6703 Alejandro Pl · Cove, TX 77523

$341,580

4 bd · 3.0 ba · 2,055 sqft · Land · 53 Days on market

Built 2025 7,149 sqft lot $75/mo HOA · 3% of rent ↓ 5% 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 +8.8/30.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 6703 Alejandro Place in the sought-after Windcress community by PulteGroup Homes! The popular Haskell plan offers 4 bedrooms, 3 baths, and 2,055 sq. ft. of beautifully designed single-story living. Enjoy an open and airy layout featuring a bright kitchen with granite countertops, soft-closing cabinets and drawers, a large island, and pantry that flows seamlessly into the dining and living areas—ideal for entertaining. The primary suite is a true retreat with a soaking tub, separate shower, and spacious walk-in closet. Additional bedrooms and a flex room/home office provide versatility for any lifestyle. Modern finishes, Energy Star-certified features, and a tankless water h

Key facts

• Pantry
• Soaking tub
• Large island

Tags

• GRANITE COUNTERTOPS
• SOFT-CLOSING CABINETS
• LARGE ISLAND
• PANTRY
• SOAKING TUB
• SEPARATE SHOWER

Property features AI

Finance

• HOA & community: Association: Inframark; Annual association fee of $900; Community pool

Exterior

• Parking: Attached garage with 2 parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (builder: Pulte Homes); Faces south; Entry level: first floor
• Construction: Wood siding exterior; Composition roof; Slab foundation; Built in 2025
• Exterior features: Covered patio; Covered porch/deck; Patio; Porch; Fence (back yard); Sprinkler/irrigation system

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Oven; ENERGY STAR qualified appliances; Kitchen island; Pantry; Tankless water heater
• Bedrooms: Primary bedroom (first floor) — approx. 13'0" x 12'5"; Bedroom (first floor) — approx. 12'2" x 10'9"; Bedroom (first floor) — approx. 11'9" x 11'2"; Bedroom (first floor) — approx. 10'0" x 11'0"
• Flooring: Carpet; Plank flooring; Vinyl
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Granite counters; Kitchen island; Pantry; Self-closing cabinet doors and drawers; Soaking tub; Separate shower; Tub/shower combination; Living/Dining room configuration
• Laundry & utility: Gas dryer hookup

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $342k.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (20.2% below list).
• Recommended offer: $273k (20.2% 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); 781 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 53 days — a 3% lower offer ($331k) 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.

Recommended offer $272,704 (20.2% 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 53 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.80% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.53%
• DSCR: 0.84
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.25×
• Total profit: $-72,017
• Equity at exit: $50,931

10-year hold

• IRR: -14.4%
• Equity multiple: 0.16×
• Total profit: $-80,631
• Equity at exit: $29,534

Cash invested: $95,642 (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: 781
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,727 medium
• Mortgage (P&I): −$1,791
• Tax est. 1.5%: −$427 /mo · $5,124/yr
• Insurance: −$142
• HOA: −$75
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $-281

Break-even live

Break-even rent $3,083

Max offer price $300,887

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-163	+0% $-281	+5% $-399	+10% $-517
Rent	-10% $-497	-5% $-389	+0% $-281	+5% $-174	+10% $-66
Rate	-1.0pp $-109	-0.5pp $-194	base $-281	+0.5pp $-370	+1.0pp $-460

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: $85,395
• Closing costs: $10,247
• 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	45d	1	0.43mi
14739 Sweet Water Dr Baytown, TX	4.0	2.0	1821	$2,395	$1.32	3d	1	0.49mi
8411 Hannah Rd Baytown, TX	4.0	2.5	2329	$2,195	$0.94	26d	1	1.15mi
8414 Liberty Sky Rd Baytown, TX	3.0	2.5	2046	$2,095	$1.02	26d	1	1.17mi

HOA detail

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

Listing history 13 events

1. 2026-04-28
   status Pending
2. 2026-04-11
   price $341,580
3. 2026-04-08
   price $351,570
4. 2026-03-28
   price $339,580
5. 2026-03-19
   price $349,570
6. 2026-03-06
   listed $354,990 Active
7. 2026-03-06
   historical
8. 2026-02-20
   price $354,990
9. 2026-02-16
   price $376,940
10. 2026-01-20
    status Active
11. 2025-11-17
    status Pending
12. 2025-10-22
    price $354,990
13. 2025-10-20
    listed $359,990 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: $32,724
• − Mortgage interest: −$19,134
• − Property taxes: −$5,124
• − Insurance: −$1,708
• − Repairs & maintenance: −$2,618
• − Management: −$2,618
• − HOA: −$900
• − Depreciation: −$9,937
• Taxable loss: −$9,314
• Est. tax savings @ 24.0%: +$2,235
• After-tax cash flow: $-1,139/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: 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

-5.1% since first listed

13 events — show timeline

• 2026-04-28 Pending — HARMLS
• 2026-04-11 Price Changed $341,580 HARMLS
• 2026-04-08 Price Changed $351,570 HARMLS
• 2026-03-28 Price Changed $339,580 HARMLS
• 2026-03-19 Price Changed $349,570 HARMLS
• 2026-03-06 Listing Removed — HARMLS
• 2026-03-06 Listed $354,990 HARMLS
• 2026-02-20 Price Changed $354,990 HARMLS
• 2026-02-16 Price Changed $376,940 HARMLS
• 2026-01-20 Relisted — HARMLS
• 2025-11-17 Pending — HARMLS
• 2025-10-22 Price Changed $354,990 HARMLS
• 2025-10-20 Listed $359,990 HARMLS