10524 Wild Rice · Woodloch, TX 77385

$2,900

4 bd · 3.0 ba · 2,529 sqft · SingleFamily public records · 1 Days on market

Built 2024

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Greenville | Two Story | 4 Bedrooms | 3 Baths | Study | Game Room | Covered Patio | 2-Car Garage

Key facts

• 2 garage spots
• Community pool
• Built 2024

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Has association (LEAD Association Management); Community amenities include clubhouse, playground, park, pool, trails; Association fees collected annually; fees cover clubhouse, common areas and grounds maintenance

Exterior

• Parking: Attached 2-car garage; Garage with door opener
• Security: Prewired for security; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces west; Built in 2024; Slab foundation; Composition roof
• Construction: Brick construction
• Exterior features: Covered patio; Deck; Patio; Private yard; Fenced backyard; Sprinkler/irrigation system

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Microwave; Disposal; Refrigerator
• Bedrooms: Primary bedroom on first floor; Three additional bedrooms on second floor
• Flooring: Carpet; Plank; Tile; Vinyl
• Bathrooms: Three full bathrooms; Primary bath with double vanity, separate shower and soaking tub
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric)
• Interior features: Breakfast bar; Double vanity; Granite counters; High ceilings; Kitchen island; Kitchen/family room combo; Soaking tub; Separate shower; Walk-in pantry; Ceiling fans; Kitchen/dining combo; Living/dining room; Programmable thermostat; Low emissivity windows; ENERGY STAR qualified appliances
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included

🏷️ Possibly a rental listed for sale. The $2,900 price doesn't fit this home's estimated sale value (~$424,872) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $3k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $3k).
• Cap rate 848.4% vs local median 2.9% in Woodloch — 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 66/100 on livability (#653 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime C-, 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.
• Zoned schools: Houser El (math 47% / reading 42%, grade F, #1,155 of 4,322 statewide, top 29%, 636 students, 70% FRL); Irons J H (math 54% / reading 53%, grade C+, #275 of 1,662 statewide, top 17%, 1,344 students, 52% FRL); Oak Ridge H S (math 48% / reading 62%, grade C, #373 of 1,632 statewide, top 23%, 2,672 students, 42% FRL) — zoned schools average 55% FRL vs 34% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 320 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $20 of loan paydown is wiped out by about $87 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $812 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.

Recommended offer $2,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 89.71% ✓
• Cap rate: 848.41%
• Cash-on-cash: 3007.54%
• DSCR: 134.82
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $424,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10619 Wild Chives	0.08mi	4/2.5	2,206 (-13%)	1mo	$385,000	$175	72
10583 Wild Chives	0.08mi	5/3.0 (+1)	2,790 (+10%)	4mo	$424,000	$152	71
17758 Tree Of Heaven	0.18mi	4/2.5	2,255 (-11%)	1mo	$375,000	$166	71
17735 Tree Of Heaven	0.13mi	4/2.5	2,839 (+12%)	2mo	$410,000	$144	70
17461 Bayflower	0.30mi	4/3.0	2,842 (+12%)	1mo	$589,900	$208	64
17519 White Baneberry Dr	0.28mi	4/3.0	2,176 (-14%)	6mo	$385,000	$177	58
10102 Seaside Alder Dr	0.39mi	4/3.0	2,898 (+15%)	5mo	$555,000	$192	53
17068 Easter Lily Dr	0.59mi	4/3.5	2,750 (+9%)	4mo	$425,000	$155	52
10021 Preserve Way	0.64mi	4/3.0	2,698 (+7%)	9mo	$450,000	$167	52
17040 Shy Leaf Ct	0.65mi	4/3.5	2,687 (+6%)	7mo	$425,000	$158	51
10127 Coopers Hawk Way	0.56mi	3/2.0 (-1)	2,767 (+9%)	1mo	$525,000	$190	48
10029 Red Beadtree Pl	0.64mi	4/3.0	2,200 (-13%)	7mo	$369,000	$168	43

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 · 3.88% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 162.96×
• Total profit: $131,510
• Equity at exit: $432

10-year hold

• IRR: —
• Equity multiple: 359.73×
• Total profit: $291,285
• Equity at exit: $251

Cash invested: $812 (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 77385

• Home prices YoY: -27.5%
• Rents YoY: 3.9%
• Active inventory: 320
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,601 medium
• Mortgage (P&I): −$15
• Tax est. 1.5%: −$4 /mo · $44/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $2,035

Break-even live

Break-even rent $25

Max offer price $2,900

Occupancy floor 17%

Sensitivity live

Price	-10% $2,037	-5% $2,036	+0% $2,035	+5% $2,034	+10% $2,033
Rent	-10% $1,830	-5% $1,932	+0% $2,035	+5% $2,138	+10% $2,241
Rate	-1.0pp $2,037	-0.5pp $2,036	base $2,035	+0.5pp $2,034	+1.0pp $2,034

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: $725
• Closing costs: $87
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17153 Upland Bent Ct Conroe, TX	4.0	2.5	2752	$2,149	$0.78	22d	1	0.98mi
9295 Inland Leather Ln Conroe, TX	4.0	2.5	2497	$2,400	$0.96	4d	1	1.03mi
17706 Sea Rosemary Ct Conroe, TX	4.0	4.0	2425	$2,895	$1.19	45d	1	1.04mi

Listing history 2 events

1. 2026-06-01
   remarks 547-char remark
2. 2026-06-01
   listed $2,900 Active 1 DOM

ⓘ 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: $31,217
• − Mortgage interest: −$162
• − Property taxes: −$44
• − Insurance: −$14
• − Repairs & maintenance: −$2,497
• − Management: −$2,497
• − Depreciation: −$84
• Taxable income: $25,918
• Est. tax owed @ 24.0%: −$6,220
• After-tax cash flow: $18,201/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 — Woodloch

• Score: 66/100
• State rank: #653
• US rank: #12310

Category grades

Amenities F Commute F Cost of living A+ Crime C- 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
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 28,156
• Household income: $117,118
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 471.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 27% Two or more races 16% Black 11% Asian 5%
• Hispanic origin (detail): Mexican 15% Puerto Rican 2% Cuban 1%
• Common ancestry: Slovak 3% Romanian 2% Italian 2%
• Foreign-born: 15% · Canada, Jamaica, Vietnam
• Languages at home: 76% English-only · Spanish 16% Other Indo-European 2% Other Asian/Pacific 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: ▼ -91.09%
• Current HPI: 239.9434
• Rent YoY: ▲ 3.88%
• 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

-99.4% since first listed

10 events — show timeline

• 2026-06-01 Listing Removed — HARMLS
• 2026-06-01 Listed $2,900 HARMLS
• 2024-11-06 Rental Removed $2,850 HARMLS
• 2024-09-21 Price Changed $2,850 HARMLS
• 2024-08-02 Listed for Rent $2,950 HARMLS
• 2024-07-30 Sold (MLS) — HARMLS
• 2024-07-03 Pending — HARMLS
• 2024-06-07 Price Changed $440,000 HARMLS
• 2024-05-28 Price Changed $458,540 HARMLS
• 2024-05-16 Listed $446,540 HARMLS

Property tax history

+117.6%/yr

Latest (2025): $11,494 · +995.4% YoY. Source: county tax records.