28629 Netawaka · Point Blank, TX 77320

$85,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 485 Days on market

Built 1977 5,000 sqft lot $93/sqft · 26% below area Est $114k · 26% under $75/mo HOA · 6% 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 +25.1/30.0
• ARV discount +15.0/15.0
• 1% rule +9.0/10.0
• DSCR +8.2/10.0
• Rent growth +3.2/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cute one story home has a huge covered area to park your cars, cook out and enjoy the outdoors under cover. The two sets of French doors allow plenty of light to flow into the living and kitchen area. The kitchen has ample space and is open to the living area so no one will be left out. The wood burning fireplace provides added warmth to cut the chill on the cold days. One bedroom has a convenient half bath with a stacked washer and dryer. Priced perfectly for a first home, or an investment property. All appliances transfer with purchase. Come see our beautiful subdivision, teeming with lots of wildlife and beauty. Waterwood is the place to call home!

Key facts

• Half bath
• French doors
• Huge covered area

Tags

• HUGE COVERED AREA
• FRENCH DOORS
• WOOD BURNING FIREPLACE
• HALF BATH
• STACKED WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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, schools 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.
• 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 $588 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 485 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $30k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 485 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 1977 — 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. 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 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?
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 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: 1.40% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.44%
• DSCR: 1.42
• GRM: 6.0

CMA / ARV

• ARV (median comp): $114,421
• List price: $85,000
• Delta: -25.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26574 Pools Creek Dr	0.28mi	2/1.0	900 (-1%)	14mo	$59,000	$66	73
26621 Quail Ct	0.17mi	2/2.0	880 (-4%)	15mo	$149,000	$169	70
26625 Primrose Ct	0.13mi	3/2.0 (+1)	868 (-5%)	20mo	$139,000	$160	60
26620 Quail Ct	0.19mi	2/1.5	818 (-10%)	14mo	$128,000	$156	60
28645 Netawaka Ct	0.03mi	2/1.5	808 (-11%)	24mo	$140,000	$173	58
28621 Rantoul Ct	0.06mi	3/2.5 (+1)	832 (-9%)	18mo	$112,000	$135	56

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-1,864
• Equity at exit: $12,674

10-year hold

• IRR: 7.6%
• Equity multiple: 1.57×
• Total profit: $13,673
• Equity at exit: $7,349

Cash invested: $23,800 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$195 /mo · $2,336/yr
• Insurance: −$35
• HOA: −$75
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $187

Break-even live

Break-even rent $950

Max offer price $85,000

Occupancy floor 79%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 35 events

1. 2026-06-19
   days on market $85,000 Active 485 DOM
2. 2026-06-18
   days on market $85,000 Active 484 DOM
3. 2026-06-18
   price $85,000 Active 483 DOM
4. 2026-06-17
   days on market $90,000 Active 483 DOM
5. 2026-06-16
   days on market $90,000 Active 482 DOM
6. 2026-06-15
   days on market $90,000 Active 481 DOM
7. 2026-06-14
   days on market $90,000 Active 479 DOM
8. 2026-06-13
   days on market $90,000 Active 478 DOM
9. 2026-06-10
   days on market $90,000 Active 476 DOM
10. 2026-06-09
    days on market $90,000 Active 475 DOM
11. 2026-06-08
    days on market $90,000 Active 474 DOM
12. 2026-06-07
    days on market $90,000 Active 473 DOM
13. 2026-06-03
    days on market $90,000 Active 469 DOM
14. 2026-06-02
    days on market $90,000 Active 468 DOM
15. 2026-06-01
    days on market $90,000 Active 467 DOM
16. 2026-05-31
    days on market $90,000 Active 466 DOM
17. 2026-05-30
    days on market $90,000 Active 465 DOM
18. 2026-04-04
    price $95,000 664-char remark

    Show marketing remark (664 chars)

    This cute one story home has a huge covered area to park your cars, cook out and enjoy the outdoors under cover. The two sets of French doors allow plenty of light to flow into the living and kitchen area. The kitchen has ample space and is open to the living area so no one will be left out. The wood burning fireplace provides added warmth to cut the chill on the cold days. One bedroom has a convenient half bath with a stacked washer and dryer. Priced perfectly for a first home, or an investment property. All appliances transfer with purchase. Come see our beautiful subdivision, teeming with lots of wildlife and beauty. Waterwood is the place to call home!

19. 2026-02-11
    price $99,900 664-char remark

    Show marketing remark (664 chars)

    This cute one story home has a huge covered area to park your cars, cook out and enjoy the outdoors under cover. The two sets of French doors allow plenty of light to flow into the living and kitchen area. The kitchen has ample space and is open to the living area so no one will be left out. The wood burning fireplace provides added warmth to cut the chill on the cold days. One bedroom has a convenient half bath with a stacked washer and dryer. Priced perfectly for a first home, or an investment property. All appliances transfer with purchase. Come see our beautiful subdivision, teeming with lots of wildlife and beauty. Waterwood is the place to call home!

20. 2026-02-11
    status Active 664-char remark

    Show marketing remark (664 chars)

    This cute one story home has a huge covered area to park your cars, cook out and enjoy the outdoors under cover. The two sets of French doors allow plenty of light to flow into the living and kitchen area. The kitchen has ample space and is open to the living area so no one will be left out. The wood burning fireplace provides added warmth to cut the chill on the cold days. One bedroom has a convenient half bath with a stacked washer and dryer. Priced perfectly for a first home, or an investment property. All appliances transfer with purchase. Come see our beautiful subdivision, teeming with lots of wildlife and beauty. Waterwood is the place to call home!

21. 2026-02-06
    historical 664-char remark

    Show marketing remark (664 chars)

    This cute one story home has a huge covered area to park your cars, cook out and enjoy the outdoors under cover. The two sets of French doors allow plenty of light to flow into the living and kitchen area. The kitchen has ample space and is open to the living area so no one will be left out. The wood burning fireplace provides added warmth to cut the chill on the cold days. One bedroom has a convenient half bath with a stacked washer and dryer. Priced perfectly for a first home, or an investment property. All appliances transfer with purchase. Come see our beautiful subdivision, teeming with lots of wildlife and beauty. Waterwood is the place to call home!

22. 2025-10-03
    price $107,500 664-char remark

    Show marketing remark (664 chars)

    This cute one story home has a huge covered area to park your cars, cook out and enjoy the outdoors under cover. The two sets of French doors allow plenty of light to flow into the living and kitchen area. The kitchen has ample space and is open to the living area so no one will be left out. The wood burning fireplace provides added warmth to cut the chill on the cold days. One bedroom has a convenient half bath with a stacked washer and dryer. Priced perfectly for a first home, or an investment property. All appliances transfer with purchase. Come see our beautiful subdivision, teeming with lots of wildlife and beauty. Waterwood is the place to call home!

23. 2025-05-15
    price $112,500 664-char remark

    Show marketing remark (664 chars)

    This cute one story home has a huge covered area to park your cars, cook out and enjoy the outdoors under cover. The two sets of French doors allow plenty of light to flow into the living and kitchen area. The kitchen has ample space and is open to the living area so no one will be left out. The wood burning fireplace provides added warmth to cut the chill on the cold days. One bedroom has a convenient half bath with a stacked washer and dryer. Priced perfectly for a first home, or an investment property. All appliances transfer with purchase. Come see our beautiful subdivision, teeming with lots of wildlife and beauty. Waterwood is the place to call home!

24. 2025-02-13
    listed $115,000 Active 664-char remark

    Show marketing remark (664 chars)

    This cute one story home has a huge covered area to park your cars, cook out and enjoy the outdoors under cover. The two sets of French doors allow plenty of light to flow into the living and kitchen area. The kitchen has ample space and is open to the living area so no one will be left out. The wood burning fireplace provides added warmth to cut the chill on the cold days. One bedroom has a convenient half bath with a stacked washer and dryer. Priced perfectly for a first home, or an investment property. All appliances transfer with purchase. Come see our beautiful subdivision, teeming with lots of wildlife and beauty. Waterwood is the place to call home!

25. 2025-01-08
    historical
26. 2024-12-21
    listed $135,000 Active
27. 2024-06-07
    historical
28. 2024-06-01
    price $84,559
29. 2024-05-15
    price $87,995
30. 2024-04-28
    price $91,000
31. 2024-04-28
    status Active
32. 2024-04-22
    status Pending, Continue to Show
33. 2024-03-26
    listed $90,000 Active
34. 2013-06-05
    soldstatus
35. 1998-10-28
    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: $2,336 · $195/mo
• Projected year-2 tax: $2,336 · $195/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 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 · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $14,248
• − Mortgage interest: −$4,761
• − Property taxes: −$2,336
• − Insurance: −$425
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − HOA: −$900
• − Depreciation: −$2,473
• Taxable income: $1,074
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $1,989/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: 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

+5.6% since first listed

18 events — show timeline

• 2026-04-04 Price Changed $95,000 HARMLS
• 2026-02-11 Price Changed $99,900 HARMLS
• 2026-02-11 Relisted — HARMLS
• 2026-02-06 Listing Removed — HARMLS
• 2025-10-03 Price Changed $107,500 HARMLS
• 2025-05-15 Price Changed $112,500 HARMLS
• 2025-02-13 Listed $115,000 HARMLS
• 2025-01-08 Listing Removed — HARMLS
• 2024-12-21 Listed $135,000 HARMLS
• 2024-06-07 Listing Removed — HARMLS
• 2024-06-01 Price Changed $84,559 HARMLS
• 2024-05-15 Price Changed $87,995 HARMLS
• 2024-04-28 Price Changed $91,000 HARMLS
• 2024-04-28 Relisted — HARMLS
• 2024-04-22 Pending — HARMLS
• 2024-03-26 Listed $90,000 HARMLS
• 2013-06-05 Sold (Public Records) — Public Records
• 1998-10-28 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,336 · +10.3% YoY. Source: county tax records.