928 Gentle Moss Dr · Magnolia, TX 77354

$239,000

3 bd · 2.0 ba · 1,671 sqft · SingleFamily public records · 156 Days on market

Built 2022 5,654 sqft lot $143/sqft · 8% below area Est $239k · at est. $48/mo HOA · 3% 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).

• Appreciation +10.0/10.0
• ARV discount +7.6/15.0
• Cash flow +5.8/30.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.2/10.0

Listing remarks MLS

Magnolia Ridge M/I Homes Builder. Fridge, Washer & Dryer included. Owner upgrades: smart thermostat, smart garage door with Amazon access, Vivint security with front and rear cameras, WiFi sprinkler system, whole house water softener, reverse osmosis filtration, extended patio with natural gas line for outdoor grill, whole house gutters, solar exterior lighting, in glass blinds on front and patio doors, ADA height toilets in both baths, white cabinet included in primary bath, attic flood sensor, fire alarm sensor, and two large garage shelves. Move-in ready. No building delays, priced reduced to sell, Schedule your showing today!

Key facts

• Open-concept design
• Walk-in closet
• Sprinkler system

Tags

• OPEN-CONCEPT DESIGN
• CENTER ISLAND
• SPRINKLER SYSTEM
• EXTENDED BACK PATIO
• UPGRADED BATHROOM CABINETS
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-482 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (35.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (19.9% below list).
• Recommended offer: $154k (35.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 73/100 on livability (#222 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, 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; 1604 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask is 13178% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $153,874 (35.6% 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. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 3.87%
• Cash-on-cash: -8.64%
• DSCR: 0.62
• GRM: 10.4

CMA / ARV

• ARV (median comp): $239,483
• List price: $239,000
• Delta: -0.20%
• 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
928 Gentle Moss Dr	0.00mi	3/2.0	1,548 (-7%)	1mo	$239,000	$154	87
739 Hackberry Branch Ct	0.31mi	3/2.0	1,695 (+1%)	3mo	$271,990	$160	81
574 Bluebell Maiden Ct	0.32mi	3/2.0	1,619 (-3%)	1mo	$269,990	$167	79
707 Hackberry Branch Ct	0.23mi	4/2.0 (+1)	1,732 (+4%)	1mo	$274,990	$159	77
827 Deerhurst Ln	0.19mi	3/2.5	1,772 (+6%)	3mo	$219,900	$124	76
715 Michelia St	0.40mi	3/2.0	1,588 (-5%)	2mo	$285,990	$180	72
1047 Brighton Orchards Ln	0.14mi	4/2.5 (+1)	1,826 (+9%)	2mo	$250,000	$137	69
232 Ashley Branch St	0.42mi	3/2.0	1,780 (+6%)	1mo	$291,990	$164	68
706 Umbrella Tree Dr	0.63mi	4/2.0 (+1)	1,607 (-4%)	0mo	$258,990	$161	59
716 Autumn Cherry Trl	0.47mi	3/2.0	1,470 (-12%)	2mo	$255,000	$173	57
582 Bluebell Maiden Ct	0.31mi	4/2.0 (+1)	1,914 (+14%)	2mo	$297,990	$156	55
705 Autumn Lake Ln	0.45mi	4/2.0 (+1)	1,920 (+15%)	1mo	$350,000	$182	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.32% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.41×
• Total profit: $94,688
• Equity at exit: $215,310

10-year hold

• IRR: 15.9%
• Equity multiple: 5.40×
• Total profit: $294,328
• Equity at exit: $464,324

Cash invested: $66,920 (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 77354

• Home prices YoY: 2.4%
• Rents YoY: 0.3%
• Active inventory: 1604
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,914 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$593 /mo · $7,114/yr
• Insurance: −$100
• HOA: −$48
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-482

Break-even live

Break-even rent $2,524

Max offer price $153,874

Occupancy floor —

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
937 Gentle Moss Dr Magnolia, TX	3.0	2.0	1252	$1,635	$1.31	5d	1	0.07mi
423 Jewett Meadow Dr Magnolia, TX	3.0	2.0	1311	$1,781	$1.36	22d	1	0.16mi
202 Alder Laurels Cv Magnolia, TX	4.0	2.5	2229	$2,036	$0.91	22d	1	0.21mi
948 Oak Mist Ln Magnolia, TX	3.0	2.0	1470	$2,000	$1.36	24d	1	0.29mi
764 Autumn Cherry Trl Magnolia, TX	4.0	3.0	2196	$1,665	$0.76	43d	1	0.36mi
273 Douglas Hills Dr Magnolia, TX	4.0	3.0	1922	$1,895	$0.99	43d	1	0.69mi
359 Cumberland Forest Dr Magnolia, TX	4.0	2.0	1459	$1,725	$1.18	24d	1	0.85mi
408 Cumberland Forest Dr Magnolia, TX	3.0	2.0	1402	$1,795	$1.28	43d	1	0.91mi

HOA detail

• Monthly dues: $48 · $576/yr
• Likely covers: watergasinternetsecurity

Listing history 25 events

1. 2026-05-15
   status Pending 641-char remark

   Show marketing remark (641 chars)

   Magnolia Ridge M/I Homes Builder. Fridge, Washer & Dryer included. Owner upgrades: smart thermostat, smart garage door with Amazon access, Vivint security with front and rear cameras, WiFi sprinkler system, whole house water softener, reverse osmosis filtration, extended patio with natural gas line for outdoor grill, whole house gutters, solar exterior lighting, in glass blinds on front and patio doors, ADA height toilets in both baths, white cabinet included in primary bath, attic flood sensor, fire alarm sensor, and two large garage shelves. Move-in ready. No building delays, priced reduced to sell, Schedule your showing today!

2. 2026-05-04
   historical $1,800
3. 2026-05-03
   status Pending 641-char remark

   Show marketing remark (641 chars)

   Magnolia Ridge M/I Homes Builder. Fridge, Washer & Dryer included. Owner upgrades: smart thermostat, smart garage door with Amazon access, Vivint security with front and rear cameras, WiFi sprinkler system, whole house water softener, reverse osmosis filtration, extended patio with natural gas line for outdoor grill, whole house gutters, solar exterior lighting, in glass blinds on front and patio doors, ADA height toilets in both baths, white cabinet included in primary bath, attic flood sensor, fire alarm sensor, and two large garage shelves. Move-in ready. No building delays, priced reduced to sell, Schedule your showing today!

4. 2026-04-30
   listed $1,800
5. 2026-03-20
   price $239,000 641-char remark

   Show marketing remark (641 chars)

   Magnolia Ridge M/I Homes Builder. Fridge, Washer & Dryer included. Owner upgrades: smart thermostat, smart garage door with Amazon access, Vivint security with front and rear cameras, WiFi sprinkler system, whole house water softener, reverse osmosis filtration, extended patio with natural gas line for outdoor grill, whole house gutters, solar exterior lighting, in glass blinds on front and patio doors, ADA height toilets in both baths, white cabinet included in primary bath, attic flood sensor, fire alarm sensor, and two large garage shelves. Move-in ready. No building delays, priced reduced to sell, Schedule your showing today!

6. 2026-02-25
   price $247,000 641-char remark

   Show marketing remark (641 chars)

   Magnolia Ridge M/I Homes Builder. Fridge, Washer & Dryer included. Owner upgrades: smart thermostat, smart garage door with Amazon access, Vivint security with front and rear cameras, WiFi sprinkler system, whole house water softener, reverse osmosis filtration, extended patio with natural gas line for outdoor grill, whole house gutters, solar exterior lighting, in glass blinds on front and patio doors, ADA height toilets in both baths, white cabinet included in primary bath, attic flood sensor, fire alarm sensor, and two large garage shelves. Move-in ready. No building delays, priced reduced to sell, Schedule your showing today!

7. 2026-02-01
   price $262,000 641-char remark

   Show marketing remark (641 chars)

   Magnolia Ridge M/I Homes Builder. Fridge, Washer & Dryer included. Owner upgrades: smart thermostat, smart garage door with Amazon access, Vivint security with front and rear cameras, WiFi sprinkler system, whole house water softener, reverse osmosis filtration, extended patio with natural gas line for outdoor grill, whole house gutters, solar exterior lighting, in glass blinds on front and patio doors, ADA height toilets in both baths, white cabinet included in primary bath, attic flood sensor, fire alarm sensor, and two large garage shelves. Move-in ready. No building delays, priced reduced to sell, Schedule your showing today!

8. 2025-12-09
   listed $267,000 Active 641-char remark

   Show marketing remark (641 chars)

   Magnolia Ridge M/I Homes Builder. Fridge, Washer & Dryer included. Owner upgrades: smart thermostat, smart garage door with Amazon access, Vivint security with front and rear cameras, WiFi sprinkler system, whole house water softener, reverse osmosis filtration, extended patio with natural gas line for outdoor grill, whole house gutters, solar exterior lighting, in glass blinds on front and patio doors, ADA height toilets in both baths, white cabinet included in primary bath, attic flood sensor, fire alarm sensor, and two large garage shelves. Move-in ready. No building delays, priced reduced to sell, Schedule your showing today!

9. 2023-03-23
   soldstatus Sold 839-char remark

   Show marketing remark (839 chars)

   Below Market Rate available to qualified buyers. As you enter this Magnolia home, you are greeted by a spacious foyer that gives direct access to two secondary bedrooms and a full hallway bathroom on one side of the family room. In the main living area of the home, you’ll find the family room, kitchen, and dining room. The lovely kitchen offers a center island that overlooks the open-concept living space. This home features soaring ceilings throughout and large windows to allow the natural light to shine through. The owner’s suite is nestled at the back of the home and offers a spacious bedroom and large private bathroom with a generously sized walk-in closet. The owner’s bathroom features a spacious walk-in shower, the perfect place to unwind and relax. Contact us today to schedule your personal tour!

10. 2023-02-20
    status Pending 839-char remark

    Show marketing remark (839 chars)

    Below Market Rate available to qualified buyers. As you enter this Magnolia home, you are greeted by a spacious foyer that gives direct access to two secondary bedrooms and a full hallway bathroom on one side of the family room. In the main living area of the home, you’ll find the family room, kitchen, and dining room. The lovely kitchen offers a center island that overlooks the open-concept living space. This home features soaring ceilings throughout and large windows to allow the natural light to shine through. The owner’s suite is nestled at the back of the home and offers a spacious bedroom and large private bathroom with a generously sized walk-in closet. The owner’s bathroom features a spacious walk-in shower, the perfect place to unwind and relax. Contact us today to schedule your personal tour!

11. 2023-02-16
    price $253,990 839-char remark

    Show marketing remark (839 chars)

    Below Market Rate available to qualified buyers. As you enter this Magnolia home, you are greeted by a spacious foyer that gives direct access to two secondary bedrooms and a full hallway bathroom on one side of the family room. In the main living area of the home, you’ll find the family room, kitchen, and dining room. The lovely kitchen offers a center island that overlooks the open-concept living space. This home features soaring ceilings throughout and large windows to allow the natural light to shine through. The owner’s suite is nestled at the back of the home and offers a spacious bedroom and large private bathroom with a generously sized walk-in closet. The owner’s bathroom features a spacious walk-in shower, the perfect place to unwind and relax. Contact us today to schedule your personal tour!

12. 2023-02-02
    price $254,990 839-char remark

    Show marketing remark (839 chars)

    Below Market Rate available to qualified buyers. As you enter this Magnolia home, you are greeted by a spacious foyer that gives direct access to two secondary bedrooms and a full hallway bathroom on one side of the family room. In the main living area of the home, you’ll find the family room, kitchen, and dining room. The lovely kitchen offers a center island that overlooks the open-concept living space. This home features soaring ceilings throughout and large windows to allow the natural light to shine through. The owner’s suite is nestled at the back of the home and offers a spacious bedroom and large private bathroom with a generously sized walk-in closet. The owner’s bathroom features a spacious walk-in shower, the perfect place to unwind and relax. Contact us today to schedule your personal tour!

13. 2023-01-18
    price $259,990 839-char remark

    Show marketing remark (839 chars)

    Below Market Rate available to qualified buyers. As you enter this Magnolia home, you are greeted by a spacious foyer that gives direct access to two secondary bedrooms and a full hallway bathroom on one side of the family room. In the main living area of the home, you’ll find the family room, kitchen, and dining room. The lovely kitchen offers a center island that overlooks the open-concept living space. This home features soaring ceilings throughout and large windows to allow the natural light to shine through. The owner’s suite is nestled at the back of the home and offers a spacious bedroom and large private bathroom with a generously sized walk-in closet. The owner’s bathroom features a spacious walk-in shower, the perfect place to unwind and relax. Contact us today to schedule your personal tour!

14. 2023-01-06
    price $264,990 839-char remark

    Show marketing remark (839 chars)

    Below Market Rate available to qualified buyers. As you enter this Magnolia home, you are greeted by a spacious foyer that gives direct access to two secondary bedrooms and a full hallway bathroom on one side of the family room. In the main living area of the home, you’ll find the family room, kitchen, and dining room. The lovely kitchen offers a center island that overlooks the open-concept living space. This home features soaring ceilings throughout and large windows to allow the natural light to shine through. The owner’s suite is nestled at the back of the home and offers a spacious bedroom and large private bathroom with a generously sized walk-in closet. The owner’s bathroom features a spacious walk-in shower, the perfect place to unwind and relax. Contact us today to schedule your personal tour!

15. 2022-11-21
    price $268,990 839-char remark

    Show marketing remark (839 chars)

    Below Market Rate available to qualified buyers. As you enter this Magnolia home, you are greeted by a spacious foyer that gives direct access to two secondary bedrooms and a full hallway bathroom on one side of the family room. In the main living area of the home, you’ll find the family room, kitchen, and dining room. The lovely kitchen offers a center island that overlooks the open-concept living space. This home features soaring ceilings throughout and large windows to allow the natural light to shine through. The owner’s suite is nestled at the back of the home and offers a spacious bedroom and large private bathroom with a generously sized walk-in closet. The owner’s bathroom features a spacious walk-in shower, the perfect place to unwind and relax. Contact us today to schedule your personal tour!

16. 2022-10-31
    price $269,990 839-char remark

    Show marketing remark (839 chars)

    Below Market Rate available to qualified buyers. As you enter this Magnolia home, you are greeted by a spacious foyer that gives direct access to two secondary bedrooms and a full hallway bathroom on one side of the family room. In the main living area of the home, you’ll find the family room, kitchen, and dining room. The lovely kitchen offers a center island that overlooks the open-concept living space. This home features soaring ceilings throughout and large windows to allow the natural light to shine through. The owner’s suite is nestled at the back of the home and offers a spacious bedroom and large private bathroom with a generously sized walk-in closet. The owner’s bathroom features a spacious walk-in shower, the perfect place to unwind and relax. Contact us today to schedule your personal tour!

17. 2022-10-24
    price $273,990 839-char remark

    Show marketing remark (839 chars)

    Below Market Rate available to qualified buyers. As you enter this Magnolia home, you are greeted by a spacious foyer that gives direct access to two secondary bedrooms and a full hallway bathroom on one side of the family room. In the main living area of the home, you’ll find the family room, kitchen, and dining room. The lovely kitchen offers a center island that overlooks the open-concept living space. This home features soaring ceilings throughout and large windows to allow the natural light to shine through. The owner’s suite is nestled at the back of the home and offers a spacious bedroom and large private bathroom with a generously sized walk-in closet. The owner’s bathroom features a spacious walk-in shower, the perfect place to unwind and relax. Contact us today to schedule your personal tour!

18. 2022-10-17
    price $274,990 839-char remark

    Show marketing remark (839 chars)

    Below Market Rate available to qualified buyers. As you enter this Magnolia home, you are greeted by a spacious foyer that gives direct access to two secondary bedrooms and a full hallway bathroom on one side of the family room. In the main living area of the home, you’ll find the family room, kitchen, and dining room. The lovely kitchen offers a center island that overlooks the open-concept living space. This home features soaring ceilings throughout and large windows to allow the natural light to shine through. The owner’s suite is nestled at the back of the home and offers a spacious bedroom and large private bathroom with a generously sized walk-in closet. The owner’s bathroom features a spacious walk-in shower, the perfect place to unwind and relax. Contact us today to schedule your personal tour!

19. 2022-10-10
    price $279,990 839-char remark

    Show marketing remark (839 chars)

    Below Market Rate available to qualified buyers. As you enter this Magnolia home, you are greeted by a spacious foyer that gives direct access to two secondary bedrooms and a full hallway bathroom on one side of the family room. In the main living area of the home, you’ll find the family room, kitchen, and dining room. The lovely kitchen offers a center island that overlooks the open-concept living space. This home features soaring ceilings throughout and large windows to allow the natural light to shine through. The owner’s suite is nestled at the back of the home and offers a spacious bedroom and large private bathroom with a generously sized walk-in closet. The owner’s bathroom features a spacious walk-in shower, the perfect place to unwind and relax. Contact us today to schedule your personal tour!

20. 2022-10-05
    price $285,990 839-char remark

    Show marketing remark (839 chars)

    Below Market Rate available to qualified buyers. As you enter this Magnolia home, you are greeted by a spacious foyer that gives direct access to two secondary bedrooms and a full hallway bathroom on one side of the family room. In the main living area of the home, you’ll find the family room, kitchen, and dining room. The lovely kitchen offers a center island that overlooks the open-concept living space. This home features soaring ceilings throughout and large windows to allow the natural light to shine through. The owner’s suite is nestled at the back of the home and offers a spacious bedroom and large private bathroom with a generously sized walk-in closet. The owner’s bathroom features a spacious walk-in shower, the perfect place to unwind and relax. Contact us today to schedule your personal tour!

21. 2022-09-20
    price $297,990 839-char remark

    Show marketing remark (839 chars)

    Below Market Rate available to qualified buyers. As you enter this Magnolia home, you are greeted by a spacious foyer that gives direct access to two secondary bedrooms and a full hallway bathroom on one side of the family room. In the main living area of the home, you’ll find the family room, kitchen, and dining room. The lovely kitchen offers a center island that overlooks the open-concept living space. This home features soaring ceilings throughout and large windows to allow the natural light to shine through. The owner’s suite is nestled at the back of the home and offers a spacious bedroom and large private bathroom with a generously sized walk-in closet. The owner’s bathroom features a spacious walk-in shower, the perfect place to unwind and relax. Contact us today to schedule your personal tour!

22. 2022-09-08
    price $304,990 839-char remark

    Show marketing remark (839 chars)

    Below Market Rate available to qualified buyers. As you enter this Magnolia home, you are greeted by a spacious foyer that gives direct access to two secondary bedrooms and a full hallway bathroom on one side of the family room. In the main living area of the home, you’ll find the family room, kitchen, and dining room. The lovely kitchen offers a center island that overlooks the open-concept living space. This home features soaring ceilings throughout and large windows to allow the natural light to shine through. The owner’s suite is nestled at the back of the home and offers a spacious bedroom and large private bathroom with a generously sized walk-in closet. The owner’s bathroom features a spacious walk-in shower, the perfect place to unwind and relax. Contact us today to schedule your personal tour!

23. 2022-08-26
    price $319,990 839-char remark

    Show marketing remark (839 chars)

    Below Market Rate available to qualified buyers. As you enter this Magnolia home, you are greeted by a spacious foyer that gives direct access to two secondary bedrooms and a full hallway bathroom on one side of the family room. In the main living area of the home, you’ll find the family room, kitchen, and dining room. The lovely kitchen offers a center island that overlooks the open-concept living space. This home features soaring ceilings throughout and large windows to allow the natural light to shine through. The owner’s suite is nestled at the back of the home and offers a spacious bedroom and large private bathroom with a generously sized walk-in closet. The owner’s bathroom features a spacious walk-in shower, the perfect place to unwind and relax. Contact us today to schedule your personal tour!

24. 2022-08-15
    price $324,990 839-char remark

    Show marketing remark (839 chars)

    Below Market Rate available to qualified buyers. As you enter this Magnolia home, you are greeted by a spacious foyer that gives direct access to two secondary bedrooms and a full hallway bathroom on one side of the family room. In the main living area of the home, you’ll find the family room, kitchen, and dining room. The lovely kitchen offers a center island that overlooks the open-concept living space. This home features soaring ceilings throughout and large windows to allow the natural light to shine through. The owner’s suite is nestled at the back of the home and offers a spacious bedroom and large private bathroom with a generously sized walk-in closet. The owner’s bathroom features a spacious walk-in shower, the perfect place to unwind and relax. Contact us today to schedule your personal tour!

25. 2022-06-23
    listed $325,990 Active 839-char remark

    Show marketing remark (839 chars)

    Below Market Rate available to qualified buyers. As you enter this Magnolia home, you are greeted by a spacious foyer that gives direct access to two secondary bedrooms and a full hallway bathroom on one side of the family room. In the main living area of the home, you’ll find the family room, kitchen, and dining room. The lovely kitchen offers a center island that overlooks the open-concept living space. This home features soaring ceilings throughout and large windows to allow the natural light to shine through. The owner’s suite is nestled at the back of the home and offers a spacious bedroom and large private bathroom with a generously sized walk-in closet. The owner’s bathroom features a spacious walk-in shower, the perfect place to unwind and relax. Contact us today to schedule your personal tour!

ⓘ 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: $7,114 · $593/mo
• Projected year-2 tax: $7,114 · $593/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,965
• − Mortgage interest: −$13,388
• − Property taxes: −$7,114
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − HOA: −$576
• − Depreciation: −$6,953
• Taxable loss: −$9,935
• Est. tax savings @ 24.0%: +$2,384
• After-tax cash flow: $-3,398/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: 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 — Magnolia

• Score: 73/100
• State rank: #222
• US rank: #5442

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety B- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Magnolia, TX
• County: Montgomery County · 663,713 people
• City population: 32,847
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 44,900
• Household income: $112,504
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 586.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 25% Two or more races 18% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 1% German/W. Germanic 1%

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: ▲ 12.09%
• Current HPI: 512.87
• Rent YoY: ▲ 0.32%
• 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

-99.4% since first listed

25 events — show timeline

• 2026-05-15 Pending — HARMLS
• 2026-05-04 Rental Removed $1,800 HARMLS
• 2026-05-03 Pending — HARMLS
• 2026-04-30 Listed for Rent $1,800 HARMLS
• 2026-03-20 Price Changed $239,000 HARMLS
• 2026-02-25 Price Changed $247,000 HARMLS
• 2026-02-01 Price Changed $262,000 HARMLS
• 2025-12-09 Listed $267,000 HARMLS
• 2023-03-23 Sold (MLS) — HARMLS
• 2023-02-20 Pending — HARMLS
• 2023-02-16 Price Changed $253,990 HARMLS
• 2023-02-02 Price Changed $254,990 HARMLS
• 2023-01-18 Price Changed $259,990 HARMLS
• 2023-01-06 Price Changed $264,990 HARMLS
• 2022-11-21 Price Changed $268,990 HARMLS
• 2022-10-31 Price Changed $269,990 HARMLS
• 2022-10-24 Price Changed $273,990 HARMLS
• 2022-10-17 Price Changed $274,990 HARMLS
• 2022-10-10 Price Changed $279,990 HARMLS
• 2022-10-05 Price Changed $285,990 HARMLS
• 2022-09-20 Price Changed $297,990 HARMLS
• 2022-09-08 Price Changed $304,990 HARMLS
• 2022-08-26 Price Changed $319,990 HARMLS
• 2022-08-15 Price Changed $324,990 HARMLS
• 2022-06-23 Listed $325,990 HARMLS

Property tax history

+88.4%/yr

Latest (2025): $7,114 · -0.8% YoY. Source: county tax records.