The Cardinal II Plan · Magnolia, TX 77354

$254,990

3 bd · 2.0 ba · 1,566 sqft · SingleFamily · 237 Days on market

Good condition

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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 +9.5/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.6/5.0

Listing remarks MLS

The Cardinal II greets you with a covered front porch that opens into a foyer leading to a kitchen with ample counter and cabinet space. A breakfast area and a large family room create an open gathering space. The owner's suite is tucked away at the back of the home, affording maximum privacy with an ensuite bathroom and generous walk-in closet. Two secondary bedrooms and a full bath are located just off the kitchen. Finally, a covered patio in the backyard makes the Cardinal II plan feel even more like home.

Key facts

• Covered front porch
• Ample counter space
• Large family room

Tags

• COVERED FRONT PORCH
• AMPLE COUNTER SPACE
• LARGE FAMILY ROOM
• OWNER'S SUITE
• ENSUITE BATHROOM
• WALK-IN CLOSET

🏗️ New construction. The $254,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $299,758.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-209 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (7.5% below list).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% vs local median 3.4% in Magnolia — 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 73/100 on livability (#222 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $32k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.

Recommended offer $224,391 (12.0% 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 237 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 0.79% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.99%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $299,758
• List price: $254,990
• Delta: -14.93%
• 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
15122 Rose Willow Ln	0.33mi	3/2.0	1,575 (+1%)	2mo	$279,990	$178	82
40511 Tyto Ln	0.25mi	3/2.0	1,492 (-5%)	0mo	$235,000	$158	80
40443 Gerygone Ln	0.29mi	3/2.0	1,614 (+3%)	5mo	$304,900	$189	77
40530 Tyto Ln	0.28mi	3/2.0	1,464 (-6%)	1mo	$274,900	$188	75
40423 Gerygone Ln	0.25mi	3/2.0	1,464 (-6%)	9mo	$289,900	$198	70
40731 Barley Straw	0.33mi	4/2.0 (+1)	1,476 (-6%)	2mo	$264,990	$180	69
40418 Winding Way Ct	0.66mi	3/2.0	1,605 (+2%)	5mo	$350,000	$218	61
40710 Barley Straw Dr	0.33mi	4/2.0 (+1)	1,750 (+12%)	2mo	$286,490	$164	58
15214 Black Scoter Ct	0.70mi	3/2.0	1,614 (+3%)	6mo	$299,900	$186	58
15219 Black Scoter Ct	0.71mi	3/2.0	1,464 (-6%)	7mo	$279,900	$191	50
15118 Bank Swallow Pl	0.70mi	3/2.0	1,701 (+9%)	8mo	$308,330	$181	47
15315 Mountain Plover Pl	0.73mi	4/2.5 (+1)	1,689 (+8%)	1mo	$299,990	$178	45

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: 21.4%
• Equity multiple: 2.71×
• Total profit: $143,793
• Equity at exit: $270,046

10-year hold

• IRR: 18.7%
• Equity multiple: 6.04×
• Total profit: $422,742
• Equity at exit: $582,364

Cash invested: $83,932 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,358 high
• Mortgage (P&I): −$1,572
• Tax est. 1.5%: −$375 /mo · $4,496/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-209

Break-even live

Break-even rent $2,622

Max offer price $269,526

Occupancy floor —

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: $74,940
• Closing costs: $8,993
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39899 Mill Creek Rd Magnolia, TX	1.0–3.0	1.0–2.0	1104	$2,726	$2.47	1d	40	0.05mi
40547 Berylline Ln Magnolia, TX	4.0	2.0	1753	$2,300	$1.31	43d	1	0.16mi
40558 Berylline Ln Unit NA Magnolia, TX	3.0	2.0	1499	$2,150	$1.43	24d	1	0.18mi
14727 Band Tailed Pigeon Ct Magnolia, TX	4.0	3.0	1942	$2,700	$1.39	43d	1	0.32mi
14983 Clay Harvest Rdg Magnolia, TX	4.0	3.0	2173	$2,375	$1.09	43d	1	0.83mi
40839 Hawthorne Glades St Magnolia, TX	3.0	2.0	1156	$2,100	$1.82	43d	1	1.14mi
948 Oak Mist Ln Magnolia, TX	3.0	2.0	1470	$2,000	$1.36	24d	1	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $254,990 Active 237 DOM
2. 2026-06-17
   days on market $254,990 Active 236 DOM
3. 2026-06-16
   days on market $254,990 Active 235 DOM
4. 2026-06-15
   days on market $254,990 Active 234 DOM
5. 2026-06-13
   days on market $254,990 Active 232 DOM
6. 2026-06-09
   days on market $254,990 Active 228 DOM
7. 2026-06-08
   days on market $254,990 Active 227 DOM
8. 2026-06-07
   days on market $254,990 Active 226 DOM
9. 2026-06-04
   days on market $254,990 Active 223 DOM
10. 2026-06-03
    days on market $254,990 Active 222 DOM
11. 2026-06-02
    days on market $254,990 Active 221 DOM
12. 2026-06-01
    days on market $254,990 Active 220 DOM
13. 2026-05-31
    days on market $254,990 Active 219 DOM
14. 2026-05-14
    price $254,990 514-char remark

    Show marketing remark (514 chars)

    The Cardinal II greets you with a covered front porch that opens into a foyer leading to a kitchen with ample counter and cabinet space. A breakfast area and a large family room create an open gathering space. The owner's suite is tucked away at the back of the home, affording maximum privacy with an ensuite bathroom and generous walk-in closet. Two secondary bedrooms and a full bath are located just off the kitchen. Finally, a covered patio in the backyard makes the Cardinal II plan feel even more like home.

15. 2026-05-04
    price $269,990 514-char remark

    Show marketing remark (514 chars)

    The Cardinal II greets you with a covered front porch that opens into a foyer leading to a kitchen with ample counter and cabinet space. A breakfast area and a large family room create an open gathering space. The owner's suite is tucked away at the back of the home, affording maximum privacy with an ensuite bathroom and generous walk-in closet. Two secondary bedrooms and a full bath are located just off the kitchen. Finally, a covered patio in the backyard makes the Cardinal II plan feel even more like home.

16. 2026-02-03
    price $264,990 514-char remark

    Show marketing remark (514 chars)

    The Cardinal II greets you with a covered front porch that opens into a foyer leading to a kitchen with ample counter and cabinet space. A breakfast area and a large family room create an open gathering space. The owner's suite is tucked away at the back of the home, affording maximum privacy with an ensuite bathroom and generous walk-in closet. Two secondary bedrooms and a full bath are located just off the kitchen. Finally, a covered patio in the backyard makes the Cardinal II plan feel even more like home.

17. 2026-01-16
    price $259,990 514-char remark

    Show marketing remark (514 chars)

    The Cardinal II greets you with a covered front porch that opens into a foyer leading to a kitchen with ample counter and cabinet space. A breakfast area and a large family room create an open gathering space. The owner's suite is tucked away at the back of the home, affording maximum privacy with an ensuite bathroom and generous walk-in closet. Two secondary bedrooms and a full bath are located just off the kitchen. Finally, a covered patio in the backyard makes the Cardinal II plan feel even more like home.

18. 2025-12-01
    price $256,990 514-char remark

    Show marketing remark (514 chars)

    The Cardinal II greets you with a covered front porch that opens into a foyer leading to a kitchen with ample counter and cabinet space. A breakfast area and a large family room create an open gathering space. The owner's suite is tucked away at the back of the home, affording maximum privacy with an ensuite bathroom and generous walk-in closet. Two secondary bedrooms and a full bath are located just off the kitchen. Finally, a covered patio in the backyard makes the Cardinal II plan feel even more like home.

19. 2025-11-04
    price $251,990 514-char remark

    Show marketing remark (514 chars)

    The Cardinal II greets you with a covered front porch that opens into a foyer leading to a kitchen with ample counter and cabinet space. A breakfast area and a large family room create an open gathering space. The owner's suite is tucked away at the back of the home, affording maximum privacy with an ensuite bathroom and generous walk-in closet. Two secondary bedrooms and a full bath are located just off the kitchen. Finally, a covered patio in the backyard makes the Cardinal II plan feel even more like home.

20. 2025-10-24
    listed $249,990 Active 514-char remark

    Show marketing remark (514 chars)

    The Cardinal II greets you with a covered front porch that opens into a foyer leading to a kitchen with ample counter and cabinet space. A breakfast area and a large family room create an open gathering space. The owner's suite is tucked away at the back of the home, affording maximum privacy with an ensuite bathroom and generous walk-in closet. Two secondary bedrooms and a full bath are located just off the kitchen. Finally, a covered patio in the backyard makes the Cardinal II plan feel even more like home.

ⓘ 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: $28,293
• − Mortgage interest: −$16,791
• − Property taxes: −$4,496
• − Insurance: −$1,499
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − Depreciation: −$8,720
• Taxable loss: −$7,740
• Est. tax savings @ 24.0%: +$1,858
• After-tax cash flow: $-650/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 · 12 photos

Good 80/100 None rehab

The Cardinal II Plan is a move-in-ready home with good condition and minimal maintenance required. Potential buyers and renters will appreciate the modern kitchen, spacious living areas, and well-maintained exterior.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Both Replace carpet in bedrooms — Improves both resale and rental value
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Both Replace carpet in bedrooms — Improves both resale and rental value ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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: 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 — Magnolia

• Score: 73/100
• State rank: #222
• US rank: #5442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• City population: 32,847
• 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

+2.0% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $254,990 Zillow
• 2026-05-04 Price Changed $269,990 Zillow
• 2026-02-03 Price Changed $264,990 Zillow
• 2026-01-16 Price Changed $259,990 Zillow
• 2025-12-01 Price Changed $256,990 Zillow
• 2025-11-04 Price Changed $251,990 Zillow
• 2025-10-24 Listed $249,990 Zillow