6818 Bens Lndg · Cove, TX 77523

$269,800

4 bd · 2.5 ba · 1,642 sqft · SingleFamily · 24 Days on market

Built 2026 Excellent condition 7,500 sqft lot $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 +16.7/30.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• DSCR +5.2/10.0
• Condition / age +5.0/5.0
• 1% rule +4.9/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This well-designed two story home blends open-concept living with private upstairs spaces, ideal for families. The first floor features a welcoming foyer, a spacious gathering room, and an open kitchen with a large island, ample counter space, and a café dining area with backyard access and an optional covered patio. A powder room sits off the foyer, and the 2 car garage provides direct entry. Upstairs, the owner’s suite offers a large bedroom, private bath, and walk-in closet. Three additional bedrooms provide space for kids, guests, or an office, along with a shared full bath and a central laundry room. With its efficient layout, modern amenities, and clear separation of shar

Key facts

• 7,500 sq ft lot
• 2 garage spots
• Community pool

🏗️ New construction. The $269,800 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $277,498.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $270k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $266k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.0% 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); 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 $8k 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 24 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (6%) 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 $265,753 (1.5% 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: 0.99% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $277,498
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6818 Bens Lndg	0.00mi	4/2.5	1,642 (0%)	1mo	$269,800	$164	99
6922 Bens Lndg	0.10mi	4/2.5	1,642 (0%)	1mo	$269,180	$164	95
6830 Bens Lndg	0.03mi	3/2.0 (-1)	1,580 (-4%)	1mo	$274,870	$174	84
6743 Camila St	0.27mi	4/2.0	1,682 (+2%)	2mo	$284,000	$169	79
6707 Alejandro Pl	0.18mi	3/2.0 (-1)	1,592 (-3%)	1mo	$299,100	$188	79
7106 Thomas James Ct	0.14mi	4/2.0	1,777 (+8%)	1mo	$297,690	$168	77
6714 Augusta Greens Dr	0.14mi	3/2.0 (-1)	1,790 (+9%)	2mo	$324,990	$182	70
635 Hidden Brook Dr	0.23mi	3/2.0 (-1)	1,516 (-8%)	1mo	$282,000	$186	68
14923 Spring Forest Ln	0.35mi	4/2.0	1,829 (+11%)	2mo	$299,000	$163	61
411 Ruby Ford Dr	0.24mi	3/2.0 (-1)	1,408 (-14%)	1mo	$254,970	$181	57
218 San Marcos Dr	0.68mi	3/2.0 (-1)	1,728 (+5%)	1mo	$290,000	$168	52
14603 Rain Tree Dr	0.47mi	3/2.0 (-1)	1,821 (+11%)	2mo	$308,000	$169	51

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-32,804
• Equity at exit: $41,376

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-9,348
• Equity at exit: $23,993

Cash invested: $77,699 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,739 medium
• Mortgage (P&I): −$1,455
• Tax est. 1.5%: −$347 /mo · $4,162/yr
• Insurance: −$116
• HOA: −$75
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $171

Break-even live

Break-even rent $2,522

Max offer price $277,498

Occupancy floor 89%

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: $69,374
• Closing costs: $8,325
• 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
5815 Littoral Rd Baytown, TX	3.0	2.0	1305	$1,845	$1.41	19d	1	1.12mi
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 6 events

1. 2026-04-27
   status Pending
2. 2026-04-11
   price $269,800
3. 2026-04-08
   status Active
4. 2026-04-08
   price $273,800
5. 2026-03-30
   status Pending
6. 2026-03-25
   listed $288,000 Active

ⓘ 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: $32,872
• − Mortgage interest: −$15,544
• − Property taxes: −$4,162
• − Insurance: −$1,387
• − Repairs & maintenance: −$2,630
• − Management: −$2,630
• − HOA: −$900
• − Depreciation: −$8,073
• Taxable loss: −$2,454
• Est. tax savings @ 24.0%: +$589
• After-tax cash flow: $2,645/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 · 7 photos

Excellent 100/100 None rehab

This well-maintained two-story home is move-in ready with a spacious layout, modern amenities, and a desirable location with a pool and tennis courts. The home's excellent condition and curb appeal make it an attractive investment.

Value-add opportunities

• Both Landscaping and pool maintenance — Maintaining the pool and landscaping will enhance curb appeal and attract potential buyers or renters.
• Both Painting interior walls — Fresh paint can make the interior look more inviting and modern.
• Both Landscaping improvements — Enhancing the landscaping can increase the home's curb appeal and attract more potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and pool maintenance — Maintaining the pool and landscaping will enhance curb appeal and attract potential buyers or renters. ↑
• Both Painting interior walls — Fresh paint can make the interior look more inviting and modern. ↑
• Both Landscaping improvements — Enhancing the landscaping can increase the home's curb appeal and attract more potential buyers or renters. ↑

ⓘ 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

-6.3% since first listed

6 events — show timeline

• 2026-04-27 Pending — HARMLS
• 2026-04-11 Price Changed $269,800 HARMLS
• 2026-04-08 Relisted — HARMLS
• 2026-04-08 Price Changed $273,800 HARMLS
• 2026-03-30 Pending — HARMLS
• 2026-03-25 Listed $288,000 HARMLS