137 Cotton Cv · Snook, TX 77878

$269,000

4 bd · 2.0 ba · 1,478 sqft · SingleFamily · 94 Days on market

Built 2025 8,733 sqft lot $182/sqft · 7% below area Est $288k · 7% under $65/mo HOA · 3% of rent ↓ 10% 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).

• ARV discount +10.5/15.0
• Cash flow +8.1/30.0
• Appreciation +5.2/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Brand new construction just minutes from College Station! This beautiful 4 bedroom, 2 bath home offers an open-concept layout with modern finishes throughout. This home features a large living room, elegant kitchen with stainless appliances and spacious dining area, The primary suite includes a great sized bedroom with an ensuite bath offeering granite countertops, a tiled shower, and a large walk-in closet. Large back patio and privacy fenced back yard. Enjoy the charm of living in a small town, all while being close to the heart of College Station.

Key facts

• Elegant kitchen
• Stainless appliances
• Ensuite bath

Tags

• OPEN-CONCEPT LAYOUT
• MODERN FINISHES
• ELEGANT KITCHEN
• STAINLESS APPLIANCES
• SPACIOUS DINING AREA
• ENSUITE BATH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (21.9% below list).
• Recommended offer: $210k (21.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#700 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: amenities F, commute F, health & safety F.
• Snook ISD (rural): math 50% / reading 34% proficiency, ranked #334 of 826 in TX (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Snook El (math 52% / reading 47%, grade D, #865 of 4,322 statewide, top 21%, 294 students, 70% FRL); Snook Secondary (math 47% / reading 27%, grade F, #897 of 1,632 statewide, top 57%, 295 students, 68% FRL).
• Market conditions: 76 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 44 units permitted in Burleson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $210,000 (21.9% 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 94 days. Have you received any prior offers? Is the seller open to a 22% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.78% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 10.7

CMA / ARV

• ARV (median comp): $288,133
• List price: $269,000
• Delta: -6.64%
• 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
125 Turnrow Cv	0.06mi	3/2.0 (-1)	1,539 (+4%)	2mo	$289,800	$188	84
172 Pleasant Path	0.15mi	3/2.0 (-1)	1,520 (+3%)	2mo	$262,000	$172	82
124 Turnrow Cv	0.05mi	3/2.0 (-1)	1,539 (+4%)	6mo	$289,800	$188	80
306 Harvest Lake Dr	0.21mi	3/2.0 (-1)	1,447 (-2%)	2mo	$269,900	$187	80
221 Brazos Bnd	0.24mi	3/2.0 (-1)	1,504 (+2%)	2mo	$272,500	$181	80
244 Brazos Bnd	0.22mi	3/2.0 (-1)	1,624 (+10%)	0mo	$284,900	$175	68
172 Turnrow Cv	0.06mi	4/2.0	1,680 (+14%)	10mo	$309,900	$184	66
533 Harvest Lake Dr	0.43mi	3/2.5 (-1)	1,415 (-4%)	1mo	$244,045	$172	65
521 Harvest Lake Dr	0.42mi	3/2.0 (-1)	1,575 (+7%)	1mo	$255,045	$162	64
148 Rustic Trce	0.22mi	3/2.0 (-1)	1,330 (-10%)	10mo	$260,000	$195	59
304 Brazos Bnd	0.27mi	4/2.0	1,691 (+14%)	7mo	$289,900	$171	57
498 Harvest Lake Dr	0.40mi	4/2.0	1,680 (+14%)	7mo	$309,900	$184	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.75×
• Total profit: $-18,779
• Equity at exit: $84,382

10-year hold

• IRR: 0.5%
• Equity multiple: 1.06×
• Total profit: $4,292
• Equity at exit: $106,583

Cash invested: $75,320 (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 77878

• Home prices YoY: 0.5%
• Active inventory: 76
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA: −$65
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-265

Break-even live

Break-even rent $2,435

Max offer price $230,654

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-172	+0% $-265	+5% $-358	+10% $-451
Rent	-10% $-431	-5% $-348	+0% $-265	+5% $-182	+10% $-99
Rate	-1.0pp $-130	-0.5pp $-197	base $-265	+0.5pp $-335	+1.0pp $-406

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 Turnrow Cv Snook, TX	3.0	2.0	1790	$2,100	$1.17	23d	1	0.08mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 18 events

1. 2026-06-21
   days on market $269,000 Active 94 DOM
2. 2026-06-18
   days on market $269,000 Active 91 DOM
3. 2026-06-17
   days on market $269,000 Active 90 DOM
4. 2026-06-16
   days on market $269,000 Active 89 DOM
5. 2026-06-15
   days on market $269,000 Active 88 DOM
6. 2026-06-14
   days on market $269,000 Active 86 DOM
7. 2026-06-13
   days on market $269,000 Active 85 DOM
8. 2026-06-10
   days on market $269,000 Active 83 DOM
9. 2026-06-09
   days on market $269,000 Active 82 DOM
10. 2026-06-08
    days on market $269,000 Active 81 DOM
11. 2026-06-07
    days on market $269,000 Active 80 DOM
12. 2026-06-02
    days on market $269,000 Active 75 DOM
13. 2026-06-01
    days on market $269,000 Active 74 DOM
14. 2026-05-31
    days on market $269,000 Active 73 DOM
15. 2026-05-30
    days on market $269,000 Active 72 DOM
16. 2026-04-21
    price $269,000 556-char remark

    Show marketing remark (556 chars)

    Brand new construction just minutes from College Station! This beautiful 4 bedroom, 2 bath home offers an open-concept layout with modern finishes throughout. This home features a large living room, elegant kitchen with stainless appliances and spacious dining area, The primary suite includes a great sized bedroom with an ensuite bath offeering granite countertops, a tiled shower, and a large walk-in closet. Large back patio and privacy fenced back yard. Enjoy the charm of living in a small town, all while being close to the heart of College Station.

17. 2026-03-19
    listed $292,500 Active 556-char remark

    Show marketing remark (556 chars)

    Brand new construction just minutes from College Station! This beautiful 4 bedroom, 2 bath home offers an open-concept layout with modern finishes throughout. This home features a large living room, elegant kitchen with stainless appliances and spacious dining area, The primary suite includes a great sized bedroom with an ensuite bath offeering granite countertops, a tiled shower, and a large walk-in closet. Large back patio and privacy fenced back yard. Enjoy the charm of living in a small town, all while being close to the heart of College Station.

18. 2025-10-28
    listed $299,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,200
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$780
• − Depreciation: −$7,825
• Taxable loss: −$7,886
• Est. tax savings @ 24.0%: +$1,893
• After-tax cash flow: $-1,287/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: Snook ISD
• NCES district ID: 4840620
• Math proficiency: 50% ▲ 8.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $47,667
• Composite: 36.0/100
• National rank: #4788
• State rank: #334 of 826 in TX

Livability — Snook

• Score: 65/100
• State rank: #700
• US rank: #13044

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment B+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Snook, TX
• Population (ZIP): 706

Population outlook (Burleson County) Hauer SSP2

• Today (2025): 18,066 people
• By 2030: 18,174 · +0.6%
• By 2040: 18,198 · +0.7%
• By 2050: 18,110 · +0.2%
• By 2075: 18,166 · +0.6%
• By 2100: 16,949 · -6.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (50%)
• Race & ethnicity: White 50% Hispanic / Latino 46% Two or more races 24% Native American 4% Black 3%
• Hispanic origin (detail): Mexican 46%
• Common ancestry: Lithuanian 3%
• Foreign-born: 14% · Canada
• Languages at home: 68% English-only · Spanish 32%

Political lean MEDSL · Burleson

• 2024 margin: Solid R (+62.8) · D 18.2% · R 81.0%
• 2008→2024 swing: -25.4pp toward R · 2008: -37.4pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+57.6 2016: R+55.1 2012: R+46.0 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.46%
• Current HPI: 89.5004
• Rent YoY: —
• Metro: —
• 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

-10.0% since first listed

3 events — show timeline

• 2026-04-21 Price Changed $269,000 BCSRMLS
• 2026-03-19 Listed $292,500 BCSRMLS
• 2025-10-28 Listed $299,000 BCSRMLS