501 Bass Boat Vlg #211 · Huntsville, TX 77320

$55,000

1 bd · 1.0 ba · 448 sqft · Condo · 150 Days on market

Built 1976 Good condition Garage $123/sqft · at area comps Est $58k · 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• 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

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($932 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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); 719 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($48k) 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.70% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.94%
• DSCR: 1.98
• GRM: 4.9

CMA / ARV

• ARV (median comp): $57,531
• List price: $55,000
• Delta: -4.40%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 8 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%)	10mo	$59,900	$134	91
501 Bass Boat Vlg #304	0.03mi	1/1.0	448 (0%)	10mo	$57,500	$128	90
219 Bass Boat Vlg	0.01mi	1/1.0	448 (0%)	40mo	$69,500	$155	80
222 Bass Boat Vlg	0.01mi	1/1.0	448 (0%)	42mo	$55,000	$123	79
501 Bass Boat Village 218	0.02mi	1/1.0	448 (0%)	28mo	$85,000	$190	79
118 Bass Boat Vlg	0.03mi	1/1.0	448 (0%)	45mo	$68,500	$153	79
501 Bass Boat Vlg #103	0.02mi	1/1.0	336 (-25%)	27mo	$62,000	$185	54
26601 Quail Ct	1.05mi	1/1.0	440 (-2%)	59mo	$59,000	$134	42

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: 14.6%
• Equity multiple: 1.58×
• Total profit: $8,975
• Equity at exit: $8,201

10-year hold

• IRR: 23.3%
• Equity multiple: 3.00×
• Total profit: $30,725
• 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: 719
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $932 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$75
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $282

Break-even live

Break-even rent $576

Max offer price $55,000

Occupancy floor 65%

Sensitivity live

Price	-10% $320	-5% $301	+0% $282	+5% $263	+10% $244
Rent	-10% $208	-5% $245	+0% $282	+5% $318	+10% $355
Rate	-1.0pp $309	-0.5pp $296	base $282	+0.5pp $267	+1.0pp $253

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

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

Exterior

• Parking: Attached garage (1 car)
• Security: Association-provided security/guard
• Utilities: Public waterPublic sewer
• Home design: Residential property3 storiesHas a view
• Construction: Vinyl sidingMetal roofSlab foundationBuilt in 1976
• Exterior features: BalconyAssociation poolBoat ramp/lift accessPierAsphalt road surface

Interior

• Kitchen: Electric ovenElectric rangeOvenRefrigerator
• Bedrooms: Bedroom on third level (approx. 10 x 17)Living room on second level (approx. 15 x 17)
• Flooring: CarpetTile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air (electric)
• Interior features: High ceilingsLaminate countertopsLoft
• Laundry & utility: Laundry in garageElectric dryer hookup

HOA detail $75/mo · $900/yr condo

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

Listing history 50 events

1. 2026-09-24
   days on market $55,000 Active 150 DOM
2. 2026-09-24
   days on market $55,000 Active 149 DOM
3. 2026-09-22
   days on market $55,000 Active 148 DOM
4. 2026-09-20
   days on market $55,000 Active 146 DOM
5. 2026-09-18
   days on market $55,000 Active 144 DOM
6. 2026-09-17
   days on market $55,000 Active 143 DOM
7. 2026-09-16
   days on market $55,000 Active 142 DOM
8. 2026-09-15
   days on market $55,000 Active 141 DOM
9. 2026-09-14
   days on market $55,000 Active 140 DOM
10. 2026-09-13
    days on market $55,000 Active 139 DOM
11. 2026-09-12
    days on market $55,000 Active 138 DOM
12. 2026-09-11
    pricedays on market $55,000 Active 137 DOM
13. 2026-09-05
    days on market $65,000 Active 131 DOM
14. 2026-09-04
    days on market $65,000 Active 130 DOM
15. 2026-09-03
    days on market $65,000 Active 129 DOM
16. 2026-09-02
    days on market $65,000 Active 128 DOM
17. 2026-08-30
    days on market $65,000 Active 125 DOM
18. 2026-08-29
    days on market $65,000 Active 124 DOM
19. 2026-08-28
    days on market $65,000 Active 123 DOM
20. 2026-08-27
    days on market $65,000 Active 122 DOM
21. 2026-08-26
    days on market $65,000 Active 121 DOM
22. 2026-08-25
    days on market $65,000 Active 120 DOM
23. 2026-08-24
    days on market $65,000 Active 119 DOM
24. 2026-08-23
    days on market $65,000 Active 118 DOM
25. 2026-08-22
    days on market $65,000 Active 117 DOM
26. 2026-08-21
    days on market $65,000 Active 116 DOM
27. 2026-08-20
    days on market $65,000 Active 115 DOM
28. 2026-08-19
    days on market $65,000 Active 114 DOM
29. 2026-08-18
    days on market $65,000 Active 113 DOM
30. 2026-08-17
    days on market $65,000 Active 112 DOM
31. 2026-08-16
    days on market $65,000 Active 111 DOM
32. 2026-08-15
    days on market $65,000 Active 110 DOM
33. 2026-08-14
    days on market $65,000 Active 109 DOM
34. 2026-08-13
    days on market $65,000 Active 108 DOM
35. 2026-08-12
    days on market $65,000 Active 107 DOM
36. 2026-08-11
    days on market $65,000 Active 106 DOM
37. 2026-08-10
    days on market $65,000 Active 105 DOM
38. 2026-08-09
    days on market $65,000 Active 104 DOM
39. 2026-08-08
    days on market $65,000 Active 103 DOM
40. 2026-08-07
    days on market $65,000 Active 102 DOM
41. 2026-08-06
    days on market $65,000 Active 101 DOM
42. 2026-08-05
    days on market $65,000 Active 100 DOM
43. 2026-08-04
    days on market $65,000 Active 99 DOM
44. 2026-08-03
    days on market $65,000 Active 98 DOM
45. 2026-07-31
    days on market $65,000 Active 95 DOM
46. 2026-07-29
    days on market $65,000 Active 93 DOM
47. 2026-07-27
    days on market $65,000 Active 91 DOM
48. 2026-07-25
    days on market $65,000 Active 89 DOM
49. 2026-07-23
    days on market $65,000 Active 87 DOM
50. 2026-07-22
    days on market $65,000 Active 86 DOM

ⓘ 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: $11,189
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$895
• − Management: −$895
• − HOA: −$900
• − Depreciation: −$1,600
• Taxable income: $2,718
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $2,726/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 ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Street El 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%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 9% · Canada, Vietnam
• 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: Lease not considered
• Financial info: Annual association fee
• HOA & community: Member of Waterwood Improvement AssociationCommunity poolAssociation amenities include picnic area, playground, pickleball, park, pool, security/guardAssociation fee paid annually

Exterior

• Parking: Attached garage (1 car)
• Security: Association-provided security/guard
• Utilities: Public waterPublic sewer
• Home design: Residential property3 storiesHas a view
• Construction: Vinyl sidingMetal roofSlab foundationBuilt in 1976
• Exterior features: BalconyAssociation poolBoat ramp/lift accessPierAsphalt road surface

Interior

• Kitchen: Electric ovenElectric rangeOvenRefrigerator
• Bedrooms: Bedroom on third level (approx. 10 x 17)Living room on second level (approx. 15 x 17)
• Flooring: CarpetTile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric)Central air (electric)
• Interior features: High ceilingsLaminate countertopsLoft
• Laundry & utility: Laundry in garageElectric dryer hookup

Price history

1 event — show timeline

• 2026-04-20 Listed $65,000 HARMLS