Monroe Plan · Montgomery, TX 77356

$298,990

4 bd · 3.0 ba · 2,353 sqft · SingleFamily · 11 Days on market

Good condition

---

Why this score? — see what drove the F 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 +6.8/30.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +1.8/10.0
• Rent growth +1.7/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

The Monroe is built to connect large families with an open-concept first floor and upstairs loft area. With 3 secondary bedrooms for the kids, plus a private owner's suite, the whole family will enjoy their space. The uncovered patio offers an extended area for outdoor dining.

Key facts

• Upstairs loft area
• Uncovered patio
• 2 garage spots

Tags

• OPEN-CONCEPT FIRST FLOOR
• UPSTAIRS LOFT AREA
• PRIVATE OWNER'S SUITE
• UNCOVERED PATIO

Property features AI

Finance

• Financial info: List price $298,990

Exterior

• Parking: 2-car garage / 2 total parking spaces
• Home design: Monroe floor plan; New construction (plan inventory)
• Construction: Living area approximately 2353; Built as part of a new plan (year not specified)
• Exterior features: Property at 612 Ruby Bend Ln, Montgomery TX 77356

Interior

• Kitchen: Plan includes standard kitchen (details not provided)
• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Open plan living areas
• Laundry & utility: Laundry area (details not provided)

🏗️ New construction. The $298,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $343,005.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $299k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-529 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (22.0% below list).
• Recommended offer: $233k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 2.0% in Montgomery — 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 70/100 on livability (#372 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Montgomery ISD (rural): math 63% / reading 57% proficiency, ranked #49 of 826 in TX (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents falling (-3.3%/yr); 1067 active listings in the ZIP; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 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.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $233,116 (22.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.68% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.61%
• DSCR: 0.71
• GRM: 12.3

CMA / ARV

• ARV (median comp): $343,005
• List price: $298,990
• Delta: -12.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 Amber Falls Dr	0.12mi	4/2.5	2,218 (-6%)	1mo	$279,960	$126	82
814 High Mesa Ln	0.18mi	4/2.5	2,218 (-6%)	1mo	$279,880	$126	79
653 Amber Falls Dr	0.05mi	4/3.0	2,029 (-14%)	1mo	$334,650	$165	74
210 Prairie Ridge Ln	0.10mi	4/3.0	2,029 (-14%)	1mo	$334,920	$165	72
556 Ruby Bend Dr	0.03mi	4/2.5	2,703 (+15%)	1mo	$359,200	$133	71
630 Amber Falls Dr	0.11mi	4/3.0	2,029 (-14%)	2mo	$376,450	$186	70
124 Peninsula Point Dr	0.30mi	3/3.5 (-1)	2,485 (+6%)	1mo	$369,999	$149	69
1014 Lost Wagon Dr	0.34mi	4/2.5	2,536 (+8%)	1mo	$314,190	$124	68
813 High Mesa Ln	0.17mi	4/3.0	2,038 (-13%)	2mo	$278,860	$137	68
214 Prairie Ridge Ln	0.10mi	5/4.0 (+1)	2,703 (+15%)	0mo	$409,990	$152	61
18890 Serene Water Dr	0.69mi	3/2.5 (-1)	2,339 (-1%)	2mo	$499,900	$214	59
294 Peninsula Point Dr	0.65mi	3/3.5 (-1)	2,485 (+6%)	1mo	$359,990	$145	53

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -31.1%
• Equity multiple: -0.00×
• Total profit: $-96,058
• Equity at exit: $51,143

10-year hold

• IRR: -54.6%
• Equity multiple: -0.60×
• Total profit: $-153,274
• Equity at exit: $29,657

Cash invested: $96,041 (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 77356

• Home prices YoY: -30.3%
• Rents YoY: -3.3%
• Active inventory: 1067
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,331 medium
• Mortgage (P&I): −$1,799
• Tax est. 1.5%: −$429 /mo · $5,145/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-529

Break-even live

Break-even rent $3,001

Max offer price $266,485

Occupancy floor —

Sensitivity live

Price	-10% $-292	-5% $-410	+0% $-529	+5% $-647	+10% $-766
Rent	-10% $-713	-5% $-621	+0% $-529	+5% $-437	+10% $-345
Rate	-1.0pp $-356	-0.5pp $-442	base $-529	+0.5pp $-618	+1.0pp $-708

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: $85,751
• Closing costs: $10,290
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $298,990 Active 11 DOM
2. 2026-06-18
   days on market $298,990 Active 8 DOM
3. 2026-06-17
   days on market $298,990 Active 7 DOM
4. 2026-06-16
   days on market $298,990 Active 6 DOM
5. 2026-06-15
   days on market $298,990 Active 5 DOM
6. 2026-06-13
   days on market $298,990 Active 3 DOM
7. 2026-06-13
   days on marketlisting id $298,990 Active 2 DOM
8. 2026-06-09
   days on market $298,990 Active 83 DOM
9. 2026-06-08
   days on market $298,990 Active 82 DOM
10. 2026-06-07
    days on market $298,990 Active 81 DOM
11. 2026-06-04
    days on market $298,990 Active 78 DOM
12. 2026-06-03
    days on market $298,990 Active 77 DOM
13. 2026-06-02
    days on market $298,990 Active 76 DOM
14. 2026-06-01
    days on market $298,990 Active 75 DOM
15. 2026-05-31
    days on market $298,990 Active 74 DOM
16. 2026-03-18
    listed $298,990 Active 277-char remark

ⓘ 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: $27,974
• − Mortgage interest: −$19,214
• − Property taxes: −$5,145
• − Insurance: −$1,715
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − Depreciation: −$9,978
• Taxable loss: −$12,554
• Est. tax savings @ 24.0%: +$3,013
• After-tax cash flow: $-3,333/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 · 6 photos

Good 80/100 Cosmetic rehab

The Monroe Plan is a well-maintained single-family home with good curb appeal and an open-concept floor plan. It has potential for minor cosmetic upgrades to enhance its resale and rental value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value
• Resale Replace window shutters — New shutters can improve the home's curb appeal and energy efficiency
• Both Install smart home devices — Smart home devices can increase convenience and property value
• Both Add outdoor lighting — Outdoor lighting can enhance safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Resale Replace window shutters — New shutters can improve the home's curb appeal and energy efficiency ↑
• Both Install smart home devices — Smart home devices can increase convenience and property value ↑
• Both Add outdoor lighting — Outdoor lighting can enhance safety and curb appeal ↑

ⓘ 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: Montgomery ISD
• NCES district ID: 4831260
• Math proficiency: 63% ▼ -3.00%
• Reading proficiency: 57% ▼ -3.00%
• Median HH income: $75,596
• Composite: 53.55/100
• National rank: #1445
• State rank: #49 of 826 in TX

Livability — Montgomery

• Score: 70/100
• State rank: #372
• US rank: #7894

Category grades

Amenities F Commute F Cost of living C 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: Montgomery County · 663,713 people
• City population: 67,277
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 32,583
• Household income: $106,804
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 414.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Black 4%
• Common ancestry: Lithuanian 8% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -101.28%
• Current HPI: 233.0032
• 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