701 Biloxi Ct · Conroe, TX 77302

$339,999

4 bd · 3.5 ba · 3,053 sqft · SingleFamily public records · 58 Days on market

Built 1972 0.36 ac lot $111/sqft · at area comps Est $332k · at est. $46/mo HOA · 1% of rent

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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 +13.4/30.0
• ARV discount +6.4/15.0
• Schools +5.1/10.0
• 1% rule +4.5/10.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained home offering 4 spacious bedrooms, 3.5 bathrooms, and a versatile bonus room that can easily be transformed into a home office, study, or even a 5th bedroom to fit your needs. The heart of the home features a large kitchen with granite countertops, abundant prep space, and a seamless flow into the dining area and oversized living room—perfect for entertaining. The inviting living space is anchored by a cozy fireplace, creating a warm and welcoming atmosphere. Step outside to your truly unique backyard retreat. Enjoy relaxing on the deck overlooking a peaceful pond and scenic golf course views—an ideal setting for morning coffee or evening unwinding. Additional highlights include a 2-car garage and a wide driveway with plenty of parking space for guests. Located in the highly desirable River Plantation golf course community and zoned to Conroe ISD, you’ll love the convenient access to I-45 and close proximity to Conroe and The Woodlands.

Key facts

• Large kitchen
• Cozy fireplace
• Backyard retreat

Tags

• LARGE KITCHEN
• GRANITE COUNTERTOPS
• COZY FIREPLACE
• BACKYARD RETREAT
• DECK OVERLOOKING POND
• GOLF COURSE VIEWS

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $7 ($81/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $322k (5.3% below list).
• Recommended offer: $322k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.1% in Conroe — 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 74/100 on livability (#169 in TX, #4,447 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, amenities B; Watch: commute F, health & safety 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: Wilkinson El (math 38% / reading 43%, grade F, #1,490 of 4,322 statewide, top 35%, 944 students, 54% FRL); Peet J H (math 45% / reading 50%, grade C-, #408 of 1,662 statewide, top 25%, 1,289 students, 58% FRL); Conroe H S (math 32% / reading 51%, grade F, #767 of 1,632 statewide, top 47%, 4,915 students, 61% FRL) — zoned schools average 58% FRL vs 34% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 43% at this address vs 57% district-wide (-14 pts) — the specific schools serving this property underperform the Conroe ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.3%/yr); 1117 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).
• At $3,221/mo this rent would consume 46% of the median local household income ($85k/yr) (locally 205% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 58 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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.
• Current owner paid $106k; list at $340k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $322,116 (5.3% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.95% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 8.8

CMA / ARV

• ARV (median comp): $331,697
• List price: $339,999
• Delta: 2.50%
• 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
602 Mobile Ct	0.08mi	4/2.5	2,717 (-11%)	4mo	$259,000	$95	71
16 River Plantation Dr	0.32mi	4/2.0	3,289 (+8%)	1mo	$360,000	$109	65
559 Hampton Rd	0.45mi	4/3.5	2,804 (-8%)	2mo	$419,000	$149	63
540 River Plantation Dr	0.59mi	4/4.5	3,116 (+2%)	4mo	$299,999	$96	62
709 Palmer Dr	0.50mi	3/2.5 (-1)	2,905 (-5%)	1mo	$399,900	$138	59
757 Charter Oaks Dr	0.75mi	4/3.0	3,194 (+5%)	2mo	$310,800	$97	54
702 Fairway Oaks	0.39mi	3/3.0 (-1)	2,702 (-12%)	3mo	$554,000	$205	53
545 Robert E Lee Dr	0.50mi	4/2.5	3,438 (+13%)	1mo	$345,000	$100	51
735 Angelina Dr	0.26mi	3/2.0 (-1)	2,600 (-15%)	2mo	$299,900	$115	51
588 Woodstock Ln	0.69mi	4/2.0	2,804 (-8%)	1mo	$314,300	$112	48
530 Bull Run Ct	0.66mi	4/2.5	2,665 (-13%)	1mo	$299,900	$113	43
456 Lexington Ct	0.68mi	5/3.5 (+1)	3,424 (+12%)	4mo	$325,000	$95	40

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-53,524
• Equity at exit: $50,695

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-41,359
• Equity at exit: $29,397

Cash invested: $95,200 (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: 1117
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,221 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$567 /mo · $6,807/yr
• Insurance: −$142
• HOA: −$46
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $7

Break-even live

Break-even rent $3,213

Max offer price $339,999

Occupancy floor 95%

Sensitivity live

Price	-10% $199	-5% $103	+0% $7	+5% $-89	+10% $-186
Rent	-10% $-248	-5% $-120	+0% $7	+5% $134	+10% $261
Rate	-1.0pp $178	-0.5pp $93	base $7	+0.5pp $-81	+1.0pp $-171

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
493 Monticello Park Conroe, TX	5.0	3.5	2921	$3,400	$1.16	26d	1	0.83mi
461 Stephen F Austin Dr Conroe, TX	4.0	2.5	3023	$3,036	$1.00	7d	1	0.87mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 27 events

1. 2026-06-07
   days on market $339,999 Pending 58 DOM
2. 2026-06-04
   days on market $339,999 Pending 56 DOM
3. 2026-06-03
   days on market $339,999 Pending 55 DOM
4. 2026-06-02
   days on market $339,999 Pending 54 DOM
5. 2026-06-01
   days on market $339,999 Pending 53 DOM
6. 2026-05-31
   days on market $339,999 Pending 52 DOM
7. 2026-05-17
   price $339,999 1007-char remark

   Show marketing remark (1007 chars)

   Welcome to this beautifully maintained home offering 4 spacious bedrooms, 3.5 bathrooms, and a versatile bonus room that can easily be transformed into a home office, study, or even a 5th bedroom to fit your needs. The heart of the home features a large kitchen with granite countertops, abundant prep space, and a seamless flow into the dining area and oversized living room—perfect for entertaining. The inviting living space is anchored by a cozy fireplace, creating a warm and welcoming atmosphere. Step outside to your truly unique backyard retreat. Enjoy relaxing on the deck overlooking a peaceful pond and scenic golf course views—an ideal setting for morning coffee or evening unwinding. Additional highlights include a 2-car garage and a wide driveway with plenty of parking space for guests. Located in the highly desirable River Plantation golf course community and zoned to Conroe ISD, you’ll love the convenient access to I-45 and close proximity to Conroe and The Woodlands.

8. 2026-04-09
   listed $349,999 Active 1007-char remark

   Show marketing remark (1007 chars)

   Welcome to this beautifully maintained home offering 4 spacious bedrooms, 3.5 bathrooms, and a versatile bonus room that can easily be transformed into a home office, study, or even a 5th bedroom to fit your needs. The heart of the home features a large kitchen with granite countertops, abundant prep space, and a seamless flow into the dining area and oversized living room—perfect for entertaining. The inviting living space is anchored by a cozy fireplace, creating a warm and welcoming atmosphere. Step outside to your truly unique backyard retreat. Enjoy relaxing on the deck overlooking a peaceful pond and scenic golf course views—an ideal setting for morning coffee or evening unwinding. Additional highlights include a 2-car garage and a wide driveway with plenty of parking space for guests. Located in the highly desirable River Plantation golf course community and zoned to Conroe ISD, you’ll love the convenient access to I-45 and close proximity to Conroe and The Woodlands.

9. 2017-03-31
   soldstatus Sold 511-char remark

   Show marketing remark (511 chars)

   Totally renovated move in ready with the best view of the golf coarse. Family room with with a cosey corner fireplace with huge windows that looks out to the golf coarse. Totally upgraded Kitchen with Stainless Steel Appilances & Granite Counters. Wood floors throughout the home with some tile areas and new carpet in the bedrooms. New wood decking outside in the back over looking the Coy Pond & Golf coarse. Additional room that can be used as Second Quarters for guest or a Man Cave. Call Now!!!

10. 2017-03-31
    soldstatus

    Show marketing remark (511 chars)

    Totally renovated move in ready with the best view of the golf coarse. Family room with with a cosey corner fireplace with huge windows that looks out to the golf coarse. Totally upgraded Kitchen with Stainless Steel Appilances & Granite Counters. Wood floors throughout the home with some tile areas and new carpet in the bedrooms. New wood decking outside in the back over looking the Coy Pond & Golf coarse. Additional room that can be used as Second Quarters for guest or a Man Cave. Call Now!!!

11. 2017-03-09
    status Pending 511-char remark

    Show marketing remark (511 chars)

    Totally renovated move in ready with the best view of the golf coarse. Family room with with a cosey corner fireplace with huge windows that looks out to the golf coarse. Totally upgraded Kitchen with Stainless Steel Appilances & Granite Counters. Wood floors throughout the home with some tile areas and new carpet in the bedrooms. New wood decking outside in the back over looking the Coy Pond & Golf coarse. Additional room that can be used as Second Quarters for guest or a Man Cave. Call Now!!!

12. 2017-02-26
    status Option Pending 511-char remark

    Show marketing remark (511 chars)

    Totally renovated move in ready with the best view of the golf coarse. Family room with with a cosey corner fireplace with huge windows that looks out to the golf coarse. Totally upgraded Kitchen with Stainless Steel Appilances & Granite Counters. Wood floors throughout the home with some tile areas and new carpet in the bedrooms. New wood decking outside in the back over looking the Coy Pond & Golf coarse. Additional room that can be used as Second Quarters for guest or a Man Cave. Call Now!!!

13. 2017-01-07
    listed $230,000 Active 511-char remark

    Show marketing remark (511 chars)

    Totally renovated move in ready with the best view of the golf coarse. Family room with with a cosey corner fireplace with huge windows that looks out to the golf coarse. Totally upgraded Kitchen with Stainless Steel Appilances & Granite Counters. Wood floors throughout the home with some tile areas and new carpet in the bedrooms. New wood decking outside in the back over looking the Coy Pond & Golf coarse. Additional room that can be used as Second Quarters for guest or a Man Cave. Call Now!!!

14. 2017-01-06
    historical
15. 2016-12-11
    price $239,000
16. 2016-09-28
    price $249,000
17. 2016-08-19
    listed $259,000 Active
18. 2016-08-16
    historical
19. 2016-07-14
    listed $268,900 Active
20. 2016-05-24
    soldstatus Sold
21. 2016-05-24
    soldstatus
22. 2016-04-20
    status Pending
23. 2016-04-11
    status Active
24. 2016-04-03
    historical
25. 2016-03-17
    listed $174,900 Active
26. 1999-03-15
    soldstatus
27. 1994-04-14
    soldstatus $106,400

ⓘ 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: $6,807 · $567/mo
• Projected year-2 tax: $6,807 · $567/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 6/10 Major FEMA zone X (shaded) · 56% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,654
• − Mortgage interest: −$19,045
• − Property taxes: −$6,807
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,092
• − Management: −$3,092
• − HOA: −$552
• − Depreciation: −$9,891
• Taxable loss: −$5,526
• Est. tax savings @ 24.0%: +$1,326
• After-tax cash flow: $1,408/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 — Conroe

• Score: 74/100
• State rank: #169
• US rank: #4447

Category grades

Amenities B Commute F Cost of living A+ Crime B- Employment B- 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): 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

+219.5% since first listed

21 events — show timeline

• 2026-05-17 Price Changed $339,999 HARMLS
• 2026-04-09 Listed $349,999 HARMLS
• 2017-03-31 Sold (Public Records) — Public Records
• 2017-03-31 Sold (MLS) — HARMLS
• 2017-03-09 Pending — HARMLS
• 2017-02-26 Pending — HARMLS
• 2017-01-07 Listed $230,000 HARMLS
• 2017-01-06 Listing Removed — HARMLS
• 2016-12-11 Price Changed $239,000 HARMLS
• 2016-09-28 Price Changed $249,000 HARMLS
• 2016-08-19 Listed $259,000 HARMLS
• 2016-08-16 Listing Removed — HARMLS
• 2016-07-14 Listed $268,900 HARMLS
• 2016-05-24 Sold (Public Records) — Public Records
• 2016-05-24 Sold (MLS) — HARMLS
• 2016-04-20 Pending — HARMLS
• 2016-04-11 Relisted — HARMLS
• 2016-04-03 Listing Removed — HARMLS
• 2016-03-17 Listed $174,900 HARMLS
• 1999-03-15 Sold (Public Records) — Public Records
• 1994-04-14 Sold (Public Records) $106,400 Public Records

Property tax history

+4.6%/yr

Latest (2025): $6,807 · +2.5% YoY. Source: county tax records.