6826 Bens Lndg · Cove, TX 77523

$289,820

4 bd · 3.0 ba · 2,029 sqft · SingleFamily · 52 Days on market

Built 2026 Good condition 7,500 sqft lot $143/sqft · 7% below area Est $311k · 7% under $75/mo HOA · 3% of rent ↓ 6% 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 +15.3/30.0
• ARV discount +10.6/15.0
• Schools +6.2/10.0
• DSCR +4.7/10.0
• 1% rule +4.5/10.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious two-story home is designed for comfortable family living and entertaining. The first floor features an inviting foyer that leads into a large gathering room connected to an open kitchen and café area, creating a seamless space for daily living and socializing. The kitchen offers ample counter space and easy access to the backyard. A bedroom and full bath on this level are ideal for guests or multigenerational living. A 2-car garage with interior access adds convenience. Upstairs, the private owner’s suite includes a generous bedroom, a luxurious bath, and a walk-in closet. Two additional bedrooms, each with walk-in closets, share a full bathroom. The second floor also features a laundry area and a versatile loft that can serve as a home office, playroom, or family space. An optional covered patio extends outdoor living, completing this functional and well-designed home.

Key facts

• Gathering room
• Backyard access
• Laundry area

Tags

• GATHERING ROOM
• OPEN KITCHEN
• BACKYARD ACCESS
• OWNER'S SUITE
• WALK-IN CLOSET
• LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $104 ($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 $276k (4.7% below list).
• Recommended offer: $276k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.3% in Cove — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools D, amenities F, commute 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.
• Market conditions: Rents rising (+3.4%/yr); 776 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 52 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $23k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $276,168 (4.7% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 8.7

CMA / ARV

• ARV (median comp): $310,955
• List price: $289,820
• Delta: -6.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7118 Thomas James Ct	0.14mi	4/2.5	2,218 (+9%)	1mo	$326,130	$147	75
510 Louis Ln	0.26mi	4/2.0	1,937 (-4%)	2mo	$303,440	$157	75
7106 Thomas James Ct	0.11mi	4/2.0	1,777 (-12%)	1mo	$297,690	$168	69
6702 Augusta Greens Dr	0.19mi	3/2.0 (-1)	1,866 (-8%)	2mo	$334,990	$180	67
6706 Alejandro Pl	0.22mi	3/2.0 (-1)	1,866 (-8%)	4mo	$339,210	$182	64
155 Horn Ct	0.68mi	4/2.5	2,052 (+1%)	2mo	$255,000	$124	63
427 Ruby Ford Dr	0.28mi	4/2.5	2,285 (+13%)	2mo	$319,990	$140	63
6739 Camila St	0.28mi	4/2.5	2,285 (+13%)	2mo	$314,990	$138	62
6714 Augusta Greens Dr	0.16mi	3/2.0 (-1)	1,790 (-12%)	2mo	$324,990	$182	62
14923 Spring Forest Ln	0.35mi	4/2.0	1,829 (-10%)	2mo	$299,000	$163	62
14603 Rain Tree Dr	0.49mi	3/2.0 (-1)	1,821 (-10%)	2mo	$308,000	$169	49
218 San Marcos Dr	0.69mi	3/2.0 (-1)	1,728 (-15%)	1mo	$290,000	$168	33

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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-39,090
• Equity at exit: $43,213

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-20,315
• Equity at exit: $25,058

Cash invested: $81,150 (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: 776
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,762 medium
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,347/yr
• Insurance: −$121
• HOA: −$75
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $104

Break-even live

Break-even rent $2,630

Max offer price $289,820

Occupancy floor 91%

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: $72,455
• Closing costs: $8,695
• 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	43d	1	0.30mi
14739 Sweet Water Dr Baytown, TX	4.0	2.0	1821	$2,395	$1.32	1d	1	0.45mi
8411 Hannah Rd Baytown, TX	4.0	2.5	2329	$2,195	$0.94	24d	1	1.28mi
8414 Liberty Sky Rd Baytown, TX	3.0	2.5	2046	$2,095	$1.02	24d	1	1.30mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 9 events

1. 2026-06-02
   status $289,820 Pending 52 DOM
2. 2026-06-01
   days on market $289,820 Active 52 DOM
3. 2026-05-31
   days on market $289,820 Active 51 DOM
4. 2026-05-09
   price $294,820 909-char remark

   Show marketing remark (909 chars)

   This spacious two-story home is designed for comfortable family living and entertaining. The first floor features an inviting foyer that leads into a large gathering room connected to an open kitchen and café area, creating a seamless space for daily living and socializing. The kitchen offers ample counter space and easy access to the backyard. A bedroom and full bath on this level are ideal for guests or multigenerational living. A 2-car garage with interior access adds convenience. Upstairs, the private owner’s suite includes a generous bedroom, a luxurious bath, and a walk-in closet. Two additional bedrooms, each with walk-in closets, share a full bathroom. The second floor also features a laundry area and a versatile loft that can serve as a home office, playroom, or family space. An optional covered patio extends outdoor living, completing this functional and well-designed home.

5. 2026-04-22
   price $297,820 65-char remark

   Show marketing remark (65 chars)

   Space, Schools & Community --The Perfect Place to Call Home

6. 2026-04-14
   price $299,230 65-char remark

   Show marketing remark (65 chars)

   Space, Schools & Community --The Perfect Place to Call Home

7. 2026-04-12
   listed $313,220 Active 65-char remark

   Show marketing remark (65 chars)

   Space, Schools & Community --The Perfect Place to Call Home

8. 2026-04-11
   price $299,230 909-char remark

   Show marketing remark (909 chars)

   This spacious two-story home is designed for comfortable family living and entertaining. The first floor features an inviting foyer that leads into a large gathering room connected to an open kitchen and café area, creating a seamless space for daily living and socializing. The kitchen offers ample counter space and easy access to the backyard. A bedroom and full bath on this level are ideal for guests or multigenerational living. A 2-car garage with interior access adds convenience. Upstairs, the private owner’s suite includes a generous bedroom, a luxurious bath, and a walk-in closet. Two additional bedrooms, each with walk-in closets, share a full bathroom. The second floor also features a laundry area and a versatile loft that can serve as a home office, playroom, or family space. An optional covered patio extends outdoor living, completing this functional and well-designed home.

9. 2026-04-10
   listed $313,220 Active 909-char remark

   Show marketing remark (909 chars)

   This spacious two-story home is designed for comfortable family living and entertaining. The first floor features an inviting foyer that leads into a large gathering room connected to an open kitchen and café area, creating a seamless space for daily living and socializing. The kitchen offers ample counter space and easy access to the backyard. A bedroom and full bath on this level are ideal for guests or multigenerational living. A 2-car garage with interior access adds convenience. Upstairs, the private owner’s suite includes a generous bedroom, a luxurious bath, and a walk-in closet. Two additional bedrooms, each with walk-in closets, share a full bathroom. The second floor also features a laundry area and a versatile loft that can serve as a home office, playroom, or family space. An optional covered patio extends outdoor living, completing this functional and well-designed home.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 25 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,140
• − Mortgage interest: −$16,234
• − Property taxes: −$4,347
• − Insurance: −$1,449
• − Repairs & maintenance: −$2,651
• − Management: −$2,651
• − HOA: −$900
• − Depreciation: −$8,431
• Taxable loss: −$3,524
• Est. tax savings @ 24.0%: +$846
• After-tax cash flow: $2,092/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 · 6 photos

Good 80/100 None rehab

This spacious two-story home is in excellent condition with modern amenities and a well-maintained exterior. It offers a great opportunity for an investor to make minor updates that can significantly increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring in the living and dining areas — New flooring can improve the overall look and feel of the home.
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality.
• Both Adding smart home features — Smart home features can enhance convenience and appeal to potential buyers/renters.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the living and dining areas — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Adding smart home features — Smart home features can enhance convenience and appeal to potential buyers/renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the property. ↑

ⓘ 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: 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

-5.9% since first listed

6 events — show timeline

• 2026-05-09 Price Changed $294,820 HARMLS
• 2026-04-22 Price Changed $297,820 Zillow
• 2026-04-14 Price Changed $299,230 Zillow
• 2026-04-12 Listed $313,220 Zillow
• 2026-04-11 Price Changed $299,230 HARMLS
• 2026-04-10 Listed $313,220 HARMLS