Latitude Plan · Pinehurst, TX 77362

$249,990

3 bd · 2.5 ba · 1,750 sqft · SingleFamily · 263 Days on market

Good condition ↓ 7% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.4/30.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-4 Bedrooms | 2.5-3.5 Bathrooms | Approx. 1,750 Sq. Ft. The Latitude offers an open, intuitive layout designed to support everyday living with ease and flexibility. From the foyer, the first floor opens into a bright central living space anchored by the kitchen, which connects seamlessly to the casual dining area and the dramatic two-story great room. This open layout creates a welcoming hub for everything from relaxed mornings to evening gatherings. The kitchen features ample counter space, pantry storage, and the option to add a central island to enhance functionality. Just beyond the kitchen, a covered patio extends the living space outdoors. A conveniently located powder room and dedicated laundry area add everyday ease. The primary suite is privately tucked at the rear of the first floor, offering a peaceful retreat with a spacious bedroom, walk-in closet, and a well-appointed bath. Buyers may personalize the suite with options such as an enlarged shower, shower seat, or a tub-and-shower configuration. Upstairs, two secondary bedrooms share a full bath and are positioned near an open loft that overlooks the great room below. Homeowners may choose to convert the loft into an optional game room or add a fourth bedroom with an additional bath to suit evolving needs. With its generous living spaces, flexible second-floor options, and open-concept design, the Latitude offers a home that adapts beautifully over time-delivering comfort, connection, and long-term livability.

Key facts

• Spacious island
• Casual dining area
• Luxurious bathroom

Tags

• OPEN-CONCEPT GREAT ROOM
• CASUAL DINING AREA
• SPACIOUS ISLAND
• WALK-IN PANTRY
• MAIN-FLOOR PRIMARY SUITE
• LUXURIOUS BATHROOM

🏗️ New construction. The $249,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $280,004.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-355 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (20.0% below list).
• Recommended offer: $200k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.0% in Pinehurst — 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 55/100 on livability (#1,350 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment C-, crime D-, amenities 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 El (math 22% / reading 28%, grade F, #3,013 of 4,322 statewide, top 70%, 649 students, 64% FRL); Magnolia J H (math 35% / reading 37%, grade F, #805 of 1,662 statewide, top 50%, 1,103 students, 57% FRL); Magnolia H S (math 47% / reading 62%, grade C-, #379 of 1,632 statewide, top 26%, 2,248 students, 31% FRL).
• Market conditions: 200 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).

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

• It's been on market 263 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Recommended offer $200,000 (20.0% 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 263 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.43%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (median comp): $280,004
• List price: $249,990
• Delta: -10.72%
• 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
4067 Colony River Rock Blvd	0.11mi	3/2.0	1,802 (+3%)	1mo	$285,000	$158	87
4028 Colony River Rock Blvd	0.01mi	3/2.5	1,889 (+8%)	1mo	$299,990	$159	85
4016 Colony River Rock Blvd	0.02mi	3/2.0	1,635 (-7%)	3mo	$249,990	$153	83
35607 Fm 149 Rd	0.24mi	3/2.0	1,792 (+2%)	0mo	$414,000	$231	82
4024 Colony River Rock Blvd	0.02mi	3/2.0	1,904 (+9%)	2mo	$314,990	$165	81
4515 Pinehurst Trace Dr	0.37mi	3/2.5	1,768 (+1%)	4mo	$277,990	$157	78
4418 Azalea Blossom Rd	0.33mi	3/2.5	1,768 (+1%)	6mo	$264,990	$150	78
3007 Wicker Ln	0.19mi	3/2.0	1,641 (-6%)	7mo	$259,990	$158	73
4642 Coral Bean St	0.44mi	4/2.0 (+1)	1,657 (-5%)	0mo	$273,990	$165	63
4350 Maple Root Ln	0.31mi	3/2.5	1,570 (-10%)	10mo	$276,310	$176	60
4558 Pinehurst Trace Dr	0.39mi	3/2.0	1,518 (-13%)	3mo	$246,990	$163	55
4442 Azalea Blossom Rd	0.35mi	3/2.5	2,008 (+15%)	6mo	$267,990	$133	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.6%
• Equity multiple: 0.13×
• Total profit: $-67,955
• Equity at exit: $41,750

10-year hold

• IRR: -21.9%
• Equity multiple: -0.12×
• Total profit: $-88,170
• Equity at exit: $24,210

Cash invested: $78,401 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 43 active · 7 under contract
• Months of supply: 18.4 mo (5%/mo absorbed)
• Median asking: $285,990 ($164/sqft)
• Median days on market: 143 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: -2.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77362

• Home prices YoY: -29.1%
• Active inventory: 200
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-355

Break-even live

Break-even rent $2,449

Max offer price $228,628

Occupancy floor —

Sensitivity live

Price	-10% $-162	-5% $-258	+0% $-355	+5% $-452	+10% $-549
Rent	-10% $-513	-5% $-434	+0% $-355	+5% $-276	+10% $-197
Rate	-1.0pp $-214	-0.5pp $-284	base $-355	+0.5pp $-428	+1.0pp $-501

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: $70,001
• Closing costs: $8,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4311 Maple Root Ln Pinehurst, TX	3.0	2.0	1500	$2,000	$1.33	93d	1	0.27mi

Listing history 29 events

1. 2026-07-24
   days on market $249,990 Active 263 DOM
2. 2026-07-23
   days on market $249,990 Active 262 DOM
3. 2026-07-22
   days on market $249,990 Active 261 DOM
4. 2026-07-21
   days on market $249,990 Active 260 DOM
5. 2026-07-01
   days on market $249,990 Active 259 DOM
6. 2026-06-30
   days on market $249,990 Active 258 DOM
7. 2026-06-29
   days on market $249,990 Active 257 DOM
8. 2026-06-28
   days on market $249,990 Active 256 DOM
9. 2026-06-27
   days on market $249,990 Active 255 DOM
10. 2026-06-26
    days on market $249,990 Active 254 DOM
11. 2026-06-24
    days on market $249,990 Active 252 DOM
12. 2026-06-22
    days on market $249,990 Active 250 DOM
13. 2026-06-21
    days on market $249,990 Active 249 DOM
14. 2026-06-18
    days on market $249,990 Active 246 DOM
15. 2026-06-17
    days on market $249,990 Active 245 DOM
16. 2026-06-16
    days on market $249,990 Active 244 DOM
17. 2026-06-15
    days on market $249,990 Active 243 DOM
18. 2026-06-13
    days on market $249,990 Active 241 DOM
19. 2026-06-09
    days on market $249,990 Active 237 DOM
20. 2026-06-08
    days on market $249,990 Active 236 DOM
21. 2026-06-07
    days on market $249,990 Active 235 DOM
22. 2026-06-04
    days on market $249,990 Active 232 DOM
23. 2026-06-03
    days on market $249,990 Active 231 DOM
24. 2026-06-02
    days on market $249,990 Active 230 DOM
25. 2026-06-01
    days on market $249,990 Active 229 DOM
26. 2026-05-31
    days on market $249,990 Active 228 DOM
27. 2026-01-09
    price $249,990 1497-char remark

    Show marketing remark (1497 chars)

    3-4 Bedrooms | 2.5-3.5 Bathrooms | Approx. 1,750 Sq. Ft. The Latitude offers an open, intuitive layout designed to support everyday living with ease and flexibility. From the foyer, the first floor opens into a bright central living space anchored by the kitchen, which connects seamlessly to the casual dining area and the dramatic two-story great room. This open layout creates a welcoming hub for everything from relaxed mornings to evening gatherings. The kitchen features ample counter space, pantry storage, and the option to add a central island to enhance functionality. Just beyond the kitchen, a covered patio extends the living space outdoors. A conveniently located powder room and dedicated laundry area add everyday ease. The primary suite is privately tucked at the rear of the first floor, offering a peaceful retreat with a spacious bedroom, walk-in closet, and a well-appointed bath. Buyers may personalize the suite with options such as an enlarged shower, shower seat, or a tub-and-shower configuration. Upstairs, two secondary bedrooms share a full bath and are positioned near an open loft that overlooks the great room below. Homeowners may choose to convert the loft into an optional game room or add a fourth bedroom with an additional bath to suit evolving needs. With its generous living spaces, flexible second-floor options, and open-concept design, the Latitude offers a home that adapts beautifully over time-delivering comfort, connection, and long-term livability.

28. 2025-11-04
    price $259,990 1497-char remark

    Show marketing remark (1497 chars)

    3-4 Bedrooms | 2.5-3.5 Bathrooms | Approx. 1,750 Sq. Ft. The Latitude offers an open, intuitive layout designed to support everyday living with ease and flexibility. From the foyer, the first floor opens into a bright central living space anchored by the kitchen, which connects seamlessly to the casual dining area and the dramatic two-story great room. This open layout creates a welcoming hub for everything from relaxed mornings to evening gatherings. The kitchen features ample counter space, pantry storage, and the option to add a central island to enhance functionality. Just beyond the kitchen, a covered patio extends the living space outdoors. A conveniently located powder room and dedicated laundry area add everyday ease. The primary suite is privately tucked at the rear of the first floor, offering a peaceful retreat with a spacious bedroom, walk-in closet, and a well-appointed bath. Buyers may personalize the suite with options such as an enlarged shower, shower seat, or a tub-and-shower configuration. Upstairs, two secondary bedrooms share a full bath and are positioned near an open loft that overlooks the great room below. Homeowners may choose to convert the loft into an optional game room or add a fourth bedroom with an additional bath to suit evolving needs. With its generous living spaces, flexible second-floor options, and open-concept design, the Latitude offers a home that adapts beautifully over time-delivering comfort, connection, and long-term livability.

29. 2025-10-15
    listed $267,990 Active 1497-char remark

    Show marketing remark (1497 chars)

    3-4 Bedrooms | 2.5-3.5 Bathrooms | Approx. 1,750 Sq. Ft. The Latitude offers an open, intuitive layout designed to support everyday living with ease and flexibility. From the foyer, the first floor opens into a bright central living space anchored by the kitchen, which connects seamlessly to the casual dining area and the dramatic two-story great room. This open layout creates a welcoming hub for everything from relaxed mornings to evening gatherings. The kitchen features ample counter space, pantry storage, and the option to add a central island to enhance functionality. Just beyond the kitchen, a covered patio extends the living space outdoors. A conveniently located powder room and dedicated laundry area add everyday ease. The primary suite is privately tucked at the rear of the first floor, offering a peaceful retreat with a spacious bedroom, walk-in closet, and a well-appointed bath. Buyers may personalize the suite with options such as an enlarged shower, shower seat, or a tub-and-shower configuration. Upstairs, two secondary bedrooms share a full bath and are positioned near an open loft that overlooks the great room below. Homeowners may choose to convert the loft into an optional game room or add a fourth bedroom with an additional bath to suit evolving needs. With its generous living spaces, flexible second-floor options, and open-concept design, the Latitude offers a home that adapts beautifully over time-delivering comfort, connection, and long-term livability.

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

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$15,685
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$8,146
• Taxable loss: −$9,270
• Est. tax savings @ 24.0%: +$2,225
• After-tax cash flow: $-2,036/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 · 8 photos

Good 80/100 Cosmetic rehab Est. rehab $8,750–$26,250 screening

The home is in good condition with a good exterior and interior. It has a good curb appeal and is ready for minor cosmetic updates to enhance its value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Kitchen updates (if needed) — Updating the kitchen can increase the home's value and appeal to a broader market. ↑
• Resale Bathroom updates (if needed) — Updating bathrooms can increase the home's value and appeal to a broader market. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Magnolia El F TX #3,013/4,322 Nat'l #29,899/41,679 Middle Magnolia J H F TX #805/1,662 Nat'l #7,206/14,009 High Magnolia H S C- TX #379/1,632 Nat'l #4,461/17,239

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

D Composite livability gradescore 55/100

Livability — Pinehurst

• Score: 55/100
• State rank: #1350
• US rank: #23272

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pinehurst, TX
• County: Montgomery · 713,896 people
• Metro: Houston-Pasadena-The Woodlands, TX
• Population (ZIP): 7,474
• Household income: $80,982
• Rent vs Own: 12.1% rent · 87.9% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 20% Two or more races 10% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 4% Slovak 4% Serbian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 18% Other Indo-European 2%

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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: ▼ -116.65%
• Current HPI: 284.6412
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

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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

-6.7% since first listed

3 events — show timeline

• 2026-01-09 Price Changed $249,990 Zillow
• 2025-11-04 Price Changed $259,990 Zillow
• 2025-10-15 Listed $267,990 Zillow