3722 Northshore Dr · Conroe, TX 77356

$280,000

4 bd · 3.0 ba · 1,984 sqft · SingleFamily public records · 1 Days on market

Built 2004 7,805 sqft lot $141/sqft · 17% below area Est $338k · 17% under $96/mo HOA · 4% of rent ↓ 8% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +6.9/30.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This one is a MUST SEE! NO FLOODING EVER! Gorgeous 4 bedroom, 2 bath home located in Peaceful and Serene Walden on Lake Conroe! NEW ROOF 2024 New IN 2024 hard floors in Living, Dining and bedrooms! Formal dining room, perfect for entertaining family and friends! Spacious family room with wood burning fireplace. Kitchen boasts many cabinets for storage and lots of counterspace for meal prep! Sure to please the Chef in your life! Breakfast Bar for those late night snacks or breakfast on the go separates the kitchen from Family Room. Take a look at the Ceiling in Kitchen/Breakfast Room/Family Room with its interesting curves and arches. Spacious Primary with ensuite has a double vanity, a

Key facts

• Formal dining room
• Many cabinets
• Hard floors

Tags

• NEW ROOF
• HARD FLOORS
• FORMAL DINING ROOM
• WOOD BURNING FIREPLACE
• MANY CABINETS
• BREAKFAST BAR

Property features AI

Finance

• Other: Full ownership
• HOA & community: Walden HOA; Annual HOA fee; Association amenities include clubhouse, fitness center, playground, pool, tennis courts, dog park, trails, guard; Association fee covers clubhouse, common areas, and recreation facilities

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Northwest facing; Built in 2004; Slab foundation
• Construction: Brick and wood siding exterior; Composition roof
• Exterior features: Deck; Patio; Fence (back yard); Tennis courts (association); Association pool

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Microwave
• Bedrooms: Primary bedroom (first level); Three additional bedrooms (first level)
• Flooring: Plank; Tile; Vinyl
• Bathrooms: 2 full bathrooms; Double vanity in at least one bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Double vanity; High ceilings; Kitchen/family room combo; Pantry; Solid surface counters; Soaking tub; Separate shower; Tub/shower; Vanity; Window treatments; Ceiling fans; Wood-burning fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-420 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (26.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (19.5% below list).
• Recommended offer: $206k (26.5% below list) — sets the bar for cash-flow.
• Cap rate 4.5% 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.
• Montgomery ISD (rural): math 63% / reading 57% proficiency, ranked #49 of 826 in TX (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Madeley Ranch El (math 59% / reading 55%, grade C+, #505 of 4,322 statewide, top 13%, 786 students, 26% FRL); Montgomery J H (math 68% / reading 54%, grade B+, #145 of 1,662 statewide, top 9%, 1,045 students, 30% FRL); Montgomery H S (math 53% / reading 62%, grade C, #327 of 1,632 statewide, top 20%, 1,556 students, 25% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: Rents falling (-3.3%/yr); 1067 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $8k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 2y 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.

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 $205,786 (26.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.43%
• DSCR: 0.71
• GRM: 10.3

CMA / ARV

• ARV (median comp): $337,717
• List price: $280,000
• Delta: -17.09%
• 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
3578 Pebble Beach Blvd	0.29mi	3/2.0 (-1)	1,930 (-3%)	0mo	$325,000	$168	73
3515 Country Club Blvd	0.35mi	3/2.5 (-1)	2,010 (+1%)	3mo	$369,000	$184	72
13655 Leafy Arbor Dr	0.46mi	4/2.0	1,958 (-1%)	3mo	$349,900	$179	70
13427 Sea Island Dr	0.45mi	3/2.5 (-1)	2,010 (+1%)	3mo	$350,000	$174	67
3514 Misty Moss	0.48mi	4/2.5	1,871 (-6%)	2mo	$290,000	$155	65
3502 Tudor Cir	0.44mi	3/2.5 (-1)	2,084 (+5%)	3mo	$252,900	$121	62
3722 Lovers Ln	0.14mi	3/2.0 (-1)	2,238 (+13%)	3mo	$309,000	$138	61
3343 Pebble Beach Blvd	0.59mi	3/2.0 (-1)	2,037 (+3%)	2mo	$375,000	$184	58
3814 Evergreen Way	0.22mi	3/2.5 (-1)	2,273 (+15%)	3mo	$229,900	$101	56
13629 Wintercrest Dr	0.40mi	3/2.0 (-1)	1,766 (-11%)	3mo	$230,000	$130	52
13727 Fountainview Dr	0.54mi	3/2.0 (-1)	1,811 (-9%)	2mo	$345,000	$191	49
4313 Windswept Dr	0.50mi	3/2.5 (-1)	2,279 (+15%)	3mo	$269,999	$118	43

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: -31.3%
• Equity multiple: -0.00×
• Total profit: $-78,539
• Equity at exit: $41,749

10-year hold

• IRR: -59.7%
• Equity multiple: -0.63×
• Total profit: $-127,577
• Equity at exit: $24,209

Cash invested: $78,400 (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 77356

• Home prices YoY: -30.3%
• Rents YoY: -3.3%
• Active inventory: 1067
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,255 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$520 /mo · $6,243/yr
• Insurance: −$117
• HOA: −$96
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-420

Break-even live

Break-even rent $2,786

Max offer price $205,786

Occupancy floor —

Sensitivity live

Price	-10% $-262	-5% $-341	+0% $-420	+5% $-499	+10% $-579
Rent	-10% $-598	-5% $-509	+0% $-420	+5% $-331	+10% $-242
Rate	-1.0pp $-279	-0.5pp $-349	base $-420	+0.5pp $-493	+1.0pp $-566

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3804 Mystic Cir Montgomery, TX	3.0	2.0	1888	$2,100	$1.11	44d	1	0.16mi
3679 Windswept Dr Montgomery, TX	3.0	2.0	1842	$2,000	$1.09	19d	1	0.29mi
16020 Fountainview Dr Unit 17 Montgomery, TX	3.0	2.5	1600	$1,700	$1.06	13d	1	0.55mi
12255 Trail Hollow Dr Montgomery, TX	3.0	2.0	1657	$1,950	$1.18	15d	1	0.96mi
47 Presidio Rd Montgomery, TX	3.0	2.5	2059	$2,300	$1.12	13d	1	1.03mi

HOA detail

• Monthly dues: $96 · $1,152/yr

Listing history 38 events

1. 2026-06-21
   days on marketlisting id $280,000 Active 1 DOM
2. 2026-06-18
   days on market $280,000 Active 83 DOM
3. 2026-06-17
   days on market $280,000 Active 82 DOM
4. 2026-06-16
   days on market $280,000 Active 81 DOM
5. 2026-06-15
   days on market $280,000 Active 80 DOM
6. 2026-06-13
   days on market $280,000 Active 78 DOM
7. 2026-06-13
   days on market $280,000 Active 77 DOM
8. 2026-06-09
   days on market $280,000 Active 74 DOM
9. 2026-06-08
   days on market $280,000 Active 73 DOM
10. 2026-06-07
    days on market $280,000 Active 72 DOM
11. 2026-06-04
    days on market $280,000 Active 69 DOM
12. 2026-06-03
    days on market $280,000 Active 68 DOM
13. 2026-06-02
    days on market $280,000 Active 67 DOM
14. 2026-06-01
    days on market $280,000 Active 66 DOM
15. 2026-05-31
    days on market $280,000 Active 65 DOM
16. 2026-03-27
    listed $285,000 Active 998-char remark
17. 2026-03-23
    historical
18. 2026-02-20
    listed $295,000 Active
19. 2026-02-20
    historical
20. 2026-01-05
    listed $310,000 Active
21. 2025-12-17
    historical
22. 2025-08-16
    listed $310,000 Active
23. 2025-08-16
    historical
24. 2025-07-03
    listed $320,000 Active
25. 2025-07-02
    historical
26. 2025-06-07
    listed $320,000 Active
27. 2025-05-16
    historical
28. 2024-06-12
    historical
29. 2024-06-12
    historical $1,800
30. 2024-06-08
    listed $1,800
31. 2024-05-26
    listed $299,000 Active
32. 2024-05-26
    historical
33. 2024-04-04
    price $310,000
34. 2024-04-04
    status Active
35. 2024-03-11
    historical
36. 2024-02-01
    listed $305,000 Active
37. 2024-01-11
    historical
38. 2003-12-24
    soldstatus

ⓘ 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: $6,243 · $520/mo
• Projected year-2 tax: $6,243 · $520/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $27,056
• − Mortgage interest: −$15,684
• − Property taxes: −$6,243
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,164
• − Management: −$2,164
• − HOA: −$1,152
• − Depreciation: −$8,145
• Taxable loss: −$9,898
• Est. tax savings @ 24.0%: +$2,376
• After-tax cash flow: $-2,666/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: Montgomery ISD
• NCES district ID: 4831260
• Math proficiency: 63% ▼ -3.00%
• Reading proficiency: 57% ▼ -3.00%
• Median HH income: $75,596
• Composite: 53.55/100
• National rank: #1445
• State rank: #49 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): 32,583
• Household income: $106,804
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 414.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Black 4%
• Common ancestry: Lithuanian 8% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -101.28%
• Current HPI: 233.0032
• 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

-8.2% since first listed

26 events — show timeline

• 2026-06-20 Listed $280,000 HARMLS
• 2026-06-20 Listing Removed — HARMLS
• 2026-05-26 Price Changed $280,000 HARMLS
• 2026-03-27 Listed $285,000 HARMLS
• 2026-03-23 Listing Removed — HARMLS
• 2026-02-20 Listing Removed — HARMLS
• 2026-02-20 Listed $295,000 HARMLS
• 2026-01-05 Listed $310,000 HARMLS
• 2025-12-17 Listing Removed — HARMLS
• 2025-08-16 Listing Removed — HARMLS
• 2025-08-16 Listed $310,000 HARMLS
• 2025-07-03 Listed $320,000 HARMLS
• 2025-07-02 Listing Removed — HARMLS
• 2025-06-07 Listed $320,000 HARMLS
• 2025-05-16 Coming Soon — HARMLS
• 2024-06-12 Listing Removed — HARMLS
• 2024-06-12 Rental Removed $1,800 HARMLS
• 2024-06-08 Listed for Rent $1,800 HARMLS
• 2024-05-26 Listing Removed — HARMLS
• 2024-05-26 Listed $299,000 HARMLS
• 2024-04-04 Price Changed $310,000 HARMLS
• 2024-04-04 Relisted — HARMLS
• 2024-03-11 Listing Removed — HARMLS
• 2024-02-01 Listed $305,000 HARMLS
• 2024-01-11 Coming Soon — HARMLS
• 2003-12-24 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $6,243 · -1.5% YoY. Source: county tax records.