8176 Bosco St Plan · Conroe, TX 77303

$84,995

2 bd · 2.0 ba · 960 sqft · Manufactured · 138 Days on market

Excellent condition ↓ 11% since listing

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This brand-new 2-bedroom modern luxury farmhouse sits on a corner lot and showcases bright, airy finishes throughout. Enjoy indoor-outdoor living with an extended deck, ideal for relaxing or entertaining. Thoughtfully designed with upscale touches and a fresh, welcoming feel.

Key facts

• Extended deck
• Corner lot
• Listed 138 days

Tags

• CORNER LOT
• EXTENDED DECK
• INDOOR-OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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); 714 active listings in the ZIP; 1 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Recommended offer $74,795 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.60% ✓
• Cap rate: 13.20%
• Cash-on-cash: 24.67%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.56×
• Total profit: $13,418
• Equity at exit: $12,673

10-year hold

• IRR: 21.0%
• Equity multiple: 2.53×
• Total profit: $36,461
• Equity at exit: $7,349

Cash invested: $23,799 (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: 714
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,363 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $489

Break-even live

Break-even rent $744

Max offer price $84,995

Occupancy floor 59%

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: $21,249
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11085 Pine Acre Trails Blvd Conroe, TX	2.0–4.0	2.0	1458	$1,299	$0.89	4d	1	0.06mi

Listing history 16 events

1. 2026-06-18
   days on market $84,995 Active 138 DOM
2. 2026-06-17
   days on market $84,995 Active 137 DOM
3. 2026-06-16
   days on market $84,995 Active 136 DOM
4. 2026-06-15
   days on market $84,995 Active 135 DOM
5. 2026-06-13
   days on market $84,995 Active 133 DOM
6. 2026-06-09
   days on market $84,995 Active 129 DOM
7. 2026-06-08
   days on market $84,995 Active 128 DOM
8. 2026-06-07
   days on market $84,995 Active 127 DOM
9. 2026-06-04
   days on market $84,995 Active 124 DOM
10. 2026-06-03
    days on market $84,995 Active 123 DOM
11. 2026-06-02
    days on market $84,995 Active 122 DOM
12. 2026-06-01
    days on market $84,995 Active 121 DOM
13. 2026-05-31
    days on market $84,995 Active 120 DOM
14. 2026-05-13
    price $84,995 276-char remark

    Show marketing remark (276 chars)

    This brand-new 2-bedroom modern luxury farmhouse sits on a corner lot and showcases bright, airy finishes throughout. Enjoy indoor-outdoor living with an extended deck, ideal for relaxing or entertaining. Thoughtfully designed with upscale touches and a fresh, welcoming feel.

15. 2026-04-07
    price $89,995 276-char remark

    Show marketing remark (276 chars)

    This brand-new 2-bedroom modern luxury farmhouse sits on a corner lot and showcases bright, airy finishes throughout. Enjoy indoor-outdoor living with an extended deck, ideal for relaxing or entertaining. Thoughtfully designed with upscale touches and a fresh, welcoming feel.

16. 2026-01-31
    listed $94,995 Active 276-char remark

    Show marketing remark (276 chars)

    This brand-new 2-bedroom modern luxury farmhouse sits on a corner lot and showcases bright, airy finishes throughout. Enjoy indoor-outdoor living with an extended deck, ideal for relaxing or entertaining. Thoughtfully designed with upscale touches and a fresh, welcoming feel.

ⓘ 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: $16,355
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$2,473
• Taxable income: $4,805
• Est. tax owed @ 24.0%: −$1,153
• After-tax cash flow: $4,719/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 · 8 photos

Excellent 95/100 None rehab

This brand-new 2-bedroom modern luxury farmhouse is in excellent condition with no visible repairs or maintenance needed. It offers a fresh, welcoming feel and is ready for immediate occupancy.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's appeal and value.
• Both Updating the flooring — New flooring can improve the home's appearance and increase its value.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/renters.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's appeal and value. ↑
• Both Updating the flooring — New flooring can improve the home's appearance and increase its value. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers/renters. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more potential buyers/renters. ↑

ⓘ 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: 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
• 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

-10.5% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $84,995 Zillow
• 2026-04-07 Price Changed $89,995 Zillow
• 2026-01-31 Listed $94,995 Zillow