Majestic Plan · Magnolia, TX 77354

$314,990

4 bd · 2.5 ba · 2,550 sqft · SingleFamily · 246 Days on market

Good condition ↓ 5% since listing

---

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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• 1% rule +2.5/10.0
• DSCR +2.1/10.0

Listing remarks MLS

4-5 Bedrooms | 2.5-3.5 Bathrooms | Approx. 2,550 Sq. Ft. The Majestic offers a thoughtful two-story layout that blends open concept living with comfortable private retreats. From the foyer, the home opens into a bright great room that connects seamlessly to the casual dining area and kitchen, creating a welcoming space ideal for everyday living or entertaining. The kitchen features a large island, pantry storage, and clear sightlines across the main floor. Just beyond the dining area, a covered patio extends outdoor living, with an option to enlarge it for even more gathering space. A dining room and nearby powder room enhance functionality on the first floor, while a flexible layout allows buyers to convert the dining room into an optional study. For added versatility, the plan also offers an optional fifth bedroom with a third full bath, perfect for guests, extended family, or a private home office. Upstairs, the primary suite is tucked along the rear of the home for privacy and features a spacious walk-in closet and well-appointed bath. Buyers may personalize the suite with options such as an added bath, enlarged shower, or shower seat. Three additional bedrooms are grouped near a full bath, offering comfortable accommodations for family or overnight guests. A generous game room completes the second floor, providing space for recreation, relaxation, or a second gathering area. With its balanced layout, flexible options, and inviting living spaces, the Majestic adapts easil

Key facts

• Open concept living
• Private bath
• Covered patio

Tags

• TWO STORY LAYOUT
• OPEN CONCEPT LIVING
• COVERED PATIO
• OPTIONAL FIFTH BEDROOM
• SPACIOUS WALK IN CLOSET
• PRIVATE BATH

🏗️ New construction. The $314,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $306,594.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $315k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-312 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (27.4% below list).
• Recommended offer: $229k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.4% in Magnolia — 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 73/100 on livability (#222 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Magnolia ISD (rural): math 42% / reading 45% proficiency, ranked #247 of 826 in TX (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 1604 active listings in the ZIP; high-income renter base; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Recommended offer $228,742 (27.4% 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 246 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.75% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.36%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

• ARV (median comp): $306,594
• List price: $314,990
• Delta: 2.74%
• 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
40588 Mostyn Lake Dr	0.03mi	4/2.5	2,370 (-7%)	2mo	$328,990	$139	85
40533 Mostyn Lake Dr	0.15mi	4/2.5	2,608 (+2%)	10mo	$315,000	$121	81
40748 Mostyn Lake Dr	0.25mi	4/3.5	2,689 (+6%)	1mo	$319,990	$119	74
12747 Dina Springs Ln	0.05mi	5/3.0 (+1)	2,760 (+8%)	4mo	$332,990	$121	74
40704 Mostyn Lake Dr	0.22mi	4/3.5	2,663 (+4%)	6mo	$318,990	$120	73
13074 Sarah Springs Way	0.19mi	4/3.5	2,695 (+6%)	6mo	$319,990	$119	72
40712 Pessi Rd	0.22mi	4/3.5	2,689 (+6%)	7mo	$312,990	$116	71
40792 Mostyn Lake Dr	0.28mi	4/2.5	2,377 (-7%)	9mo	$329,990	$139	68
40732 Pessi Rd	0.25mi	4/3.5	2,689 (+6%)	11mo	$317,990	$118	66
40569 Mostyn Lake Dr	0.06mi	5/3.0 (+1)	2,897 (+14%)	10mo	$379,000	$131	59
12413 S Hill Ct	0.42mi	5/3.0 (+1)	2,860 (+12%)	4mo	$339,000	$119	50
12603 Damuth Ct	0.56mi	4/2.5	2,909 (+14%)	5mo	$634,000	$218	46

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

Projected returns pro-forma

10.0% appreciation · 0.32% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.64×
• Total profit: $141,152
• Equity at exit: $276,204

10-year hold

• IRR: 18.1%
• Equity multiple: 5.90×
• Total profit: $420,447
• Equity at exit: $595,644

Cash invested: $85,846 (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 77354

• Home prices YoY: 2.4%
• Rents YoY: 0.3%
• Active inventory: 1604
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,287 medium
• Mortgage (P&I): −$1,608
• Tax est. 1.5%: −$383 /mo · $4,599/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-312

Break-even live

Break-even rent $2,682

Max offer price $261,486

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: $76,648
• Closing costs: $9,198
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $314,990 Active 246 DOM
2. 2026-06-17
   days on market $314,990 Active 245 DOM
3. 2026-06-16
   days on market $314,990 Active 244 DOM
4. 2026-06-15
   days on market $314,990 Active 243 DOM
5. 2026-06-13
   days on market $314,990 Active 241 DOM
6. 2026-06-09
   days on market $314,990 Active 237 DOM
7. 2026-06-08
   days on market $314,990 Active 236 DOM
8. 2026-06-07
   days on market $314,990 Active 235 DOM
9. 2026-06-04
   days on market $314,990 Active 232 DOM
10. 2026-06-03
    days on market $314,990 Active 231 DOM
11. 2026-06-02
    pricedays on market $314,990 Active 230 DOM
12. 2026-06-01
    days on market $304,990 Active 229 DOM
13. 2026-05-31
    days on market $304,990 Active 228 DOM
14. 2026-03-22
    price $304,990 1500-char remark

    Show marketing remark (1500 chars)

    4-5 Bedrooms | 2.5-3.5 Bathrooms | Approx. 2,550 Sq. Ft. The Majestic offers a thoughtful two-story layout that blends open concept living with comfortable private retreats. From the foyer, the home opens into a bright great room that connects seamlessly to the casual dining area and kitchen, creating a welcoming space ideal for everyday living or entertaining. The kitchen features a large island, pantry storage, and clear sightlines across the main floor. Just beyond the dining area, a covered patio extends outdoor living, with an option to enlarge it for even more gathering space. A dining room and nearby powder room enhance functionality on the first floor, while a flexible layout allows buyers to convert the dining room into an optional study. For added versatility, the plan also offers an optional fifth bedroom with a third full bath, perfect for guests, extended family, or a private home office. Upstairs, the primary suite is tucked along the rear of the home for privacy and features a spacious walk-in closet and well-appointed bath. Buyers may personalize the suite with options such as an added bath, enlarged shower, or shower seat. Three additional bedrooms are grouped near a full bath, offering comfortable accommodations for family or overnight guests. A generous game room completes the second floor, providing space for recreation, relaxation, or a second gathering area. With its balanced layout, flexible options, and inviting living spaces, the Majestic adapts easil

15. 2025-11-04
    price $309,990 1500-char remark

    Show marketing remark (1500 chars)

    4-5 Bedrooms | 2.5-3.5 Bathrooms | Approx. 2,550 Sq. Ft. The Majestic offers a thoughtful two-story layout that blends open concept living with comfortable private retreats. From the foyer, the home opens into a bright great room that connects seamlessly to the casual dining area and kitchen, creating a welcoming space ideal for everyday living or entertaining. The kitchen features a large island, pantry storage, and clear sightlines across the main floor. Just beyond the dining area, a covered patio extends outdoor living, with an option to enlarge it for even more gathering space. A dining room and nearby powder room enhance functionality on the first floor, while a flexible layout allows buyers to convert the dining room into an optional study. For added versatility, the plan also offers an optional fifth bedroom with a third full bath, perfect for guests, extended family, or a private home office. Upstairs, the primary suite is tucked along the rear of the home for privacy and features a spacious walk-in closet and well-appointed bath. Buyers may personalize the suite with options such as an added bath, enlarged shower, or shower seat. Three additional bedrooms are grouped near a full bath, offering comfortable accommodations for family or overnight guests. A generous game room completes the second floor, providing space for recreation, relaxation, or a second gathering area. With its balanced layout, flexible options, and inviting living spaces, the Majestic adapts easil

16. 2025-10-15
    listed $319,990 Active 1500-char remark

    Show marketing remark (1500 chars)

    4-5 Bedrooms | 2.5-3.5 Bathrooms | Approx. 2,550 Sq. Ft. The Majestic offers a thoughtful two-story layout that blends open concept living with comfortable private retreats. From the foyer, the home opens into a bright great room that connects seamlessly to the casual dining area and kitchen, creating a welcoming space ideal for everyday living or entertaining. The kitchen features a large island, pantry storage, and clear sightlines across the main floor. Just beyond the dining area, a covered patio extends outdoor living, with an option to enlarge it for even more gathering space. A dining room and nearby powder room enhance functionality on the first floor, while a flexible layout allows buyers to convert the dining room into an optional study. For added versatility, the plan also offers an optional fifth bedroom with a third full bath, perfect for guests, extended family, or a private home office. Upstairs, the primary suite is tucked along the rear of the home for privacy and features a spacious walk-in closet and well-appointed bath. Buyers may personalize the suite with options such as an added bath, enlarged shower, or shower seat. Three additional bedrooms are grouped near a full bath, offering comfortable accommodations for family or overnight guests. A generous game room completes the second floor, providing space for recreation, relaxation, or a second gathering area. With its balanced layout, flexible options, and inviting living spaces, the Majestic adapts easil

ⓘ 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: $27,449
• − Mortgage interest: −$17,174
• − Property taxes: −$4,599
• − Insurance: −$1,533
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$8,919
• Taxable loss: −$9,168
• Est. tax savings @ 24.0%: +$2,200
• After-tax cash flow: $-1,541/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 Cosmetic rehab

The Majestic Plan in Magnolia, TX is a well-maintained two-story home with good condition and a good rehab level. It offers a bright and open floor plan with modern amenities and a good curb appeal. The home is ready for minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value.
• Both Replace front door — Improves entryway and adds value.
• Both Install smart home features — Attracts tech-savvy buyers and renters.
• Resale Upgrade kitchen appliances — Modernizes kitchen and adds value.
• Rental Add smart thermostat — Improves energy efficiency and attracts renters.
• Both Install smart locks — Enhances security and attracts buyers and renters.
• Both Add smart lighting — Enhances home's ambiance and attracts buyers and renters.
• Both Add smart security system — Enhances security and attracts buyers and renters.
• Both Add smart sprinkler system — Enhances landscaping and attracts buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value. ↑
• Both Replace front door — Improves entryway and adds value. ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters. ↑
• Resale Upgrade kitchen appliances — Modernizes kitchen and adds value. ↑
• Rental Add smart thermostat — Improves energy efficiency and attracts renters. ↑
• Both Install smart locks — Enhances security and attracts buyers and renters. ↑
• Both Add smart lighting — Enhances home's ambiance and attracts buyers and renters. ↑
• Both Add smart security system — Enhances security and attracts buyers and renters. ↑
• Both Add smart sprinkler system — Enhances landscaping and attracts buyers and 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: Magnolia ISD
• NCES district ID: 4828740
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 45% ▼ -4.00%
• Median HH income: $71,692
• Composite: 39.46/100
• National rank: #3958
• State rank: #247 of 826 in TX

Livability — Magnolia

• Score: 73/100
• State rank: #222
• US rank: #5442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• City population: 32,847
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 44,900
• Household income: $112,504
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 586.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 713,896 people
• By 2030: 805,263 · +12.8%
• By 2040: 992,708 · +39.1%
• By 2050: 1,179,590 · +65.2%
• By 2075: 1,628,084 · +128.1%
• By 2100: 1,937,880 · +171.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 25% Two or more races 18% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+45.5) · D 26.8% · R 72.3%
• 2008→2024 swing: +7.2pp toward D · 2008: -52.7pp · 2024: -45.5pp
• All cycles: 2024: R+45.5 2020: R+43.8 2016: R+51.4 2012: R+60.7 2008: R+52.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.09%
• Current HPI: 512.87
• Rent YoY: ▲ 0.32%
• 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

-4.7% since first listed

3 events — show timeline

• 2026-03-22 Price Changed $304,990 Zillow
• 2025-11-04 Price Changed $309,990 Zillow
• 2025-10-15 Listed $319,990 Zillow