6702 Pebble Bluff Ct · Cove, TX 77523

$294,990

3 bd · 2.0 ba · 1,501 sqft · SingleFamily · 25 Days on market

Built 2026 Good condition 8,496 sqft lot $75/mo HOA · 3% of rent ↓ 7% 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 +7.5/15.0
• Cash flow +7.4/30.0
• Schools +6.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• 1% rule +2.4/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this thoughtfully designed 1,501 sq. ft. Coventry Homes residence featuring 3 bedrooms and 2 full bathrooms with an open-concept layout connecting the kitchen, dining, and living areas. The primary suite offers a private bath and walk-in closet, while two secondary bedrooms provide flexibility for guests or a home office. Brick on four sides adds durability and curb appeal. Located on a Corner Lot in the Windcress community, residents enjoy resort-style amenities including a pool, pickleball courts, putting green, playgrounds, and an amenity center. Zoned to the highly regarded Barbers Hill ISD.

Key facts

• Pickleball courts
• Private bath
• Walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE BATH
• WALK-IN CLOSET
• BRICK ON THREE SIDES
• RESORT-STYLE AMENITIES
• PICKLEBALL COURTS

Property features AI

Finance

• Other: Association fee: annually
• HOA & community: Association: Pulte Management; Association amenities include pool, playground, and pickleball; Annual association fee

Exterior

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

Interior

• Kitchen: Dishwasher; Electric oven; Gas cooktop; Garbage disposal; Microwave; ENERGY STAR qualified appliances
• Bedrooms: 3 total rooms
• Flooring: Carpet; Plank flooring; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (electric); Has heating; Has cooling
• Interior features: Breakfast bar; Granite counters; High ceilings; Kitchen island; Kitchen and family room combo; Separate shower; Tub with shower; Walk-in pantry; Ceiling fans; Programmable thermostat; Low emissivity windows; Ventilation for improved indoor air quality
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $294,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $304,215.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-391 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (23.3% below list).
• Recommended offer: $226k (23.3% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 25 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 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 $226,131 (23.3% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.51%
• DSCR: 0.75
• GRM: 11.2

CMA / ARV

• ARV (median comp): $304,215
• List price: $294,990
• Delta: -3.03%
• 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
535 Louis Ln	0.29mi	3/2.0	1,512 (+1%)	8mo	$260,950	$173	79
6810 Bens Lndg	0.46mi	3/2.0	1,512 (+1%)	2mo	$259,140	$171	75
303 Ruby Ford Dr	0.46mi	3/2.0	1,496 (-0%)	5mo	$279,990	$187	74
411 Ruby Ford Dr	0.33mi	3/2.0	1,408 (-6%)	1mo	$254,970	$181	74
6707 Alejandro Pl	0.42mi	3/2.0	1,592 (+6%)	1mo	$299,100	$188	70
507 Louis Ln	0.36mi	3/2.0	1,408 (-6%)	8mo	$269,990	$192	66
6830 Bens Lndg	0.58mi	3/2.0	1,580 (+5%)	1mo	$274,870	$174	63
6743 Camila St	0.30mi	4/2.0 (+1)	1,682 (+12%)	2mo	$284,000	$169	59
419 Ruby Ford Dr	0.33mi	4/2.0 (+1)	1,682 (+12%)	4mo	$289,950	$172	56
6818 Bens Lndg	0.57mi	4/2.5 (+1)	1,642 (+9%)	1mo	$269,800	$164	50
6922 Bens Lndg	0.62mi	4/2.5 (+1)	1,642 (+9%)	1mo	$269,180	$164	48
8415 Rio Spring Dr	0.63mi	3/2.0	1,688 (+12%)	6mo	$309,640	$183	44

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: -25.2%
• Equity multiple: 0.14×
• Total profit: $-73,154
• Equity at exit: $45,359

10-year hold

• IRR: -19.9%
• Equity multiple: -0.07×
• Total profit: $-91,465
• Equity at exit: $26,303

Cash invested: $85,180 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,261 high
• Mortgage (P&I): −$1,595
• Tax est. 1.5%: −$380 /mo · $4,563/yr
• Insurance: −$127
• HOA: −$75
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-391

Break-even live

Break-even rent $2,756

Max offer price $247,647

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: $76,054
• Closing costs: $9,126
• Reserves months: —
• Total cash needed: —

Rent comps 6 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
5815 Littoral Rd Baytown, TX	3.0	2.0	1305	$1,845	$1.41	19d	1	1.25mi
8414 Liberty Sky Rd Baytown, TX	3.0	2.5	2046	$2,095	$1.02	24d	1	1.36mi
21 Cotton Bayou Cir Cove, TX	3.0	2.0	1216	$1,195	$0.98	3d	1	1.36mi
21 Cotton Bayou Cir Cove, TX	3.0	2.0	1216	$1,195	$0.98	15d	1	1.36mi

HOA detail

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

Listing history 10 events

1. 2026-05-14
   price $299,990 603-char remark
2. 2026-05-13
   price $299,990 729-char remark
3. 2026-05-02
   price $304,990 729-char remark
4. 2026-05-01
   listed $304,990 Active 603-char remark
5. 2026-05-01
   historical
6. 2026-04-30
   price $304,990
7. 2026-03-18
   price $309,990
8. 2026-02-26
   price $309,990 729-char remark
9. 2026-02-26
   listed $318,590 Active 729-char remark
10. 2026-02-23
    listed $318,590 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: $27,136
• − Mortgage interest: −$17,041
• − Property taxes: −$4,563
• − Insurance: −$1,521
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − HOA: −$900
• − Depreciation: −$8,850
• Taxable loss: −$10,081
• Est. tax savings @ 24.0%: +$2,419
• After-tax cash flow: $-2,272/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 · 1 photo

Good 80/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New paint in interior — Enhances interior aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New paint in interior — Enhances interior aesthetics and value ↑

ⓘ 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

-7.4% since first listed

8 events — show timeline

• 2026-05-26 Pending — HARMLS
• 2026-05-20 Price Changed $294,990 HARMLS
• 2026-05-14 Price Changed $299,990 HARMLS
• 2026-05-01 Listing Removed — HARMLS
• 2026-05-01 Listed $304,990 HARMLS
• 2026-04-30 Price Changed $304,990 HARMLS
• 2026-03-18 Price Changed $309,990 HARMLS
• 2026-02-23 Listed $318,590 HARMLS