25239 Leather Leaf Ct · Todd Mission, TX 77316

$226,000

4 bd · 2.5 ba · 1,664 sqft · SingleFamily · 96 Days on market

Built 2026 Fair condition 4,811 sqft lot $136/sqft · 12% below area Est $256k · 12% under $46/mo HOA · 2% of rent ↓ 3% 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).

• Cash flow +15.3/30.0
• ARV discount +12.8/15.0
• DSCR +4.7/10.0
• 1% rule +4.5/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MLS# 46125726 - Built by Imagination Homes - Ready Now! ~ Imagination Homes presents The Muse floorplan! This beautifully designed two-story home features 4 bedrooms, 2.5 bathrooms, a 2-car garage, and 1,729 SF of thoughtfully planned living space. The first floor offers an inviting open-concept layout connecting the family room, dining area, and kitchen—perfect for everyday living and entertaining. The kitchen includes a central island, oversized pantry, and easy access to the large utility room, plus a convenient powder bath for guests. Tucked at the rear of the first floor, the private primary suite offers a relaxing retreat with a walk-in closet and en-suite bath featuring dual vanities and a spacious shower. Upstairs, three secondary bedrooms share a full bath and a versatile loft space. Located in a quiet community just three miles east of the Aggie Expressway/249, The Muse offers comfort, convenience, and style. Schedule your tour today!

Key facts

• 4,811 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $226k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $81 ($971/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 $214k (5.4% below list).
• Recommended offer: $206k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 2.9% in Todd Mission — 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 67/100 on livability (#549 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, 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; 2283 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 96 days — a 9% lower offer ($206k) is reasonable based on typical stale-listing flexibility.

Recommended offer $205,660 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

• ARV (median comp): $255,852
• List price: $226,000
• Delta: -11.67%
• 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
25272 Leather Leaf Ct	0.07mi	4/2.0	1,607 (-3%)	1mo	$254,990	$159	88
25295 Leather Leaf Ct	0.11mi	4/2.0	1,607 (-3%)	3mo	$254,990	$159	85
25561 Blossom Ct	0.19mi	4/2.0	1,607 (-3%)	1mo	$254,990	$159	83
25427 Blossom Ct	0.17mi	3/2.0 (-1)	1,675 (+1%)	3mo	$239,900	$143	82
25235 Leather Leaf Ct	0.01mi	3/2.0 (-1)	1,488 (-11%)	2mo	$228,000	$153	73
25280 Leather Leaf Ct	0.08mi	4/2.5	1,881 (+13%)	2mo	$261,990	$139	73
25605 Microstar Way	0.37mi	3/2.0 (-1)	1,694 (+2%)	1mo	$239,000	$141	72
5822 Agave Ln	0.25mi	3/2.0 (-1)	1,772 (+6%)	2mo	$269,873	$152	69
25564 Blossom Ct	0.19mi	4/2.5	1,881 (+13%)	1mo	$263,990	$140	69
25494 Blossom Ct	0.15mi	3/2.5 (-1)	1,880 (+13%)	0mo	$276,403	$147	66
25440 Blossom Ct	0.18mi	3/2.0 (-1)	1,869 (+12%)	3mo	$254,900	$136	62
25288 Leather Leaf Ct	0.10mi	3/2.0 (-1)	1,418 (-15%)	3mo	$245,990	$173	62

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 · 0.4% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.42×
• Total profit: $-36,861
• Equity at exit: $33,697

10-year hold

• IRR: -14.6%
• Equity multiple: 0.27×
• Total profit: $-46,451
• Equity at exit: $19,540

Cash invested: $63,280 (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 77316

• Home prices YoY: -10.7%
• Rents YoY: 0.4%
• Active inventory: 2283
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,138 medium
• Mortgage (P&I): −$1,185
• Tax est. 1.5%: −$282 /mo · $3,390/yr
• Insurance: −$94
• HOA: −$46
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $81

Break-even live

Break-even rent $2,035

Max offer price $226,000

Occupancy floor 91%

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: $56,500
• Closing costs: $6,780
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25553 Blossom Ct Montgomery, TX	3.0	2.0	1249	$1,690	$1.35	3d	1	0.17mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 15 events

1. 2026-06-18
   days on market $226,000 Active 96 DOM
2. 2026-06-17
   days on market $226,000 Active 95 DOM
3. 2026-06-16
   days on market $226,000 Active 94 DOM
4. 2026-06-15
   days on market $226,000 Active 93 DOM
5. 2026-06-13
   days on market $226,000 Active 91 DOM
6. 2026-06-09
   days on market $226,000 Active 87 DOM
7. 2026-06-08
   days on market $226,000 Active 86 DOM
8. 2026-06-07
   days on market $226,000 Active 85 DOM
9. 2026-06-04
   days on market $226,000 Active 82 DOM
10. 2026-06-03
    days on market $226,000 Active 81 DOM
11. 2026-06-02
    days on market $226,000 Active 80 DOM
12. 2026-06-01
    days on market $226,000 Active 79 DOM
13. 2026-05-31
    days on market $226,000 Active 78 DOM
14. 2026-04-30
    price $236,000 965-char remark

    Show marketing remark (965 chars)

    MLS# 46125726 - Built by Imagination Homes - Ready Now! ~ Imagination Homes presents The Muse floorplan! This beautifully designed two-story home features 4 bedrooms, 2.5 bathrooms, a 2-car garage, and 1,729 SF of thoughtfully planned living space. The first floor offers an inviting open-concept layout connecting the family room, dining area, and kitchen—perfect for everyday living and entertaining. The kitchen includes a central island, oversized pantry, and easy access to the large utility room, plus a convenient powder bath for guests. Tucked at the rear of the first floor, the private primary suite offers a relaxing retreat with a walk-in closet and en-suite bath featuring dual vanities and a spacious shower. Upstairs, three secondary bedrooms share a full bath and a versatile loft space. Located in a quiet community just three miles east of the Aggie Expressway/249, The Muse offers comfort, convenience, and style. Schedule your tour today!

15. 2026-03-14
    listed $244,000 Active 965-char remark

    Show marketing remark (965 chars)

    MLS# 46125726 - Built by Imagination Homes - Ready Now! ~ Imagination Homes presents The Muse floorplan! This beautifully designed two-story home features 4 bedrooms, 2.5 bathrooms, a 2-car garage, and 1,729 SF of thoughtfully planned living space. The first floor offers an inviting open-concept layout connecting the family room, dining area, and kitchen—perfect for everyday living and entertaining. The kitchen includes a central island, oversized pantry, and easy access to the large utility room, plus a convenient powder bath for guests. Tucked at the rear of the first floor, the private primary suite offers a relaxing retreat with a walk-in closet and en-suite bath featuring dual vanities and a spacious shower. Upstairs, three secondary bedrooms share a full bath and a versatile loft space. Located in a quiet community just three miles east of the Aggie Expressway/249, The Muse offers comfort, convenience, and style. Schedule your tour today!

ⓘ 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: $25,651
• − Mortgage interest: −$12,660
• − Property taxes: −$3,390
• − Insurance: −$1,130
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − HOA: −$552
• − Depreciation: −$6,575
• Taxable loss: −$2,759
• Est. tax savings @ 24.0%: +$662
• After-tax cash flow: $1,633/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 · 0 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations, focusing on updating the kitchen and bathrooms, and improving the exterior and interior aesthetics to enhance its resale value.

Repairs flagged

• Minor Kitchen countertops — Minor discoloration and wear on the countertops suggest they may need resurfacing or replacement.
• Minor Bathroom fixtures — Standard fixtures in the bathrooms may benefit from updating or replacement.
• Minor Exterior siding — Discoloration and minor wear on the siding suggest it may need repainting or minor repairs.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can significantly improve the home's curb appeal and interior aesthetics, enhancing its resale value.
• Resale Replace kitchen countertops — New countertops can add value and functionality to the kitchen, making it more appealing to potential buyers.
• Resale Update bathroom fixtures — Modernizing the bathrooms with new fixtures can enhance the home's appeal and increase its resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Minor discoloration and wear on the countertops suggest they may need resurfacing or replacement.	Minor	$500–3,000
Bathroom fixtures · Standard fixtures in the bathrooms may benefit from updating or replacement.	Minor	$500–3,000
Exterior siding · Discoloration and minor wear on the siding suggest it may need repainting or minor repairs.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can significantly improve the home's curb appeal and interior aesthetics, enhancing its resale value. ↑
• Resale Replace kitchen countertops — New countertops can add value and functionality to the kitchen, making it more appealing to potential buyers. ↑
• Resale Update bathroom fixtures — Modernizing the bathrooms with new fixtures can enhance the home's appeal and increase its resale value. ↑

ⓘ 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 — Todd Mission

• Score: 67/100
• State rank: #549
• US rank: #10627

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment A+ 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): 34,694
• Household income: $124,055
• Rent vs Own: 10.9% rent · 89.1% own
• Severe rent burden: 273.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 14% Two or more races 11% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 6% Slovak 3% Romanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 8%

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: ▼ -31.44%
• Current HPI: 262.6973
• Rent YoY: ▲ 0.40%
• 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

-3.3% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $236,000 HARMLS
• 2026-03-14 Listed $244,000 HARMLS