6714 Pebble Bluff Ct · Cove, TX 77523

$325,990

4 bd · 3.0 ba · 2,024 sqft · SingleFamily · 48 Days on market

Built 2026 Good condition $75/mo HOA · 3% of rent ↓ 8% since listing

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Why this score? — see what drove the D 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 +10.9/30.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into comfort and versatility with the Upton floor plan, offering a well-designed layout with 4 bedrooms, 3 full bathrooms, and a flexible bonus area ideal for a home office, playroom, or additional living space. Thoughtfully arranged for both everyday living and entertaining, this home provides room to grow while maintaining a functional flow. Three sides of brick enhance curb appeal while adding long-term durability. Located in the desirable Windcress community, residents enjoy resort-style amenities including a community pool, playgrounds, and pickleball courts. Windcress is conveniently situated near shopping, dining, and entertainment options, all just a short drive away, making everyday living both easy and enjoyable. * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary

Key facts

• Flexible bonus area
• Pickleball courts
• Community pool

Tags

• UPTON FLOOR PLAN
• FLEXIBLE BONUS AREA
• COMMUNITY POOL
• PLAYGROUNDS
• PICKLEBALL COURTS
• WINDCRESS COMMUNITY

Property features AI

Finance

• Other: Builder: Coventry Homes; Under construction status noted
• HOA & community: Association managed by Pulte Management; Annual association fee of $900; Community features include curbs and gutters

Exterior

• Parking: Attached garage; 2-car garage
• Security: Prewired for security; Security system owned; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (2026); Faces northwest; Slab foundation
• Construction: Brick exterior; Composition roof; Built in 2026
• Exterior features: Covered patio; Deck; Patio; Private yard; Subdivision setting; Concrete road access

Interior

• Kitchen: Dishwasher; Electric oven; Gas cooktop; Microwave; Garbage disposal; ENERGY STAR qualified appliances
• Bedrooms: Primary bedroom on the first floor (approx. 13x12); Bedroom on the first floor (approx. 11x10); Bedroom on the first floor (approx. 11x11); Bedroom on the first floor (approx. 11x10)
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: 3 full bathrooms; Double vanity in at least one bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning; Programmable thermostat
• Interior features: Breakfast bar; Double vanity; Granite counters; High ceilings; Kitchen island; Kitchen/family room combo; Separate shower; Tub with shower; Walk-in pantry; Ceiling fans; Programmable thermostat; Low emissivity windows; Ventilation for indoor air quality
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $325,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $317,490.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $326k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (17.4% below list).
• Recommended offer: $269k (17.4% below list) — sets the bar for 1% rule.

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 $10k 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 48 days — a 3% lower offer ($316k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $269,249 (17.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.92%
• DSCR: 0.91
• GRM: 9.8

CMA / ARV

• ARV (median comp): $317,490
• List price: $325,990
• Delta: 2.68%
• 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
6714 Camila St	0.27mi	4/3.0	1,899 (-6%)	4mo	$338,930	$178	74
510 Louis Ln	0.32mi	4/2.0	1,937 (-4%)	2mo	$303,440	$157	72
6739 Camila St	0.30mi	4/2.5	2,285 (+13%)	2mo	$314,990	$138	61
1815 Magnolia Bnd	0.57mi	3/2.5 (-1)	2,100 (+4%)	0mo	$410,000	$195	60
427 Ruby Ford Dr	0.33mi	4/2.5	2,285 (+13%)	2mo	$319,990	$140	60
6706 Alejandro Pl	0.39mi	3/2.0 (-1)	1,866 (-8%)	4mo	$339,210	$182	57
6723 Camila St	0.52mi	3/2.0 (-1)	1,943 (-4%)	4mo	$309,990	$160	56
6702 Augusta Greens Dr	0.44mi	3/2.0 (-1)	1,866 (-8%)	2mo	$334,990	$180	55
7118 Thomas James Ct	0.66mi	4/2.5	2,218 (+10%)	1mo	$326,130	$147	51
6714 Augusta Greens Dr	0.45mi	3/2.0 (-1)	1,790 (-12%)	2mo	$324,990	$182	49
7106 Thomas James Ct	0.64mi	4/2.0	1,777 (-12%)	1mo	$297,690	$168	45
2015 Magnolia Bnd	0.60mi	3/2.0 (-1)	1,804 (-11%)	4mo	$405,000	$225	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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.33×
• Total profit: $-59,264
• Equity at exit: $47,339

10-year hold

• IRR: -10.6%
• Equity multiple: 0.35×
• Total profit: $-58,174
• Equity at exit: $27,451

Cash invested: $88,897 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,692 medium
• Mortgage (P&I): −$1,665
• Tax est. 1.5%: −$397 /mo · $4,762/yr
• Insurance: −$132
• HOA: −$75
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-142

Break-even live

Break-even rent $2,872

Max offer price $296,937

Occupancy floor —

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: $79,372
• Closing costs: $9,525
• 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	0.85mi
14739 Sweet Water Dr Baytown, TX	4.0	2.0	1821	$2,395	$1.32	1d	1	0.92mi
8411 Hannah Rd Baytown, TX	4.0	2.5	2329	$2,195	$0.94	24d	1	1.35mi
8414 Liberty Sky Rd Baytown, TX	3.0	2.5	2046	$2,095	$1.02	24d	1	1.36mi

HOA detail

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

Listing history 24 events

1. 2026-06-18
   price $325,990 Active 48 DOM
2. 2026-06-18
   days on market $324,990 Active 48 DOM
3. 2026-06-17
   days on market $324,990 Active 47 DOM
4. 2026-06-16
   days on market $324,990 Active 46 DOM

   Show marketing remark (863 chars)

   Step into comfort and versatility with the Upton floor plan, offering a well-designed layout with 4 bedrooms, 3 full bathrooms, and a flexible bonus area ideal for a home office, playroom, or additional living space. Thoughtfully arranged for both everyday living and entertaining, this home provides room to grow while maintaining a functional flow. Three sides of brick enhance curb appeal while adding long-term durability. Located in the desirable Windcress community, residents enjoy resort-style amenities including a community pool, playgrounds, and pickleball courts. Windcress is conveniently situated near shopping, dining, and entertainment options, all just a short drive away, making everyday living both easy and enjoyable. * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary

5. 2026-06-15
   days on market $324,990 Active 45 DOM
6. 2026-06-13
   pricedays on market $324,990 Active 43 DOM
7. 2026-06-09
   days on market $329,990 Active 39 DOM
8. 2026-06-08
   days on market $329,990 Active 38 DOM
9. 2026-06-07
   days on market $329,990 Active 37 DOM
10. 2026-06-04
    days on market $329,990 Active 34 DOM
11. 2026-06-03
    days on market $329,990 Active 33 DOM
12. 2026-06-02
    days on market $329,990 Active 32 DOM
13. 2026-06-01
    days on market $329,990 Active 31 DOM
14. 2026-05-31
    days on market $329,990 Active 30 DOM
15. 2026-05-14
    price $329,990 863-char remark

    Show marketing remark (863 chars)

    Step into comfort and versatility with the Upton floor plan, offering a well-designed layout with 4 bedrooms, 3 full bathrooms, and a flexible bonus area ideal for a home office, playroom, or additional living space. Thoughtfully arranged for both everyday living and entertaining, this home provides room to grow while maintaining a functional flow. Three sides of brick enhance curb appeal while adding long-term durability. Located in the desirable Windcress community, residents enjoy resort-style amenities including a community pool, playgrounds, and pickleball courts. Windcress is conveniently situated near shopping, dining, and entertainment options, all just a short drive away, making everyday living both easy and enjoyable. * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary

16. 2026-05-14
    price $329,990 737-char remark

    Show marketing remark (863 chars)

    Step into comfort and versatility with the Upton floor plan, offering a well-designed layout with 4 bedrooms, 3 full bathrooms, and a flexible bonus area ideal for a home office, playroom, or additional living space. Thoughtfully arranged for both everyday living and entertaining, this home provides room to grow while maintaining a functional flow. Three sides of brick enhance curb appeal while adding long-term durability. Located in the desirable Windcress community, residents enjoy resort-style amenities including a community pool, playgrounds, and pickleball courts. Windcress is conveniently situated near shopping, dining, and entertainment options, all just a short drive away, making everyday living both easy and enjoyable. * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary

17. 2026-05-02
    price $334,990 863-char remark

    Show marketing remark (863 chars)

    Step into comfort and versatility with the Upton floor plan, offering a well-designed layout with 4 bedrooms, 3 full bathrooms, and a flexible bonus area ideal for a home office, playroom, or additional living space. Thoughtfully arranged for both everyday living and entertaining, this home provides room to grow while maintaining a functional flow. Three sides of brick enhance curb appeal while adding long-term durability. Located in the desirable Windcress community, residents enjoy resort-style amenities including a community pool, playgrounds, and pickleball courts. Windcress is conveniently situated near shopping, dining, and entertainment options, all just a short drive away, making everyday living both easy and enjoyable. * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary

18. 2026-05-01
    listed $334,990 Active 737-char remark
19. 2026-05-01
    historical
20. 2026-04-30
    price $334,990
21. 2026-03-18
    price $344,990
22. 2026-02-26
    price $344,990 863-char remark

    Show marketing remark (863 chars)

    Step into comfort and versatility with the Upton floor plan, offering a well-designed layout with 4 bedrooms, 3 full bathrooms, and a flexible bonus area ideal for a home office, playroom, or additional living space. Thoughtfully arranged for both everyday living and entertaining, this home provides room to grow while maintaining a functional flow. Three sides of brick enhance curb appeal while adding long-term durability. Located in the desirable Windcress community, residents enjoy resort-style amenities including a community pool, playgrounds, and pickleball courts. Windcress is conveniently situated near shopping, dining, and entertainment options, all just a short drive away, making everyday living both easy and enjoyable. * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary

23. 2026-02-26
    listed $355,590 Active 863-char remark

    Show marketing remark (863 chars)

    Step into comfort and versatility with the Upton floor plan, offering a well-designed layout with 4 bedrooms, 3 full bathrooms, and a flexible bonus area ideal for a home office, playroom, or additional living space. Thoughtfully arranged for both everyday living and entertaining, this home provides room to grow while maintaining a functional flow. Three sides of brick enhance curb appeal while adding long-term durability. Located in the desirable Windcress community, residents enjoy resort-style amenities including a community pool, playgrounds, and pickleball courts. Windcress is conveniently situated near shopping, dining, and entertainment options, all just a short drive away, making everyday living both easy and enjoyable. * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary

24. 2026-02-23
    listed $355,590 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 · 24 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: $32,310
• − Mortgage interest: −$17,784
• − Property taxes: −$4,762
• − Insurance: −$1,587
• − Repairs & maintenance: −$2,585
• − Management: −$2,585
• − HOA: −$900
• − Depreciation: −$9,236
• Taxable loss: −$7,130
• Est. tax savings @ 24.0%: +$1,711
• After-tax cash flow: $7/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 · 9 photos

Good 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It is located in a desirable community with resort-style amenities and is move-in ready.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value
• Both Community amenities — Resort-style amenities increase desirability
• Both Interior updates — Modern finishes and fixtures improve aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and adds value ↑
• Both Community amenities — Resort-style amenities increase desirability ↑
• Both Interior updates — Modern finishes and fixtures improve aesthetics and functionality ↑

ⓘ 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

-8.3% since first listed

14 events — show timeline

• 2026-06-18 Price Changed $325,990 HARMLS
• 2026-06-16 Price Changed $327,990 Zillow
• 2026-06-11 Price Changed $324,990 Zillow
• 2026-06-11 Price Changed $324,990 HARMLS
• 2026-05-14 Price Changed $329,990 Zillow
• 2026-05-14 Price Changed $329,990 HARMLS
• 2026-05-02 Price Changed $334,990 Zillow
• 2026-05-01 Listing Removed — HARMLS
• 2026-05-01 Listed $334,990 HARMLS
• 2026-04-30 Price Changed $334,990 HARMLS
• 2026-03-18 Price Changed $344,990 HARMLS
• 2026-02-26 Price Changed $344,990 Zillow
• 2026-02-26 Listed $355,590 Zillow
• 2026-02-23 Listed $355,590 HARMLS