15060 Goujon Gates Dr · Porter Heights, TX 77302

$423,990

4 bd · 3.5 ba · 2,548 sqft · Land · 60 Days on market

Built 2025 $166/sqft · at area comps Est $424k · at est. $116/mo HOA · 5% of rent

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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 +6.6/30.0
• Schools +5.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW! Lennar Fairway Collection "Cantaron II" Plan with Brick and Stone Elevation "C" in Artavia! This single-level home showcases a spacious open floorplan shared between the family room, kitchen and dining room, with access to a covered patio for easy indoor-outdoor living and entertaining. The owner’s suite is situated at the back of the home, comprised of a restful bedroom, en-suite bathroom and walk-in closet. Two secondary bedrooms are found off the foyer, while a secondary bedroom suite is situated at the back of the home.

Key facts

• Walk-in closet
• Open floorplan
• Covered patio

Tags

• OPEN FLOORPLAN
• COVERED PATIO
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOM SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath land listed at $424k.

Deal economics

• At list price, monthly cash flow is $-700 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (29.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (41.2% below list).
• Recommended offer: $249k (41.2% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 2.5% in Porter Heights — 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 65/100 on livability (#663 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute 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.
• Market conditions: Rents rising (+3.3%/yr); 1111 active listings in the ZIP; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).
• This rent runs 35% 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 $3k of loan paydown is wiped out by about $13k 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 60 days — a 3% lower offer ($411k) is reasonable based on typical stale-listing flexibility.

Recommended offer $249,367 (41.2% 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 60 days. Have you received any prior offers? Is the seller open to a 41% 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 F-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: 0.59% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.07%
• DSCR: 0.69
• GRM: 14.2

CMA / ARV

• ARV (median comp): $423,533
• List price: $423,990
• Delta: 0.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.3% rent growth · sell at horizon

5-year hold

• IRR: -28.4%
• Equity multiple: 0.05×
• Total profit: $-112,651
• Equity at exit: $63,218

10-year hold

• IRR: -26.7%
• Equity multiple: -0.29×
• Total profit: $-152,877
• Equity at exit: $36,659

Cash invested: $118,717 (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: 14.2×

Monthly cashflow live

• Estimated rent: $2,494 medium
• Mortgage (P&I): −$2,223
• Tax from tax record: −$154 /mo · $1,846/yr
• Insurance: −$177
• HOA: −$116
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $-700

Break-even live

Break-even rent $3,380

Max offer price $300,344

Occupancy floor —

Sensitivity live

Price	-10% $-460	-5% $-580	+0% $-700	+5% $-820	+10% $-940
Rent	-10% $-897	-5% $-798	+0% $-700	+5% $-601	+10% $-503
Rate	-1.0pp $-486	-0.5pp $-592	base $-700	+0.5pp $-810	+1.0pp $-922

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: $105,998
• Closing costs: $12,720
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $116 · $1,392/yr

Listing history 13 events

1. 2026-05-04
   status Pending 560-char remark

   Show marketing remark (560 chars)

   NEW! Lennar Fairway Collection "Cantaron II" Plan with Brick and Stone Elevation "C" in Artavia! This single-level home showcases a spacious open floorplan shared between the family room, kitchen and dining room, with access to a covered patio for easy indoor-outdoor living and entertaining. The owner’s suite is situated at the back of the home, comprised of a restful bedroom, en-suite bathroom and walk-in closet. Two secondary bedrooms are found off the foyer, while a secondary bedroom suite is situated at the back of the home.

2. 2026-05-04
   price $423,990 560-char remark

   Show marketing remark (560 chars)

   NEW! Lennar Fairway Collection "Cantaron II" Plan with Brick and Stone Elevation "C" in Artavia! This single-level home showcases a spacious open floorplan shared between the family room, kitchen and dining room, with access to a covered patio for easy indoor-outdoor living and entertaining. The owner’s suite is situated at the back of the home, comprised of a restful bedroom, en-suite bathroom and walk-in closet. Two secondary bedrooms are found off the foyer, while a secondary bedroom suite is situated at the back of the home.

3. 2026-04-30
   price $319,240 560-char remark

   Show marketing remark (560 chars)

   NEW! Lennar Fairway Collection "Cantaron II" Plan with Brick and Stone Elevation "C" in Artavia! This single-level home showcases a spacious open floorplan shared between the family room, kitchen and dining room, with access to a covered patio for easy indoor-outdoor living and entertaining. The owner’s suite is situated at the back of the home, comprised of a restful bedroom, en-suite bathroom and walk-in closet. Two secondary bedrooms are found off the foyer, while a secondary bedroom suite is situated at the back of the home.

4. 2026-04-23
   price $349,240 560-char remark

   Show marketing remark (560 chars)

   NEW! Lennar Fairway Collection "Cantaron II" Plan with Brick and Stone Elevation "C" in Artavia! This single-level home showcases a spacious open floorplan shared between the family room, kitchen and dining room, with access to a covered patio for easy indoor-outdoor living and entertaining. The owner’s suite is situated at the back of the home, comprised of a restful bedroom, en-suite bathroom and walk-in closet. Two secondary bedrooms are found off the foyer, while a secondary bedroom suite is situated at the back of the home.

5. 2026-04-20
   price $359,240 560-char remark

   Show marketing remark (560 chars)

   NEW! Lennar Fairway Collection "Cantaron II" Plan with Brick and Stone Elevation "C" in Artavia! This single-level home showcases a spacious open floorplan shared between the family room, kitchen and dining room, with access to a covered patio for easy indoor-outdoor living and entertaining. The owner’s suite is situated at the back of the home, comprised of a restful bedroom, en-suite bathroom and walk-in closet. Two secondary bedrooms are found off the foyer, while a secondary bedroom suite is situated at the back of the home.

6. 2026-04-16
   price $365,090 560-char remark

   Show marketing remark (560 chars)

   NEW! Lennar Fairway Collection "Cantaron II" Plan with Brick and Stone Elevation "C" in Artavia! This single-level home showcases a spacious open floorplan shared between the family room, kitchen and dining room, with access to a covered patio for easy indoor-outdoor living and entertaining. The owner’s suite is situated at the back of the home, comprised of a restful bedroom, en-suite bathroom and walk-in closet. Two secondary bedrooms are found off the foyer, while a secondary bedroom suite is situated at the back of the home.

7. 2026-04-13
   price $370,940 560-char remark

   Show marketing remark (560 chars)

   NEW! Lennar Fairway Collection "Cantaron II" Plan with Brick and Stone Elevation "C" in Artavia! This single-level home showcases a spacious open floorplan shared between the family room, kitchen and dining room, with access to a covered patio for easy indoor-outdoor living and entertaining. The owner’s suite is situated at the back of the home, comprised of a restful bedroom, en-suite bathroom and walk-in closet. Two secondary bedrooms are found off the foyer, while a secondary bedroom suite is situated at the back of the home.

8. 2026-04-02
   price $372,090 560-char remark

   Show marketing remark (560 chars)

   NEW! Lennar Fairway Collection "Cantaron II" Plan with Brick and Stone Elevation "C" in Artavia! This single-level home showcases a spacious open floorplan shared between the family room, kitchen and dining room, with access to a covered patio for easy indoor-outdoor living and entertaining. The owner’s suite is situated at the back of the home, comprised of a restful bedroom, en-suite bathroom and walk-in closet. Two secondary bedrooms are found off the foyer, while a secondary bedroom suite is situated at the back of the home.

9. 2026-03-19
   price $378,340 560-char remark

   Show marketing remark (560 chars)

   NEW! Lennar Fairway Collection "Cantaron II" Plan with Brick and Stone Elevation "C" in Artavia! This single-level home showcases a spacious open floorplan shared between the family room, kitchen and dining room, with access to a covered patio for easy indoor-outdoor living and entertaining. The owner’s suite is situated at the back of the home, comprised of a restful bedroom, en-suite bathroom and walk-in closet. Two secondary bedrooms are found off the foyer, while a secondary bedroom suite is situated at the back of the home.

10. 2026-03-16
    price $385,040 560-char remark

    Show marketing remark (560 chars)

    NEW! Lennar Fairway Collection "Cantaron II" Plan with Brick and Stone Elevation "C" in Artavia! This single-level home showcases a spacious open floorplan shared between the family room, kitchen and dining room, with access to a covered patio for easy indoor-outdoor living and entertaining. The owner’s suite is situated at the back of the home, comprised of a restful bedroom, en-suite bathroom and walk-in closet. Two secondary bedrooms are found off the foyer, while a secondary bedroom suite is situated at the back of the home.

11. 2026-03-13
    price $391,740 560-char remark

    Show marketing remark (560 chars)

    NEW! Lennar Fairway Collection "Cantaron II" Plan with Brick and Stone Elevation "C" in Artavia! This single-level home showcases a spacious open floorplan shared between the family room, kitchen and dining room, with access to a covered patio for easy indoor-outdoor living and entertaining. The owner’s suite is situated at the back of the home, comprised of a restful bedroom, en-suite bathroom and walk-in closet. Two secondary bedrooms are found off the foyer, while a secondary bedroom suite is situated at the back of the home.

12. 2026-03-05
    price $384,990 560-char remark

    Show marketing remark (560 chars)

    NEW! Lennar Fairway Collection "Cantaron II" Plan with Brick and Stone Elevation "C" in Artavia! This single-level home showcases a spacious open floorplan shared between the family room, kitchen and dining room, with access to a covered patio for easy indoor-outdoor living and entertaining. The owner’s suite is situated at the back of the home, comprised of a restful bedroom, en-suite bathroom and walk-in closet. Two secondary bedrooms are found off the foyer, while a secondary bedroom suite is situated at the back of the home.

13. 2026-03-05
    listed $423,990 Active 560-char remark

    Show marketing remark (560 chars)

    NEW! Lennar Fairway Collection "Cantaron II" Plan with Brick and Stone Elevation "C" in Artavia! This single-level home showcases a spacious open floorplan shared between the family room, kitchen and dining room, with access to a covered patio for easy indoor-outdoor living and entertaining. The owner’s suite is situated at the back of the home, comprised of a restful bedroom, en-suite bathroom and walk-in closet. Two secondary bedrooms are found off the foyer, while a secondary bedroom suite is situated at the back of the home.

ⓘ 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: $1,846 · $154/mo
• Projected year-2 tax: $7,759 · $647/mo
• Expected delta: +$5,913/yr (+$493/mo · 320.4%)

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

Taxation est. · year 1

• Rental income: $29,924
• − Mortgage interest: −$23,750
• − Property taxes: −$1,846
• − Insurance: −$2,120
• − Repairs & maintenance: −$2,394
• − Management: −$2,394
• − HOA: −$1,392
• − Depreciation: −$12,334
• Taxable loss: −$16,306
• Est. tax savings @ 24.0%: +$3,913
• After-tax cash flow: $-4,486/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 — Porter Heights

• Score: 65/100
• State rank: #663
• US rank: #12479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• 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

+0.0% since first listed

13 events — show timeline

• 2026-05-04 Pending — HARMLS
• 2026-05-04 Price Changed $423,990 HARMLS
• 2026-04-30 Price Changed $319,240 HARMLS
• 2026-04-23 Price Changed $349,240 HARMLS
• 2026-04-20 Price Changed $359,240 HARMLS
• 2026-04-16 Price Changed $365,090 HARMLS
• 2026-04-13 Price Changed $370,940 HARMLS
• 2026-04-02 Price Changed $372,090 HARMLS
• 2026-03-19 Price Changed $378,340 HARMLS
• 2026-03-16 Price Changed $385,040 HARMLS
• 2026-03-13 Price Changed $391,740 HARMLS
• 2026-03-05 Price Changed $384,990 HARMLS
• 2026-03-05 Listed $423,990 HARMLS