. 2026-06-16
   days on market $65,000 Active 50 DOM
5. 2026-06-15
   days on market $65,000 Active 49 DOM
6. 2026-06-14
   days on market $65,000 Active 47 DOM
7. 2026-06-13
   days on market $65,000 Active 46 DOM
8. 2026-06-10
   days on market $65,000 Active 44 DOM
9. 2026-06-09
   days on market $65,000 Active 43 DOM
10. 2026-06-08
    days on market $65,000 Active 42 DOM
11. 2026-06-07
    days on market $65,000 Active 41 DOM
12. 2026-06-03
    days on market $65,000 Active 37 DOM
13. 2026-06-02
    days on market $65,000 Active 36 DOM
14. 2026-06-01
    days on market $65,000 Active 35 DOM
15. 2026-05-31
    days on market $65,000 Active 34 DOM
16. 2026-05-30
    days on market $65,000 Active 33 DOM
17. 2026-04-20
    listed $65,000 Active 658-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 30% 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 99% 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: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$893
• − Management: −$893
• − HOA: −$900
• − Depreciation: −$1,891
• Taxable income: $1,647
• Est. tax owed @ 24.0%: −$395
• After-tax cash flow: $2,135/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 · 12 photos

Good 80/100 None rehab

This property is in good condition with no major repairs needed. A fresh coat of paint and some maintenance on the exterior can significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Inspect and clean gutters — Clean gutters improve drainage and prevent water damage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Inspect and clean gutters — Clean gutters improve drainage and prevent water damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-20 Listed $65,000 HARMLS