12900 Walden Rd Unit 819H · Conroe, TX 77356

$104,000

1 bd · 1.0 ba · 618 sqft · Condo · 26 Days on market

Built 1982 Good condition $168/sqft · at area comps Est $106k · at est. $324/mo HOA · 27% of rent ↓ 16% 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 +9.0/30.0
• ARV discount +8.3/15.0
• 1% rule +6.7/10.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• DSCR +2.5/10.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Updated Ground Floor Condo in Walden. Perfect Investment Opportunity! This stylish 1 bedroom condo offers the ultimate blend of comfort, convenience, and potential, ideal as a full time residence, weekend retreat, or income producing rental. Located in the highly desirable Walden community, this turnkey unit features a modern kitchen with granite countertops, sleek tile backsplash, and brand new cabinetry. The space is freshly painted with a custom closet system in the bedroom and an updated bathroom. Enjoy private front entry access, easy parking, and a short walk to the adult pool and resort style amenities. Walking distance from Lake Conroe and just minutes from Margaritaville, this prime location makes it a smart choice for lifestyle and investment. Schedule your private showing today!

Key facts

• $324 HOA
• Community pool
• Built 1982

Property features AI

Finance

• HOA & community: Association: 18th at Walden; Monthly association fee of $324; Association covers clubhouse, grounds maintenance, structure maintenance, sewer, trash, and water; Community pool and clubhouse

Exterior

• Parking: Unassigned parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story; Full ownership; Slab foundation
• Construction: Built in 1982; Cement siding and wood siding; Composition roof
• Exterior features: Storage; Tennis court(s)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: Primary bedroom (first floor) — approximately 12 x 12; 1 possible bedroom
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom (primary bathroom, first floor)
• Heating & cooling: Central heating (electric); Central air; Gas cooling
• Interior features: Pots & pan drawers; Pantry; Tub/shower

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $104k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-81 ($-972/yr) — negative.
• To cash-flow at today's rent, offer at most $92k (11.3% below list).
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $92k (11.3% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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: 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); 1069 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).
• This rent is only 14% of the median local income ($107k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $719 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 7 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

• Watch-outs: HOA is 27% of rent.
• 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 $92,277 (11.3% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 5.36%
• Cash-on-cash: -3.34%
• DSCR: 0.85
• GRM: 7.1

CMA / ARV

• ARV (median comp): $105,788
• List price: $104,000
• Delta: -1.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.8%
• Equity multiple: 0.13×
• Total profit: $-25,362
• Equity at exit: $15,507

10-year hold

• IRR: -52.5%
• Equity multiple: -0.43×
• Total profit: $-41,633
• Equity at exit: $8,992

Cash invested: $29,120 (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: 1069
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$545
• Tax est. 1.5%: −$130 /mo · $1,560/yr
• Insurance: −$43
• HOA: −$324
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-81

Break-even live

Break-even rent $1,320

Max offer price $92,277

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-45	+0% $-81	+5% $-117	+10% $-153
Rent	-10% $-177	-5% $-129	+0% $-81	+5% $-33	+10% $15
Rate	-1.0pp $-29	-0.5pp $-55	base $-81	+0.5pp $-108	+1.0pp $-135

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13151 Walden Rd Montgomery, TX	1.0	1.0	521	$959	$1.84	4d	1	0.40mi

HOA detail condo

• Monthly dues: $324 · $3,888/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-21
   days on market $104,000 Active 26 DOM
2. 2026-06-18
   days on market $104,000 Active 23 DOM
3. 2026-06-17
   days on market $104,000 Active 22 DOM
4. 2026-06-16
   days on market $104,000 Active 21 DOM
5. 2026-06-15
   days on market $104,000 Active 20 DOM
6. 2026-06-13
   days on market $104,000 Active 18 DOM
7. 2026-06-13
   days on market $104,000 Active 17 DOM
8. 2026-06-09
   days on market $104,000 Active 14 DOM
9. 2026-06-08
   days on market $104,000 Active 13 DOM
10. 2026-06-07
    days on market $104,000 Active 12 DOM
11. 2026-06-04
    days on market $104,000 Active 9 DOM
12. 2026-06-03
    days on market $104,000 Active 8 DOM
13. 2026-06-02
    days on market $104,000 Active 7 DOM
14. 2026-06-01
    days on market $104,000 Active 6 DOM
15. 2026-05-31
    days on market $104,000 Active 5 DOM
16. 2026-05-08
    historical $104,000 879-char remark
17. 2025-08-19
    soldstatus Closed 811-char remark

    Show marketing remark (811 chars)

    Beautiful Updated Ground Floor Condo in Walden. Perfect Investment Opportunity! This stylish 1 bedroom condo offers the ultimate blend of comfort, convenience, and potential, ideal as a full time residence, weekend retreat, or income producing rental. Located in the highly desirable Walden community, this turnkey unit features a modern kitchen with granite countertops, sleek tile backsplash, and brand new cabinetry. The space is freshly painted with a custom closet system in the bedroom and an updated bathroom. Enjoy private front entry access, easy parking, and a short walk to the adult pool and resort style amenities. Walking distance from Lake Conroe and just minutes from Margaritaville, this prime location makes it a smart choice for lifestyle and investment. Schedule your private showing today!

18. 2025-08-04
    historical Active Under Contract 811-char remark

    Show marketing remark (811 chars)

    Beautiful Updated Ground Floor Condo in Walden. Perfect Investment Opportunity! This stylish 1 bedroom condo offers the ultimate blend of comfort, convenience, and potential, ideal as a full time residence, weekend retreat, or income producing rental. Located in the highly desirable Walden community, this turnkey unit features a modern kitchen with granite countertops, sleek tile backsplash, and brand new cabinetry. The space is freshly painted with a custom closet system in the bedroom and an updated bathroom. Enjoy private front entry access, easy parking, and a short walk to the adult pool and resort style amenities. Walking distance from Lake Conroe and just minutes from Margaritaville, this prime location makes it a smart choice for lifestyle and investment. Schedule your private showing today!

19. 2025-07-16
    price $98,000 811-char remark

    Show marketing remark (811 chars)

    Beautiful Updated Ground Floor Condo in Walden. Perfect Investment Opportunity! This stylish 1 bedroom condo offers the ultimate blend of comfort, convenience, and potential, ideal as a full time residence, weekend retreat, or income producing rental. Located in the highly desirable Walden community, this turnkey unit features a modern kitchen with granite countertops, sleek tile backsplash, and brand new cabinetry. The space is freshly painted with a custom closet system in the bedroom and an updated bathroom. Enjoy private front entry access, easy parking, and a short walk to the adult pool and resort style amenities. Walking distance from Lake Conroe and just minutes from Margaritaville, this prime location makes it a smart choice for lifestyle and investment. Schedule your private showing today!

20. 2025-07-09
    price $110,000 811-char remark

    Show marketing remark (811 chars)

    Beautiful Updated Ground Floor Condo in Walden. Perfect Investment Opportunity! This stylish 1 bedroom condo offers the ultimate blend of comfort, convenience, and potential, ideal as a full time residence, weekend retreat, or income producing rental. Located in the highly desirable Walden community, this turnkey unit features a modern kitchen with granite countertops, sleek tile backsplash, and brand new cabinetry. The space is freshly painted with a custom closet system in the bedroom and an updated bathroom. Enjoy private front entry access, easy parking, and a short walk to the adult pool and resort style amenities. Walking distance from Lake Conroe and just minutes from Margaritaville, this prime location makes it a smart choice for lifestyle and investment. Schedule your private showing today!

21. 2025-06-12
    status Active

    Show marketing remark (811 chars)

    Beautiful Updated Ground Floor Condo in Walden. Perfect Investment Opportunity! This stylish 1 bedroom condo offers the ultimate blend of comfort, convenience, and potential, ideal as a full time residence, weekend retreat, or income producing rental. Located in the highly desirable Walden community, this turnkey unit features a modern kitchen with granite countertops, sleek tile backsplash, and brand new cabinetry. The space is freshly painted with a custom closet system in the bedroom and an updated bathroom. Enjoy private front entry access, easy parking, and a short walk to the adult pool and resort style amenities. Walking distance from Lake Conroe and just minutes from Margaritaville, this prime location makes it a smart choice for lifestyle and investment. Schedule your private showing today!

22. 2025-06-12
    listed $115,000 Active 811-char remark

    Show marketing remark (811 chars)

    Beautiful Updated Ground Floor Condo in Walden. Perfect Investment Opportunity! This stylish 1 bedroom condo offers the ultimate blend of comfort, convenience, and potential, ideal as a full time residence, weekend retreat, or income producing rental. Located in the highly desirable Walden community, this turnkey unit features a modern kitchen with granite countertops, sleek tile backsplash, and brand new cabinetry. The space is freshly painted with a custom closet system in the bedroom and an updated bathroom. Enjoy private front entry access, easy parking, and a short walk to the adult pool and resort style amenities. Walking distance from Lake Conroe and just minutes from Margaritaville, this prime location makes it a smart choice for lifestyle and investment. Schedule your private showing today!

23. 2025-06-12
    historical

    Show marketing remark (811 chars)

    Beautiful Updated Ground Floor Condo in Walden. Perfect Investment Opportunity! This stylish 1 bedroom condo offers the ultimate blend of comfort, convenience, and potential, ideal as a full time residence, weekend retreat, or income producing rental. Located in the highly desirable Walden community, this turnkey unit features a modern kitchen with granite countertops, sleek tile backsplash, and brand new cabinetry. The space is freshly painted with a custom closet system in the bedroom and an updated bathroom. Enjoy private front entry access, easy parking, and a short walk to the adult pool and resort style amenities. Walking distance from Lake Conroe and just minutes from Margaritaville, this prime location makes it a smart choice for lifestyle and investment. Schedule your private showing today!

24. 2025-05-20
    status Pending
25. 2025-05-13
    status Option Pending
26. 2025-04-14
    listed $113,500 Active
27. 2025-04-14
    historical
28. 2025-03-27
    price $115,750
29. 2025-02-11
    price $118,750
30. 2025-02-10
    listed $119,000 Active
31. 2025-02-10
    historical
32. 2024-12-13
    listed $119,900 Active
33. 2024-11-29
    historical
34. 2024-10-16
    price $119,995
35. 2024-07-25
    listed $124,499 Active
36. 2024-07-25
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $14,608
• − Mortgage interest: −$5,826
• − Property taxes: −$1,560
• − Insurance: −$520
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − HOA: −$3,888
• − Depreciation: −$3,025
• Taxable loss: −$2,548
• Est. tax savings @ 24.0%: +$612
• After-tax cash flow: $-361/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 · 2 photos

Good 80/100 Cosmetic rehab

This move-in ready condo in Walden community is in good condition with modern updates and a well-maintained exterior. It offers a good return on investment with potential for further value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Updating the kitchen backsplash — Modern backsplash complements the kitchen and adds value.
• Both Upgrading the flooring — New flooring can significantly improve the living space and add value.
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Updating the kitchen backsplash — Modern backsplash complements the kitchen and adds value. ↑
• Both Upgrading the flooring — New flooring can significantly improve the living space and add value. ↑
• Both Landscaping improvements — Enhanced landscaping can boost 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: 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

-16.5% since first listed

22 events — show timeline

• 2026-05-26 Listed $104,000 HARMLS
• 2026-05-08 Coming Soon $104,000 HARMLS
• 2025-08-19 Sold (MLS) — HARMLS
• 2025-08-04 Contingent — HARMLS
• 2025-07-16 Price Changed $98,000 HARMLS
• 2025-07-09 Price Changed $110,000 HARMLS
• 2025-06-12 Relisted — HARMLS
• 2025-06-12 Listing Removed — HARMLS
• 2025-06-12 Listed $115,000 HARMLS
• 2025-05-20 Pending — HARMLS
• 2025-05-13 Pending — HARMLS
• 2025-04-14 Listing Removed — HARMLS
• 2025-04-14 Listed $113,500 HARMLS
• 2025-03-27 Price Changed $115,750 HARMLS
• 2025-02-11 Price Changed $118,750 HARMLS
• 2025-02-10 Listing Removed — HARMLS
• 2025-02-10 Listed $119,000 HARMLS
• 2024-12-13 Listed $119,900 HARMLS
• 2024-11-29 Listing Removed — HARMLS
• 2024-10-16 Price Changed $119,995 HARMLS
• 2024-07-25 Listed $124,499 HARMLS
• 2024-07-25 Coming Soon — HARMLS