32806 Westwood Square West Dr · The Woodlands, TX 77354

$430,000

3 bd · 2.5 ba · 3,586 sqft · SingleFamily public records · 37 Days on market

Built 2000 0.40 ac lot $120/sqft · 20% below area Est $539k · 20% under $17/mo HOA · 1% of rent ↓ 6% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Livability +4.5/5.0
• Schools +3.9/10.0
• Cash flow +3.3/30.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks

* * POOL/ SPA * * * 1.5 STORY * * * FLEX ROOM * * SUNROOM * * OVERSIZED LOT * * * HOME OFFICE * * Welcome to this beautifully designed home in Magnolia offering comfort, space & thoughtful features throughout! Open-concept layout w/ plantation shutters on every window & a spacious living area that flows into a gourmet kitchen featuring granite countertops, oversized island & abundant storage. All bedrooms located on the first floor, including a versatile flex room ideal as a 4th bedroom or home office. Downstairs game room provides additional space for fun or relaxation. Enjoy the bright sunroom overlooking the backyard oasis. Step outside to an oversized lot fe

Key facts

• Spa
• Sunroom
• Pool

Tags

• POOL
• SPA
• FLEX ROOM
• SUNROOM
• OVERSIZED LOT
• HOME OFFICE

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Westwood Landowners' Association; Annual association fee of $207

Exterior

• Parking: Attached carport; Additional parking; Driveway; Carport with 2 spaces
• Utilities: Public water; Aerobic septic
• Home design: Residential property; Faces west; Built in 2000; Slab foundation
• Construction: Brick construction; Composition roof
• Exterior features: Covered patio; Covered deck; Patio; Private yard; Fenced backyard; Hot tub / spa; In-ground heated gunite pool

Interior

• Kitchen: Dishwasher; Electric oven; Electric range / free-standing range; Microwave; Oven; Granite counters
• Bedrooms: Primary bedroom on the first floor (19x12); Bedroom on the first floor (14x11); Bedroom on the first floor (14x11); Four bedrooms possible total; Bonus room on the second floor (15x14); Bonus room on the first floor (14x13); Bonus room on the first floor (18x18)
• Flooring: Engineered hardwood; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air (electric); Programmable thermostat
• Interior features: Crown molding; Granite counters; Window treatments / coverings; Ceiling fan(s); Programmable thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $430k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (55.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (45.3% below list).
• Recommended offer: $193k (55.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 91/100 on livability (#1 in TX, #47 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment 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.
• Zoned schools: Bear Branch El (math 48% / reading 51%, grade D, #865 of 4,322 statewide, top 21%, 579 students, 28% FRL); Bear Branch J H (math 44% / reading 46%, grade D, #479 of 1,662 statewide, top 29%, 1,076 students, 37% FRL); Magnolia H S (math 47% / reading 62%, grade C-, #379 of 1,632 statewide, top 26%, 2,248 students, 31% FRL).
• Market conditions: Rents flat; 1622 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $46k of equity ($3k loan paydown + $43k 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 ~$74k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($417k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 12y 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

• 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 $192,732 (55.2% 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 37 days. Have you received any prior offers? Is the seller open to a 55% 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 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?
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: 0.55% ✗
• Cap rate: 2.54%
• Cash-on-cash: -13.39%
• DSCR: 0.40
• GRM: 15.2

CMA / ARV

• ARV (median comp): $538,767
• List price: $430,000
• Delta: -20.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7102 Black Forest Dr	0.36mi	3/3.0	3,579 (-0%)	9mo	$685,000	$191	73
7402 Charred Pine Dr	0.57mi	4/3.5 (+1)	3,444 (-4%)	0mo	$510,000	$148	57
32610 Riverwood Dr	0.19mi	4/3.5 (+1)	3,208 (-10%)	12mo	$549,000	$171	55
32119 Damon Ct	0.69mi	4/4.5 (+1)	3,400 (-5%)	3mo	$790,000	$232	44
87 S Bluff Creek Cir	0.59mi	4/3.0 (+1)	3,212 (-10%)	12mo	$775,000	$241	38
135 S Bluff Creek Cir	0.61mi	4/3.5 (+1)	3,135 (-13%)	4mo	$635,000	$203	38
7003 Black Forest Dr	0.35mi	4/3.5 (+1)	3,105 (-13%)	20mo	$720,000	$232	35
126 S Bluff Creek Cir	0.59mi	4/3.5 (+1)	3,112 (-13%)	11mo	$750,000	$241	33
114 S Bluff Creek Cir	0.59mi	4/3.5 (+1)	3,060 (-15%)	14mo	$650,000	$212	27
78 N Westwinds Cir	0.73mi	4/3.5 (+1)	3,225 (-10%)	24mo	$630,000	$195	20

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: 14.4%
• Equity multiple: 2.18×
• Total profit: $142,642
• Equity at exit: $387,378

10-year hold

• IRR: 13.9%
• Equity multiple: 4.96×
• Total profit: $476,462
• Equity at exit: $835,395

Cash invested: $120,400 (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 77354

• Home prices YoY: 2.4%
• Rents YoY: 0.3%
• Active inventory: 1622
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $2,353 medium
• Mortgage (P&I): −$2,255
• Tax from tax record: −$751 /mo · $9,015/yr
• Insurance: −$179
• HOA: −$17
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-1,343

Break-even live

Break-even rent $4,054

Max offer price $192,732

Occupancy floor —

Sensitivity live

Price	-10% $-1,100	-5% $-1,221	+0% $-1,343	+5% $-1,465	+10% $-1,587
Rent	-10% $-1,529	-5% $-1,436	+0% $-1,343	+5% $-1,250	+10% $-1,157
Rate	-1.0pp $-1,127	-0.5pp $-1,234	base $-1,343	+0.5pp $-1,455	+1.0pp $-1,568

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3969 Eagle Nest Lake Ln Magnolia, TX	3.0	2.5	2986	$2,895	$0.97	14d	1	1.35mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: pool

Listing history 50 events

1. 2026-06-09
   days on market $430,000 Pending 37 DOM
2. 2026-06-08
   days on market $430,000 Pending 36 DOM
3. 2026-06-07
   days on market $430,000 Pending 35 DOM
4. 2026-06-04
   days on market $430,000 Pending 32 DOM
5. 2026-06-03
   statusdays on market $430,000 Pending 31 DOM
6. 2026-06-02
   days on market $430,000 Active 30 DOM
7. 2026-06-01
   days on market $430,000 Active 29 DOM
8. 2026-05-31
   days on market $430,000 Active 28 DOM
9. 2026-05-03
   listed $430,000 Active 705-char remark
10. 2025-08-04
    historical
11. 2025-07-28
    status Active
12. 2025-07-19
    historical
13. 2025-07-11
    listed $499,000 Active
14. 2025-07-11
    historical
15. 2025-06-25
    price $499,000
16. 2025-06-04
    listed $525,000 Active
17. 2025-06-02
    historical
18. 2022-02-23
    soldstatus
19. 2022-02-22
    soldstatus Sold
20. 2022-01-31
    status Pending
21. 2022-01-24
    status Option Pending
22. 2022-01-21
    listed $465,900 Active
23. 2018-08-22
    soldstatus
24. 2018-08-17
    soldstatus Sold
25. 2018-07-28
    status Pending
26. 2018-07-25
    status Option Pending
27. 2018-07-24
    status Pending
28. 2018-07-13
    status Option Pending
29. 2018-06-17
    price $295,000
30. 2018-06-07
    status Active
31. 2018-06-02
    status Pending
32. 2018-05-21
    status Option Pending
33. 2018-03-15
    listed $299,000 Active
34. 2018-01-15
    historical
35. 2017-11-16
    status Active
36. 2017-11-09
    status Pending
37. 2017-11-04
    status Option Pending
38. 2017-10-03
    price $328,000
39. 2017-08-07
    price $339,000
40. 2017-07-10
    price $349,000
41. 2017-04-04
    price $356,954
42. 2017-03-10
    listed $369,900 Active
43. 2016-09-12
    historical
44. 2016-01-29
    listed $379,000 Active
45. 2016-01-29
    historical
46. 2015-09-17
    listed $384,000 Active
47. 2015-08-01
    historical
48. 2015-01-27
    listed $384,999 Active
49. 2015-01-20
    historical
50. 2014-11-21
    price $389,900

ⓘ 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: $9,015 · $751/mo
• Projected year-2 tax: $9,015 · $751/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 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: $28,242
• − Mortgage interest: −$24,087
• − Property taxes: −$9,015
• − Insurance: −$2,150
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − HOA: −$204
• − Depreciation: −$12,509
• Taxable loss: −$24,242
• Est. tax savings @ 24.0%: +$5,818
• After-tax cash flow: $-10,299/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
• 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

Price history

-5.6% since first listed

46 events — show timeline

• 2026-06-10 Pending — HARMLS
• 2026-06-03 Pending — HARMLS
• 2026-05-03 Listed $430,000 HARMLS
• 2025-08-04 Listing Removed — HARMLS
• 2025-07-28 Relisted — HARMLS
• 2025-07-19 Listing Removed — HARMLS
• 2025-07-11 Listing Removed — HARMLS
• 2025-07-11 Listed $499,000 HARMLS
• 2025-06-25 Price Changed $499,000 HARMLS
• 2025-06-04 Listed $525,000 HARMLS
• 2025-06-02 Coming Soon — HARMLS
• 2022-02-23 Sold (Public Records) — Public Records
• 2022-02-22 Sold (MLS) — HARMLS
• 2022-01-31 Pending — HARMLS
• 2022-01-24 Pending — HARMLS
• 2022-01-21 Listed $465,900 HARMLS
• 2018-08-22 Sold (Public Records) — Public Records
• 2018-08-17 Sold (MLS) — HARMLS
• 2018-07-28 Pending — HARMLS
• 2018-07-25 Pending — HARMLS
• 2018-07-24 Pending — HARMLS
• 2018-07-13 Pending — HARMLS
• 2018-06-17 Price Changed $295,000 HARMLS
• 2018-06-07 Relisted — HARMLS
• 2018-06-02 Pending — HARMLS
• 2018-05-21 Pending — HARMLS
• 2018-03-15 Listed $299,000 HARMLS
• 2018-01-15 Listing Removed — HARMLS
• 2017-11-16 Relisted — HARMLS
• 2017-11-09 Pending — HARMLS
• 2017-11-04 Pending — HARMLS
• 2017-10-03 Price Changed $328,000 HARMLS
• 2017-08-07 Price Changed $339,000 HARMLS
• 2017-07-10 Price Changed $349,000 HARMLS
• 2017-04-04 Price Changed $356,954 HARMLS
• 2017-03-10 Listed $369,900 HARMLS
• 2016-09-12 Listing Removed — HARMLS
• 2016-01-29 Listed $379,000 HARMLS
• 2016-01-29 Listing Removed — HARMLS
• 2015-09-17 Listed $384,000 HARMLS
• 2015-08-01 Listing Removed — HARMLS
• 2015-01-27 Listed $384,999 HARMLS
• 2015-01-20 Listing Removed — HARMLS
• 2014-11-21 Price Changed $389,900 HARMLS
• 2014-07-15 Price Changed $399,900 HARMLS
• 2014-07-09 Listed $455,295 HARMLS

Property tax history

+4.1%/yr

Latest (2025): $9,015 · +1.8% YoY. Source: county tax records.