317 Hollywood Dr · Conroe, TX 77303

$192,000

2 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 30 Days on market

Built 1971 0.29 ac lot $125/sqft · 17% below area Est $232k · 17% under

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Why this score? — see what drove the C- 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
• Cash flow +13.7/30.0
• Schools +5.1/10.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property has so much potential and has been well-maintained throughout the years! The home has 3 living areas, 2 bedrooms, 1.5 baths along with an additional workshop or craft room + a full bath attached to the garage. The white kitchen had plenty of cabinets and countertop space and is open to the living room. Gorgeous bamboo flooring can be found throughout all living areas. The wooded, corner lot is expansive (12,500 sqft) and the home is in an established peaceful neighborhood with many renovated homes. Other features include ceramic tile flooring in bathrooms, newer HVAC, and all but two windows have had storm windows added for extra insulation. Don't miss this opportunity to own such a neat property! Make your appointment today.

Key facts

• 0.29 acre lot
• Garage
• Built 1971

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $16 ($186/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 $171k (11.0% below list).
• Recommended offer: $171k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: schools D+, 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.
• Market conditions: Rents soft (-0.3%/yr); 721 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 30 days — a 2% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $66k; list at $192k implies a 189% gain — meaningful room to come down on a strong offer.

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 $170,880 (11.0% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.89% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.35%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $232,076
• List price: $192,000
• Delta: -17.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 Hollywood Dr	0.00mi	2/1.5	1,540 (0%)	1mo	$192,000	$125	98
215 Hillcrest Dr	0.06mi	3/2.0 (+1)	1,676 (+9%)	4mo	$299,900	$179	74
1540 Sunset Ridge Dr	0.23mi	3/2.0 (+1)	1,409 (-8%)	4mo	$221,990	$158	67
1511 Sunset Ridge Dr	0.23mi	3/2.0 (+1)	1,418 (-8%)	6mo	$224,990	$159	66
306 Hollywood Dr	0.12mi	3/2.0 (+1)	1,400 (-9%)	15mo	$224,900	$161	62
319 Woodland Hills Dr	0.23mi	2/1.0	1,494 (-3%)	23mo	$180,000	$120	61
224 Sunset Blvd	0.24mi	3/2.0 (+1)	1,760 (+14%)	2mo	$260,000	$148	59

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.35×
• Total profit: $-35,100
• Equity at exit: $28,628

10-year hold

• IRR: -19.7%
• Equity multiple: 0.10×
• Total profit: $-48,520
• Equity at exit: $16,601

Cash invested: $53,760 (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 77303

• Home prices YoY: -22.4%
• Rents YoY: -0.3%
• Active inventory: 721
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$1,007
• Tax from tax record: −$248 /mo · $2,971/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $16

Break-even live

Break-even rent $1,689

Max offer price $192,000

Occupancy floor 94%

Sensitivity live

Price	-10% $124	-5% $70	+0% $16	+5% $-39	+10% $-93
Rent	-10% $-119	-5% $-52	+0% $16	+5% $83	+10% $151
Rate	-1.0pp $112	-0.5pp $64	base $16	+0.5pp $-34	+1.0pp $-85

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: $48,000
• Closing costs: $5,760
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Woodland Hills Dr Conroe, TX	3.0	2.0	1248	$1,549	$1.24	44d	1	0.24mi
800 N Farm to Market 3083 Rd W Unit 2047 Conroe, TX	2.0	2.0	1151	$1,550	$1.35	12d	1	0.96mi
800 N Farm to Market 3083 Rd W Unit 3174 Conroe, TX	3.0	2.0	1281	$1,975	$1.54	11d	1	1.02mi
800 N Farm to Market 3083 Rd W Unit 837 Conroe, TX	2.0	2.0	1151	$1,539	$1.34	11d	1	1.02mi
800 N Farm to Market 3083 Rd W Unit 2174 Conroe, TX	2.0	2.0	1151	$1,540	$1.34	0d	1	1.02mi
800 N Farm to Market 3083 Rd W Unit 2228 Conroe, TX	2.0	2.0	1151	$1,499	$1.30	0d	1	1.02mi
800 N Farm to Market 3083 Rd W Unit 833 Conroe, TX	3.0	2.0	1281	$2,197	$1.72	44d	1	1.02mi
800 N Farm to Market 3083 Rd W Unit 857 Conroe, TX	2.0	2.0	1078	$1,494	$1.39	44d	1	1.02mi
800 N Farm to Market 3083 Rd W Unit 3228 Conroe, TX	3.0	2.0	1281	$1,935	$1.51	0d	1	1.02mi
800 N Farm to Market 3083 Rd W Unit 2162 Conroe, TX	2.0	2.0	1151	$1,515	$1.32	8d	1	1.02mi
2507 N Frazier St Unit 122528 Conroe, TX	2.0	2.0	1326	$1,252	$0.94	44d	1	1.06mi
1510 League Line Rd Conroe, TX	1.0–3.0	1.0–2.0	1089	$1,758	$1.61	0d	17	1.36mi
1575 League Line Rd Conroe, TX	1.0–2.0	1.0–2.0	935	$1,786	$1.91	0d	16	1.45mi
1560 League Line Rd Conroe, TX	1.0–2.0	1.0–2.0	869	$2,045	$2.35	21d	5	1.47mi
1560 League Line Rd Unit 2228 Conroe, TX	2.0	2.0	1060	$1,514	$1.43	0d	1	1.47mi
1560 League Line Rd Unit 1593 Conroe, TX	3.0	2.0	1313	$2,250	$1.71	44d	1	1.47mi
1560 League Line Rd Unit 1583 Conroe, TX	2.0	2.0	1123	$2,014	$1.79	13d	1	1.47mi
1560 League Line Rd Unit 3228 Conroe, TX	3.0	2.0	1442	$2,105	$1.46	0d	1	1.47mi
1560 League Line Rd Unit 1597 Conroe, TX	2.0	2.0	1123	$2,014	$1.79	44d	1	1.47mi
1560 League Line Rd Unit 2174 Conroe, TX	2.0	2.0	1123	$1,981	$1.76	17d	1	1.47mi
1560 League Line Rd Unit 3174 Conroe, TX	3.0	2.0	1442	$2,145	$1.49	11d	1	1.47mi
1560 League Line Rd Unit 1617 Conroe, TX	2.0	2.0	1060	$1,554	$1.47	11d	1	1.47mi

Listing history 7 events

1. 2026-05-18
   status Pending 749-char remark

   Show marketing remark (749 chars)

   This property has so much potential and has been well-maintained throughout the years! The home has 3 living areas, 2 bedrooms, 1.5 baths along with an additional workshop or craft room + a full bath attached to the garage. The white kitchen had plenty of cabinets and countertop space and is open to the living room. Gorgeous bamboo flooring can be found throughout all living areas. The wooded, corner lot is expansive (12,500 sqft) and the home is in an established peaceful neighborhood with many renovated homes. Other features include ceramic tile flooring in bathrooms, newer HVAC, and all but two windows have had storm windows added for extra insulation. Don't miss this opportunity to own such a neat property! Make your appointment today.

2. 2026-05-12
   status Pending 749-char remark

   Show marketing remark (749 chars)

   This property has so much potential and has been well-maintained throughout the years! The home has 3 living areas, 2 bedrooms, 1.5 baths along with an additional workshop or craft room + a full bath attached to the garage. The white kitchen had plenty of cabinets and countertop space and is open to the living room. Gorgeous bamboo flooring can be found throughout all living areas. The wooded, corner lot is expansive (12,500 sqft) and the home is in an established peaceful neighborhood with many renovated homes. Other features include ceramic tile flooring in bathrooms, newer HVAC, and all but two windows have had storm windows added for extra insulation. Don't miss this opportunity to own such a neat property! Make your appointment today.

3. 2026-04-28
   price $192,000 749-char remark

   Show marketing remark (749 chars)

   This property has so much potential and has been well-maintained throughout the years! The home has 3 living areas, 2 bedrooms, 1.5 baths along with an additional workshop or craft room + a full bath attached to the garage. The white kitchen had plenty of cabinets and countertop space and is open to the living room. Gorgeous bamboo flooring can be found throughout all living areas. The wooded, corner lot is expansive (12,500 sqft) and the home is in an established peaceful neighborhood with many renovated homes. Other features include ceramic tile flooring in bathrooms, newer HVAC, and all but two windows have had storm windows added for extra insulation. Don't miss this opportunity to own such a neat property! Make your appointment today.

4. 2026-04-17
   status Active 749-char remark

   Show marketing remark (749 chars)

   This property has so much potential and has been well-maintained throughout the years! The home has 3 living areas, 2 bedrooms, 1.5 baths along with an additional workshop or craft room + a full bath attached to the garage. The white kitchen had plenty of cabinets and countertop space and is open to the living room. Gorgeous bamboo flooring can be found throughout all living areas. The wooded, corner lot is expansive (12,500 sqft) and the home is in an established peaceful neighborhood with many renovated homes. Other features include ceramic tile flooring in bathrooms, newer HVAC, and all but two windows have had storm windows added for extra insulation. Don't miss this opportunity to own such a neat property! Make your appointment today.

5. 2026-04-16
   historical 749-char remark

   Show marketing remark (749 chars)

   This property has so much potential and has been well-maintained throughout the years! The home has 3 living areas, 2 bedrooms, 1.5 baths along with an additional workshop or craft room + a full bath attached to the garage. The white kitchen had plenty of cabinets and countertop space and is open to the living room. Gorgeous bamboo flooring can be found throughout all living areas. The wooded, corner lot is expansive (12,500 sqft) and the home is in an established peaceful neighborhood with many renovated homes. Other features include ceramic tile flooring in bathrooms, newer HVAC, and all but two windows have had storm windows added for extra insulation. Don't miss this opportunity to own such a neat property! Make your appointment today.

6. 2026-04-16
   historical $200,000 749-char remark

   Show marketing remark (749 chars)

   This property has so much potential and has been well-maintained throughout the years! The home has 3 living areas, 2 bedrooms, 1.5 baths along with an additional workshop or craft room + a full bath attached to the garage. The white kitchen had plenty of cabinets and countertop space and is open to the living room. Gorgeous bamboo flooring can be found throughout all living areas. The wooded, corner lot is expansive (12,500 sqft) and the home is in an established peaceful neighborhood with many renovated homes. Other features include ceramic tile flooring in bathrooms, newer HVAC, and all but two windows have had storm windows added for extra insulation. Don't miss this opportunity to own such a neat property! Make your appointment today.

7. 1993-05-25
   soldstatus $66,333

ⓘ 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: $2,971 · $248/mo
• Projected year-2 tax: $3,514 · $293/mo
• Expected delta: +$543/yr (+$45/mo · 18.3%)

ⓘ 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 4/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,506
• − Mortgage interest: −$10,755
• − Property taxes: −$2,971
• − Insurance: −$960
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − Depreciation: −$5,585
• Taxable loss: −$3,046
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $918/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

• Census place: Conroe, TX
• County: Montgomery County · 663,713 people
• City population: 205,417
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 28,854
• Household income: $75,348
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 464.0

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 0.56)
• Race & ethnicity: White 54% Hispanic / Latino 38% Two or more races 17% Black 4%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 69% English-only · Spanish 31%

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: ▼ -77.71%
• Current HPI: 269.5367
• Rent YoY: ▼ -0.31%
• 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

+189.4% since first listed

7 events — show timeline

• 2026-05-18 Pending — HARMLS
• 2026-05-12 Pending — HARMLS
• 2026-04-28 Price Changed $192,000 HARMLS
• 2026-04-17 Relisted — HARMLS
• 2026-04-16 Listing Removed — HARMLS
• 2026-04-16 Coming Soon $200,000 HARMLS
• 1993-05-25 Sold (Public Records) $66,333 Public Records

Property tax history

+2.0%/yr

Latest (2025): $2,971 · -9.6% YoY. Source: county tax records.