1 April Vlg · Conroe, TX 77356

$175,000

3 bd · 2.0 ba · 1,478 sqft · Townhouse public records · 26 Days on market

Built 1978 3,999 sqft lot Est $260k · 33% under $91/mo HOA · 4% 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).

• Cash flow +19.8/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +6.3/10.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the gated community of April Sound, this charming 3-bed, 2-bath home boasts an open floor plan with soaring ceilings and beautiful finishes. The property offers 1478 sq ft of living space, built in 1978 on a 3999 sq ft lot. Enjoy the inviting ambiance and quality flooring throughout this sought-after residence at 1 April Village.

Key facts

• $91 HOA
• Community pool
• Built 1978

Property features AI

Finance

• Other: Full ownership
• HOA & community: April Sound POA; Quarterly association fee; Association amenities include clubhouse, fitness center, sport court, tennis courts, playground, pool, golf, security/guard, and trash service; Association fee covers clubhouse, common areas, and recreation facilities

Exterior

• Parking: No on-site parking
• Security: Gated community with attendant
• Utilities: Public water; Public sewer
• Home design: Residential property; North-facing; Built in 1978; Single-level entry (slab foundation)
• Construction: Cement siding; Composition roof; Slab foundation
• Exterior features: Deck; Patio; Association pool

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Microwave
• Bedrooms: 3 possible bedrooms
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: High ceilings; Tile counters

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Stewart Creek El (math 49% / reading 58%, grade C, #686 of 4,322 statewide, top 16%, 738 students, 46% FRL); Lake Creek H S (math 53% / reading 68%, grade C+, #268 of 1,632 statewide, top 17%, 1,649 students, 23% FRL).
• Market conditions: Rents falling (-3.3%/yr); 1056 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $175k implies a 152% gain — meaningful room to come down on a strong offer.

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 $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $260,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 April Vlg	0.01mi	3/2.0	1,478 (0%)	8mo	$199,900	$135	93
5 April Point Dr S	0.16mi	3/2.0	1,516 (+3%)	1mo	$391,500	$258	87
33 April Point North Dr	0.35mi	3/2.0	1,502 (+2%)	2mo	$230,000	$153	80
10 April Point Dr S #10	0.25mi	3/2.0	1,516 (+3%)	11mo	$295,000	$195	75
52 April Hill Dr	0.20mi	2/2.5 (-1)	1,408 (-5%)	8mo	$248,000	$176	69
55 April Hl	0.21mi	2/1.5 (-1)	1,408 (-5%)	8mo	$226,000	$161	68
17 April Point Dr N	0.43mi	3/2.0	1,370 (-7%)	6mo	$230,000	$168	62
116 April Point Dr N	0.31mi	3/3.0	1,624 (+10%)	3mo	$222,000	$137	62
75 April Point Dr S	0.39mi	3/2.5	1,648 (+12%)	2mo	$399,900	$243	59
58 April Point Dr S	0.29mi	3/2.5	1,648 (+12%)	9mo	$415,000	$252	58
57 April Point Dr S	0.28mi	3/2.5	1,648 (+12%)	12mo	$425,000	$258	56
116 Capetown	0.43mi	3/2.5	1,672 (+13%)	9mo	$279,900	$167	49

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: -12.2%
• Equity multiple: 0.57×
• Total profit: $-20,868
• Equity at exit: $26,093

10-year hold

• IRR: -9.1%
• Equity multiple: 0.52×
• Total profit: $-23,420
• Equity at exit: $15,131

Cash invested: $49,000 (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: 1056
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$918
• Tax from tax record: −$309 /mo · $3,707/yr
• Insurance: −$73
• HOA: −$91
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $209

Break-even live

Break-even rent $1,760

Max offer price $175,000

Occupancy floor 85%

Sensitivity live

Price	-10% $308	-5% $258	+0% $209	+5% $159	+10% $109
Rent	-10% $49	-5% $129	+0% $209	+5% $288	+10% $368
Rate	-1.0pp $297	-0.5pp $253	base $209	+0.5pp $163	+1.0pp $117

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 April Vlg Montgomery, TX	2.0	2.0	1218	$1,650	$1.35	44d	1	0.05mi
135 April Point Dr N Montgomery, TX	3.0	3.0	1624	$1,900	$1.17	44d	1	0.25mi
130 April Point Dr N Montgomery, TX	3.0	3.0	1680	$2,250	$1.34	44d	1	0.28mi
124 April Point Dr N Montgomery, TX	4.0	3.0	1624	$2,900	$1.79	44d	1	0.31mi
124 April Point Dr S #124 Montgomery, TX	2.0	1.0	1300	$1,490	$1.15	21d	1	0.38mi
298 Capetown Way Unit A Montgomery, TX	2.0	1.5	1100	$1,400	$1.27	44d	1	0.41mi
16915 Balmoral Montgomery, TX	3.0	2.0	1200	$1,200	$1.00	44d	1	0.74mi
16913 Glenheath Montgomery, TX	4.0	2.5	1700	$1,571	$0.92	44d	1	0.79mi
116 Lake View Cir Montgomery, TX	3.0	2.5	1751	$2,250	$1.28	44d	1	0.79mi
16928 Kempwood Montgomery, TX	3.0	2.0	1100	$1,450	$1.32	44d	1	0.89mi
16967 W Ivanhoe Montgomery, TX	3.0	2.0	1012	$1,350	$1.33	13d	1	0.90mi
16984 W Juneau Montgomery, TX	3.0	3.0	1530	$2,900	$1.90	44d	1	0.92mi
1050 S Pine Lake Rd Montgomery, TX	2.0	2.0	1052	$1,845	$1.75	25d	1	1.19mi
275 Pine Terrace Dr Unit 5106C Montgomery, TX	3.0	2.5	1773	$2,820	$1.59	44d	1	1.28mi
702 Crystal River Rd Montgomery, TX	4.0	2.5	1820	$4,000	$2.20	44d	1	1.41mi

HOA detail

• Monthly dues: $91 · $1,092/yr
• Likely covers: security

Listing history 19 events

1. 2026-06-18
   days on market $175,000 Pending 26 DOM
2. 2026-06-17
   days on market $175,000 Pending 25 DOM
3. 2026-06-16
   days on market $175,000 Pending 24 DOM
4. 2026-06-15
   days on market $175,000 Pending 23 DOM
5. 2026-06-13
   days on market $175,000 Pending 21 DOM
6. 2026-06-13
   statusdays on market $175,000 Pending 20 DOM
7. 2026-06-09
   days on market $175,000 Active 17 DOM
8. 2026-06-08
   days on market $175,000 Active 16 DOM
9. 2026-06-07
   pricedays on market $175,000 Active 15 DOM
10. 2026-06-04
    days on market $189,000 Active 12 DOM
11. 2026-06-03
    days on market $189,000 Active 11 DOM
12. 2026-06-02
    days on market $189,000 Active 10 DOM
13. 2026-06-01
    days on market $189,000 Active 9 DOM
14. 2026-05-31
    days on market $189,000 Active 8 DOM
15. 2026-05-23
    listed $189,000 Active
16. 2011-09-28
    soldstatus
17. 2008-10-26
    historical
18. 2008-08-12
    listed $114,000
19. 1997-06-17
    soldstatus $69,426

ⓘ 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: $3,707 · $309/mo
• Projected year-2 tax: $3,707 · $309/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 3/10 Moderate
• 🌡 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: $24,290
• − Mortgage interest: −$9,803
• − Property taxes: −$3,707
• − Insurance: −$875
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − HOA: −$1,092
• − Depreciation: −$5,091
• Taxable loss: −$164
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $2,542/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

• Census place: Conroe, TX
• 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

+172.2% since first listed

5 events — show timeline

• 2026-05-23 Listed $189,000 HARMLS
• 2011-09-28 Sold (Public Records) — Public Records
• 2008-10-26 Listing Removed — HARMLS
• 2008-08-12 Listed $114,000 HARMLS
• 1997-06-17 Sold (Public Records) $69,426 Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,707 · -0.2% YoY. Source: county tax records.