114 Alset Cir · The Woodlands, TX 77354

$326,900

4 bd · 2.5 ba · 2,057 sqft · SingleFamily · 42 Days on market

Built 2026 $159/sqft · 8% above area Est $301k · 8% over

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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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• Livability +4.5/5.0
• Schools +3.9/10.0
• ARV discount +3.7/15.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Listing remarks

Welcome to the Ponderosa! This modern plan offers an open main-floor layout, featuring an airy great room overlooking a dining area and a kitchen with a center island and a walk-in pantry. A powder bath is conveniently located on this level. The primary suite is upstairs, showcasing a walk-in closet and a private bath with a walk-in shower. There are three additional bedrooms on the second floor, as well as another bath and a versatile loft space waiting to be transformed. Includes a 2-bay garage. Options: Covered patio

Key facts

• Primary suite
• Dining area
• Great room

Tags

• OPEN MAIN-FLOOR LAYOUT
• GREAT ROOM
• DINING AREA
• KITCHEN WITH CENTER ISLAND
• WALK-IN PANTRY
• PRIMARY SUITE

Property features AI

Finance

• Financial info: List price $326,900

Exterior

• Parking: 2 total parking spaces, including a 2-car garage
• Home design: Single-family residence; Active listing
• Exterior features: Living area approximately 2,057

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec-built PONDEROSA plan

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $327k.

Deal economics

• At list price, monthly cash flow is $-374 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (27.0% below list).
• Recommended offer: $239k (27.0% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.3% in The Woodlands — 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 91/100 on livability (#1 in TX, #47 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living D-.
• 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $35k of equity ($2k loan paydown + $33k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($317k) is reasonable based on typical stale-listing flexibility.

Recommended offer $238,637 (27.0% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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?
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: 0.73% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.90%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $301,313
• List price: $326,900
• Delta: 8.49%
• 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
279 Brazen Forest Trl	0.10mi	4/2.5	2,178 (+6%)	3mo	$309,900	$142	83
291 Brazen Forest Trl	0.09mi	4/2.5	1,897 (-8%)	3mo	$299,900	$158	80
286 Brazen Forest Trl	0.07mi	4/2.5	1,785 (-13%)	3mo	$284,900	$160	73
7827 Bergamot Cir	0.30mi	3/2.5 (-1)	1,952 (-5%)	1mo	$299,900	$154	72
7819 Bergamot Cir	0.32mi	4/2.5	1,897 (-8%)	1mo	$299,900	$158	72
7950 Alset Dr	0.12mi	4/2.5	1,785 (-13%)	2mo	$299,900	$168	71
201 Valiant Ridge Trl	0.11mi	4/2.5	1,785 (-13%)	3mo	$284,900	$160	70
8031 Heroes Hall Dr	0.18mi	4/2.5	1,785 (-13%)	0mo	$294,900	$165	70
7749 Bergamot Cir	0.30mi	4/2.5	1,785 (-13%)	0mo	$289,900	$162	64
150 Valiant Ridge Trl	0.20mi	3/2.5 (-1)	1,760 (-14%)	3mo	$309,900	$176	59
7914 Pershing Ave	0.66mi	4/3.0	1,968 (-4%)	1mo	$389,900	$198	59
8026 Peppercorn St	0.37mi	3/2.0 (-1)	1,752 (-15%)	2mo	$265,000	$151	50

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: 20.1%
• Equity multiple: 2.62×
• Total profit: $147,993
• Equity at exit: $294,497

10-year hold

• IRR: 17.8%
• Equity multiple: 5.84×
• Total profit: $443,239
• Equity at exit: $635,095

Cash invested: $91,532 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,386 high
• Mortgage (P&I): −$1,714
• Tax est. 1.5%: −$409 /mo · $4,904/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-374

Break-even live

Break-even rent $2,860

Max offer price $272,796

Occupancy floor —

Sensitivity live

Price	-10% $-148	-5% $-261	+0% $-374	+5% $-487	+10% $-600
Rent	-10% $-562	-5% $-468	+0% $-374	+5% $-280	+10% $-185
Rate	-1.0pp $-209	-0.5pp $-291	base $-374	+0.5pp $-459	+1.0pp $-545

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: $81,725
• Closing costs: $9,807
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7910 Alset Dr Magnolia, TX	4.0	3.0	1897	$2,320	$1.22	44d	1	0.06mi
139 Valiant Ridge Trl Magnolia, TX	3.0	2.0	1511	$1,846	$1.22	13d	1	0.23mi
131 Valiant Ridge Trl Magnolia, TX	4.0	2.0	1840	$2,330	$1.27	5d	1	0.26mi
94 Valiant Ridge Trl Magnolia, TX	5.0	3.0	2517	$2,350	$0.93	44d	1	0.37mi
260 Gallant Front Ln Magnolia, TX	3.0	2.0	1410	$2,000	$1.42	44d	1	0.47mi
260 Gallant Front Ln Magnolia, TX	3.0	2.0	1410	$1,975	$1.40	24d	1	0.47mi
8344 Bristle Cone Pine Way Magnolia, TX	5.0	2.5	2200	$2,900	$1.32	44d	1	0.55mi
79 W Shale Creek Cir Spring, TX	4.0	3.5	2918	$4,500	$1.54	44d	1	1.12mi
139 Hawkhurst Cir Magnolia, TX	4.0	3.0	2563	$2,950	$1.15	24d	1	1.26mi
146 Black Swan Pl Magnolia, TX	4.0	3.0	2535	$2,495	$0.98	22d	1	1.43mi
3 Peachridge Pl Unit 1 Spring, TX	3.0	2.5	1657	$1,950	$1.18	21d	1	1.45mi

Listing history 14 events

1. 2026-06-18
   days on market $326,900 Active 42 DOM
2. 2026-06-17
   days on market $326,900 Active 41 DOM
3. 2026-06-16
   days on market $326,900 Active 40 DOM
4. 2026-06-15
   days on market $326,900 Active 39 DOM
5. 2026-06-13
   days on market $326,900 Active 37 DOM
6. 2026-06-09
   days on market $326,900 Active 33 DOM
7. 2026-06-08
   days on market $326,900 Active 32 DOM
8. 2026-06-07
   days on market $326,900 Active 31 DOM
9. 2026-06-04
   days on market $326,900 Active 28 DOM
10. 2026-06-03
    days on market $326,900 Active 27 DOM
11. 2026-06-02
    days on market $326,900 Active 26 DOM
12. 2026-06-01
    days on market $326,900 Active 25 DOM
13. 2026-05-31
    days on market $326,900 Active 24 DOM
14. 2026-05-07
    listed $326,900 Active 525-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: $28,636
• − Mortgage interest: −$18,311
• − Property taxes: −$4,904
• − Insurance: −$1,634
• − Repairs & maintenance: −$2,291
• − Management: −$2,291
• − Depreciation: −$9,510
• Taxable loss: −$10,305
• Est. tax savings @ 24.0%: +$2,473
• After-tax cash flow: $-2,014/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: 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 — The Woodlands

• Score: 91/100
• State rank: #1
• US rank: #47

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• City population: 106,505
• 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