40526 Berylline Ln · Magnolia, TX 77354

$269,900

3 bd · 2.0 ba · 1,631 sqft · SingleFamily public records · 89 Days on market

Built 2021 Good condition 4,599 sqft lot $165/sqft · 15% below area Est $316k · 15% under $150/mo HOA · 7% of rent

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Why this score? — see what drove the C- 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 +14.1/15.0
• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.6/5.0
• DSCR +1.8/10.0

Listing remarks MLS

Welcome to 40526 Berylline, where modern elegance meets everyday comfort. This beautifully maintained home offers a perfect blend of Open design and inviting living space, ideal for both relaxing and entertaining. Step inside to discover a bright, open floor plan filled with natural light, complemented by stylish finishes and spacious living areas. The kitchen is a true centerpiece, featuring ample counter space and seamless flow into the dining and living areas* Gas Cooking*Upgraded Appliances*Granite Countertops+ 42'Cabinets! The generously sized bedrooms provide a peaceful retreat, while the primary suite offers a private oasis to unwind at the end of the day +Exec. Bath & Walk in Showers! Outside, enjoy a Low Maintenance backyard with walking easement + Custom Patio too! Conveniently located near shopping, dining, and major routes, this home delivers both tranquility and accessibility.

Key facts

• Open design
• Gas cooking
• Natural light

Tags

• OPEN DESIGN
• NATURAL LIGHT
• GAS COOKING
• UPGRADED APPLIANCES
• GRANITE COUNTERTOPS
• 42 CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-311 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (15.5% below list).
• Recommended offer: $215k (20.3% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.4% in Magnolia — 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 73/100 on livability (#222 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: 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.
• Zoned schools: Magnolia Parkway El (math 38% / reading 46%, grade F, #1,335 of 4,322 statewide, top 33%, 776 students, 45% FRL); Bear Branch J H (math 44% / reading 46%, grade D, #479 of 1,662 statewide, top 29%, 1,076 students, 37% FRL); Magnolia H S (math 47% / reading 62%, grade C-, #379 of 1,632 statewide, top 26%, 2,248 students, 31% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: Rents flat; 1622 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $29k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,022 (20.3% 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. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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 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?
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 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: 0.85% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.93%
• DSCR: 0.78
• GRM: 9.9

CMA / ARV

• ARV (median comp): $316,373
• List price: $269,900
• Delta: -14.69%
• 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
40443 Gerygone Ln	0.21mi	3/2.0	1,614 (-1%)	6mo	$304,900	$189	84
40431 Gerygone Ln	0.19mi	3/2.0	1,614 (-1%)	10mo	$279,900	$173	81
40511 Tyto Ln	0.16mi	3/2.0	1,492 (-8%)	0mo	$235,000	$158	78
40530 Tyto Ln	0.19mi	3/2.0	1,464 (-10%)	1mo	$274,900	$188	73
15122 Rose Willow Ln	0.43mi	3/2.0	1,575 (-3%)	2mo	$279,990	$178	72
40423 Gerygone Ln	0.17mi	3/2.0	1,464 (-10%)	9mo	$289,900	$198	67
40414 Gerygone Ln	0.15mi	3/2.0	1,464 (-10%)	11mo	$269,900	$184	66
40710 Barley Straw Dr	0.43mi	4/2.0 (+1)	1,750 (+7%)	2mo	$286,490	$164	60
40418 Winding Way Ct	0.74mi	3/2.0	1,605 (-2%)	5mo	$350,000	$218	58
40731 Barley Straw	0.43mi	4/2.0 (+1)	1,476 (-10%)	2mo	$264,990	$180	58
40025 Mill Creek Rd	0.31mi	3/2.0	1,437 (-12%)	12mo	$1,100,000	$765	56
40504 Warialda Trace Ln	0.68mi	4/2.0 (+1)	1,820 (+12%)	7mo	$245,000	$135	38

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: 19.9%
• Equity multiple: 2.61×
• Total profit: $121,405
• Equity at exit: $243,147

10-year hold

• IRR: 17.7%
• Equity multiple: 5.80×
• Total profit: $362,574
• Equity at exit: $524,356

Cash invested: $75,572 (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: 1622
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,281 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$435 /mo · $5,218/yr
• Insurance: −$112
• HOA: −$150
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-311

Break-even live

Break-even rent $2,674

Max offer price $215,022

Occupancy floor —

Sensitivity live

Price	-10% $-158	-5% $-234	+0% $-311	+5% $-387	+10% $-463
Rent	-10% $-491	-5% $-401	+0% $-311	+5% $-221	+10% $-130
Rate	-1.0pp $-175	-0.5pp $-242	base $-311	+0.5pp $-381	+1.0pp $-452

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40547 Berylline Ln Magnolia, TX	4.0	2.0	1753	$2,300	$1.31	45d	1	0.02mi
40558 Berylline Ln Unit NA Magnolia, TX	3.0	2.0	1499	$2,150	$1.43	26d	1	0.05mi
39899 Mill Creek Rd Magnolia, TX	1.0–3.0	1.0–2.0	1104	$2,726	$2.47	0d	40	0.19mi
14727 Band Tailed Pigeon Ct Magnolia, TX	4.0	3.0	1942	$2,700	$1.39	45d	1	0.47mi
14541 Montclair Way Montgomery, TX	4.0	3.0	2170	$2,200	$1.01	0d	1	0.80mi
14983 Clay Harvest Rdg Magnolia, TX	4.0	3.0	2173	$2,375	$1.09	45d	1	0.98mi
40839 Hawthorne Glades St Magnolia, TX	3.0	2.0	1156	$2,100	$1.82	45d	1	1.28mi
948 Oak Mist Ln Magnolia, TX	3.0	2.0	1470	$2,000	$1.36	26d	1	1.43mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: gas

Listing history 20 events

1. 2026-06-21
   days on market $269,900 Active 89 DOM
2. 2026-06-18
   days on market $269,900 Active 86 DOM
3. 2026-06-17
   days on market $269,900 Active 85 DOM
4. 2026-06-16
   days on market $269,900 Active 84 DOM
5. 2026-06-15
   days on market $269,900 Active 83 DOM
6. 2026-06-13
   days on market $269,900 Active 81 DOM
7. 2026-06-09
   days on market $269,900 Active 77 DOM
8. 2026-06-08
   days on market $269,900 Active 76 DOM
9. 2026-06-07
   days on market $269,900 Active 75 DOM
10. 2026-06-04
    days on market $269,900 Active 72 DOM
11. 2026-06-03
    days on market $269,900 Active 71 DOM
12. 2026-06-02
    days on market $269,900 Active 70 DOM
13. 2026-06-01
    days on market $269,900 Active 69 DOM
14. 2026-05-31
    days on market $269,900 Active 68 DOM
15. 2026-05-11
    price $269,900 908-char remark

    Show marketing remark (908 chars)

    Welcome to 40526 Berylline, where modern elegance meets everyday comfort. This beautifully maintained home offers a perfect blend of Open design and inviting living space, ideal for both relaxing and entertaining. Step inside to discover a bright, open floor plan filled with natural light, complemented by stylish finishes and spacious living areas. The kitchen is a true centerpiece, featuring ample counter space and seamless flow into the dining and living areas* Gas Cooking*Upgraded Appliances*Granite Countertops+ 42'Cabinets! The generously sized bedrooms provide a peaceful retreat, while the primary suite offers a private oasis to unwind at the end of the day +Exec. Bath & Walk in Showers! Outside, enjoy a Low Maintenance backyard with walking easement + Custom Patio too! Conveniently located near shopping, dining, and major routes, this home delivers both tranquility and accessibility.

16. 2026-03-24
    listed $275,000 Active 908-char remark

    Show marketing remark (908 chars)

    Welcome to 40526 Berylline, where modern elegance meets everyday comfort. This beautifully maintained home offers a perfect blend of Open design and inviting living space, ideal for both relaxing and entertaining. Step inside to discover a bright, open floor plan filled with natural light, complemented by stylish finishes and spacious living areas. The kitchen is a true centerpiece, featuring ample counter space and seamless flow into the dining and living areas* Gas Cooking*Upgraded Appliances*Granite Countertops+ 42'Cabinets! The generously sized bedrooms provide a peaceful retreat, while the primary suite offers a private oasis to unwind at the end of the day +Exec. Bath & Walk in Showers! Outside, enjoy a Low Maintenance backyard with walking easement + Custom Patio too! Conveniently located near shopping, dining, and major routes, this home delivers both tranquility and accessibility.

17. 2021-09-14
    soldstatus Sold 630-char remark

    Show marketing remark (630 chars)

    1 Story, 3 Bedroom, 2 Bath, Pocket Office, Fireplace, Open Concept Kitchen/Dining Combo, Dual Vanities in Owner’s Bath, Luxury Vinyl Plank Floors in Dining, Kitchen, Family Room and All Wet Areas, Granite Kitchen Counter-tops with Island, Tile Back-splash, Under-mount Stainless Steel Sink with Pull Out Faucet, Upgraded Stainless Steel Appliances with Microwave, 42” Upper Kitchen Cabinets, Upgraded Lighting & Trim Packages, Extended Covered Patio, Full Gutters, Full Sod and Irrigation, Stone Accented Elevation, Tech Shield Radiant Barrier, Environments for Living Home, plus more…AVAILABLE JUNE/JULY.

18. 2021-04-21
    status Pending 630-char remark

    Show marketing remark (630 chars)

    1 Story, 3 Bedroom, 2 Bath, Pocket Office, Fireplace, Open Concept Kitchen/Dining Combo, Dual Vanities in Owner’s Bath, Luxury Vinyl Plank Floors in Dining, Kitchen, Family Room and All Wet Areas, Granite Kitchen Counter-tops with Island, Tile Back-splash, Under-mount Stainless Steel Sink with Pull Out Faucet, Upgraded Stainless Steel Appliances with Microwave, 42” Upper Kitchen Cabinets, Upgraded Lighting & Trim Packages, Extended Covered Patio, Full Gutters, Full Sod and Irrigation, Stone Accented Elevation, Tech Shield Radiant Barrier, Environments for Living Home, plus more…AVAILABLE JUNE/JULY.

19. 2021-01-22
    price $259,990 630-char remark

    Show marketing remark (630 chars)

    1 Story, 3 Bedroom, 2 Bath, Pocket Office, Fireplace, Open Concept Kitchen/Dining Combo, Dual Vanities in Owner’s Bath, Luxury Vinyl Plank Floors in Dining, Kitchen, Family Room and All Wet Areas, Granite Kitchen Counter-tops with Island, Tile Back-splash, Under-mount Stainless Steel Sink with Pull Out Faucet, Upgraded Stainless Steel Appliances with Microwave, 42” Upper Kitchen Cabinets, Upgraded Lighting & Trim Packages, Extended Covered Patio, Full Gutters, Full Sod and Irrigation, Stone Accented Elevation, Tech Shield Radiant Barrier, Environments for Living Home, plus more…AVAILABLE JUNE/JULY.

20. 2021-01-21
    listed $266,959 Active 630-char remark

    Show marketing remark (630 chars)

    1 Story, 3 Bedroom, 2 Bath, Pocket Office, Fireplace, Open Concept Kitchen/Dining Combo, Dual Vanities in Owner’s Bath, Luxury Vinyl Plank Floors in Dining, Kitchen, Family Room and All Wet Areas, Granite Kitchen Counter-tops with Island, Tile Back-splash, Under-mount Stainless Steel Sink with Pull Out Faucet, Upgraded Stainless Steel Appliances with Microwave, 42” Upper Kitchen Cabinets, Upgraded Lighting & Trim Packages, Extended Covered Patio, Full Gutters, Full Sod and Irrigation, Stone Accented Elevation, Tech Shield Radiant Barrier, Environments for Living Home, plus more…AVAILABLE JUNE/JULY.

ⓘ 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: $5,218 · $435/mo
• Projected year-2 tax: $5,218 · $435/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,372
• − Mortgage interest: −$15,119
• − Property taxes: −$5,218
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,190
• − Management: −$2,190
• − HOA: −$1,800
• − Depreciation: −$7,852
• Taxable loss: −$8,345
• Est. tax savings @ 24.0%: +$2,003
• After-tax cash flow: $-1,725/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained home offers a good condition with good potential for value increase through minor cosmetic updates.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Both update flooring — hardwood floors are dated and could be replaced with more modern options

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Both update flooring — hardwood floors are dated and could be replaced with more modern options ↑

ⓘ 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 — 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

• 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

+1.1% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $269,900 HARMLS
• 2026-03-24 Listed $275,000 HARMLS
• 2021-09-14 Sold (MLS) — HARMLS
• 2021-04-21 Pending — HARMLS
• 2021-01-22 Price Changed $259,990 HARMLS
• 2021-01-21 Listed $266,959 HARMLS

Property tax history

+76.4%/yr

Latest (2025): $5,218 · -0.5% YoY. Source: county tax records.