314 Tara Park · Conroe, TX 77302

$230,000

3 bd · 2.5 ba · 2,442 sqft · SingleFamily public records · 16 Days on market

Built 1970 10,193 sqft lot Est $357k · 35% under $91/mo HOA · 3% of rent

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Why this score? — see what drove the C+ 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 +18.5/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +5.8/10.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home located on a Cul-de-sac in the community of River Plantation. Floor plan centered around courtyard with generous room sizes and lots of windows for natural light. French doors to courtyard located in main part of house and in Master Bedroom. Oversized garage with rear access, newly painted walls and floor, and new garage door opener that works from opener or cell phone. Home not located in flood area and has NEVER flooded. Home near front of Subdivision with easy access to I-45. Easy commute to The Woodlands or Houston.

Key facts

• Fenced courtyard
• Community pool
• Natural light

Tags

• FENCED COURTYARD
• NATURAL LIGHT
• COMMUNITY POOL
• WALKING TRAILS
• TENNIS COURTS
• PUBLIC GOLF CLUB

Property features AI

Finance

• HOA & community: Homeowners association managed by Crest Management Company; Quarterly association fee; Association amenities: golf course, playground, pool, tennis courts; Community features include community pool and golf

Exterior

• Parking: Attached oversized garage with 2 spaces; Additional parking
• Utilities: Public water; Public sewer
• Home design: Residential property; One or more stories (living areas on first and second floors); Entry/foyer on first floor (14 x 8)
• Construction: Brick and wood siding exterior; Composition roof; Slab foundation; Built in 1970
• Exterior features: Tennis court(s); Association pool; Located on a cul-de-sac; Near golf course; Subdivision setting

Interior

• Kitchen: Double oven; Dishwasher; Electric cooktop; Electric oven; Disposal; Microwave
• Bedrooms: Primary bedroom on first floor (17 x 12); Bedroom on second floor (15 x 11); Bedroom on second floor (15 x 11)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central air (electric)
• Interior features: Breakfast bar; Granite counters; Primary bathroom (bath in primary bedroom); Tub with shower; Ceiling fans; Wood-burning fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Utility room on first floor (10 x 7)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $227k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.1% in Conroe — 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 74/100 on livability (#169 in TX, #4,447 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, amenities B; Watch: commute F, health & safety F.
• Conroe ISD (other): math 57% / reading 57% proficiency, ranked #69 of 826 in TX (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Wilkinson El (math 38% / reading 43%, grade F, #1,490 of 4,322 statewide, top 35%, 944 students, 54% FRL); Conroe H S (math 32% / reading 51%, grade F, #767 of 1,632 statewide, top 47%, 4,915 students, 61% FRL) — zoned schools average 58% FRL vs 34% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 41% at this address vs 57% district-wide (-16 pts) — the specific schools serving this property underperform the Conroe ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.3%/yr); 1111 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).
• This rent runs 38% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago 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

• Watch-outs: property tax is 2.5% of price.
• 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 $226,550 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.15% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $356,532
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 Monitor Park	0.40mi	3/2.5	2,580 (+6%)	1mo	$425,000	$165	71
674 Ravensworth Dr	0.25mi	4/2.5 (+1)	2,527 (+4%)	10mo	$289,000	$114	69
614 Orangewood Dr	0.18mi	4/2.5 (+1)	2,688 (+10%)	3mo	$289,900	$108	68
530 Bull Run Ct	0.35mi	4/2.5 (+1)	2,665 (+9%)	1mo	$299,900	$113	62
526 Marymont Park	0.45mi	4/3.0 (+1)	2,503 (+2%)	6mo	$365,000	$146	62
696 Ravensworth Dr	0.37mi	4/2.5 (+1)	2,577 (+6%)	12mo	$285,899	$111	59
541 Natchez Park	0.25mi	4/2.0 (+1)	2,136 (-12%)	3mo	$315,000	$147	58
557 Hermitage Ct	0.45mi	3/2.0	2,145 (-12%)	10mo	$399,999	$186	48
702 Fairway Oaks	0.66mi	3/3.0	2,702 (+11%)	3mo	$554,000	$205	47
543 Roanoke Dr	0.68mi	4/3.5 (+1)	2,615 (+7%)	6mo	$200,000	$76	42
559 Hampton Rd	0.50mi	4/3.5 (+1)	2,804 (+15%)	2mo	$419,000	$149	41
549 Roanoke Dr	0.70mi	4/2.5 (+1)	2,708 (+11%)	12mo	$300,000	$111	34

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.65×
• Total profit: $-22,285
• Equity at exit: $34,294

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,764
• Equity at exit: $19,886

Cash invested: $64,400 (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 77302

• Rents YoY: 3.3%
• Active inventory: 1111
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$481 /mo · $5,770/yr
• Insurance: −$96
• HOA: −$91
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $219

Break-even live

Break-even rent $2,372

Max offer price $230,000

Occupancy floor 87%

Sensitivity live

Price	-10% $350	-5% $284	+0% $219	+5% $154	+10% $89
Rent	-10% $10	-5% $115	+0% $219	+5% $324	+10% $429
Rate	-1.0pp $335	-0.5pp $278	base $219	+0.5pp $160	+1.0pp $99

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
461 Stephen F Austin Dr Conroe, TX	4.0	2.5	3023	$3,036	$1.00	6d	1	0.98mi
915 Longleaf Ln Conroe, TX	3.0	2.0	1767	$1,975	$1.12	44d	1	1.19mi

HOA detail

• Monthly dues: $91 · $1,092/yr

Listing history 22 events

1. 2026-06-07
   status $230,000 Pending 16 DOM
2. 2026-06-04
   days on market $230,000 Active 16 DOM
3. 2026-06-03
   days on market $230,000 Active 15 DOM
4. 2026-06-02
   days on market $230,000 Active 14 DOM
5. 2026-06-01
   days on market $230,000 Active 13 DOM
6. 2026-05-31
   days on market $230,000 Active 12 DOM
7. 2026-05-19
   listed $230,000 Active
8. 2021-01-21
   soldstatus
9. 2021-01-20
   soldstatus Sold 539-char remark

   Show marketing remark (539 chars)

   Charming home located on a Cul-de-sac in the community of River Plantation. Floor plan centered around courtyard with generous room sizes and lots of windows for natural light. French doors to courtyard located in main part of house and in Master Bedroom. Oversized garage with rear access, newly painted walls and floor, and new garage door opener that works from opener or cell phone. Home not located in flood area and has NEVER flooded. Home near front of Subdivision with easy access to I-45. Easy commute to The Woodlands or Houston.

10. 2020-12-21
    status Pending 539-char remark

    Show marketing remark (539 chars)

    Charming home located on a Cul-de-sac in the community of River Plantation. Floor plan centered around courtyard with generous room sizes and lots of windows for natural light. French doors to courtyard located in main part of house and in Master Bedroom. Oversized garage with rear access, newly painted walls and floor, and new garage door opener that works from opener or cell phone. Home not located in flood area and has NEVER flooded. Home near front of Subdivision with easy access to I-45. Easy commute to The Woodlands or Houston.

11. 2020-12-17
    status Option Pending 539-char remark

    Show marketing remark (539 chars)

    Charming home located on a Cul-de-sac in the community of River Plantation. Floor plan centered around courtyard with generous room sizes and lots of windows for natural light. French doors to courtyard located in main part of house and in Master Bedroom. Oversized garage with rear access, newly painted walls and floor, and new garage door opener that works from opener or cell phone. Home not located in flood area and has NEVER flooded. Home near front of Subdivision with easy access to I-45. Easy commute to The Woodlands or Houston.

12. 2020-12-01
    listed $224,900 Active 539-char remark

    Show marketing remark (539 chars)

    Charming home located on a Cul-de-sac in the community of River Plantation. Floor plan centered around courtyard with generous room sizes and lots of windows for natural light. French doors to courtyard located in main part of house and in Master Bedroom. Oversized garage with rear access, newly painted walls and floor, and new garage door opener that works from opener or cell phone. Home not located in flood area and has NEVER flooded. Home near front of Subdivision with easy access to I-45. Easy commute to The Woodlands or Houston.

13. 2020-11-25
    status Option Pending
14. 2020-11-24
    historical
15. 2020-11-03
    price $224,900
16. 2020-09-20
    listed $229,900 Active
17. 2015-06-30
    soldstatus Sold
18. 2015-06-30
    soldstatus
19. 2015-05-28
    status Pending, Continue to Show
20. 2015-05-21
    status Option Pending
21. 2015-05-04
    listed $187,000 Active
22. 2005-05-18
    soldstatus

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

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $5,770 · $481/mo
• Projected year-2 tax: $5,770 · $481/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,794
• − Mortgage interest: −$12,884
• − Property taxes: −$5,770
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − HOA: −$1,092
• − Depreciation: −$6,691
• Taxable loss: −$879
• Est. tax savings @ 24.0%: +$211
• After-tax cash flow: $2,843/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: Conroe ISD
• NCES district ID: 4815000
• Math proficiency: 57% ▼ -6.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $71,541
• Composite: 50.65/100
• National rank: #1833
• State rank: #69 of 826 in TX

Livability — Conroe

• Score: 74/100
• State rank: #169
• US rank: #4447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• City population: 205,417
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 21,546
• Household income: $84,673
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 205.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 29% Two or more races 19% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 20% Russian/Polish/Slavic 1% Other Indo-European 0%

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: ▼ -187.56%
• Current HPI: 262.1879
• Rent YoY: ▲ 3.30%
• 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

+23.0% since first listed

16 events — show timeline

• 2026-05-19 Listed $230,000 HARMLS
• 2021-01-21 Sold (Public Records) — Public Records
• 2021-01-20 Sold (MLS) — HARMLS
• 2020-12-21 Pending — HARMLS
• 2020-12-17 Pending — HARMLS
• 2020-12-01 Listed $224,900 HARMLS
• 2020-11-25 Pending — HARMLS
• 2020-11-24 Listing Removed — HARMLS
• 2020-11-03 Price Changed $224,900 HARMLS
• 2020-09-20 Listed $229,900 HARMLS
• 2015-06-30 Sold (Public Records) — Public Records
• 2015-06-30 Sold (MLS) — HARMLS
• 2015-05-28 Pending — HARMLS
• 2015-05-21 Pending — HARMLS
• 2015-05-04 Listed $187,000 HARMLS
• 2005-05-18 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $5,770 · -3.0% YoY. Source: county tax records.