3411 Legends Wild Dr · Houston, TX 77386

$235,000

3 bd · 2.0 ba · 1,575 sqft · SingleFamily public records · 175 Days on market

Built 2007 5,031 sqft lot $149/sqft · 7% below area Est $252k · 7% under $45/mo HOA · 2% 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).

• ARV discount +10.5/15.0
• Cash flow +8.0/30.0
• Schools +5.1/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained single story. Open floorplan with 3 bedrooms and a bonus room that could be used as a study or additional living area. Shopping centers and restaurants nearby. Easy access to 99/Grand Parkway toll road and I45.

Key facts

• Open floorplan
• Bonus room
• Restaurants nearby

Tags

• OPEN FLOORPLAN
• BONUS ROOM
• SHOPPING CENTERS NEARBY
• RESTAURANTS NEARBY
• EASY ACCESS TO TOLL ROAD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (12.5% below list).
• Recommended offer: $193k (17.8% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 3.2% in Houston — 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 (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D, crime F.
• Conroe ISD (other): math 57% / reading 57% proficiency, ranked #69 of 826 in TX (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.4%/yr); 744 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 175 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,264 (17.8% 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 175 days. Have you received any prior offers? Is the seller open to a 18% 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. Crime grade is F 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?
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: 0.88% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 9.5

CMA / ARV

• ARV (median comp): $251,988
• List price: $235,000
• Delta: -6.74%
• 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
3310 Legends Wild Dr	0.11mi	4/2.0 (+1)	1,575 (0%)	1mo	$244,900	$155	89
3315 Legends Landing Dr	0.16mi	3/2.0	1,563 (-1%)	5mo	$267,000	$171	87
3314 Legends Shadow Dr	0.18mi	3/2.0	1,563 (-1%)	8mo	$249,000	$159	84
3522 Fuller Bluff Dr	0.16mi	3/2.5	1,631 (+4%)	7mo	$249,900	$153	79
29257 Legends Worth Dr	0.36mi	3/2.0	1,659 (+5%)	2mo	$229,000	$138	73
29507 Evergreen Hills Dr	0.17mi	3/2.5	1,431 (-9%)	4mo	$176,000	$123	72
3010 Lockeridge Village Dr	0.57mi	3/2.0	1,560 (-1%)	4mo	$275,000	$176	69
29703 Meridian Hill Dr	0.63mi	3/2.0	1,618 (+3%)	2mo	$262,500	$162	65
29551 N Legends Bend Dr	0.40mi	3/2.5	1,723 (+9%)	0mo	$269,000	$156	64
29118 Raestone St	0.69mi	3/2.0	1,670 (+6%)	1mo	$229,000	$137	57
29107 Binefield St	0.67mi	3/2.0	1,388 (-12%)	2mo	$219,500	$158	47
29118 Loddington St	0.74mi	3/2.0	1,438 (-9%)	7mo	$239,900	$167	45

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 · 1.35% rent growth · sell at horizon

5-year hold

• IRR: -25.6%
• Equity multiple: 0.14×
• Total profit: $-56,310
• Equity at exit: $35,039

10-year hold

• IRR: -29.1%
• Equity multiple: -0.23×
• Total profit: $-81,028
• Equity at exit: $20,319

Cash invested: $65,800 (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 77386

• Home prices YoY: -13.6%
• Rents YoY: 1.4%
• Active inventory: 744
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,057 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$486 /mo · $5,829/yr
• Insurance: −$98
• HOA: −$45
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-236

Break-even live

Break-even rent $2,356

Max offer price $193,264

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-170	+0% $-236	+5% $-303	+10% $-369
Rent	-10% $-399	-5% $-317	+0% $-236	+5% $-155	+10% $-74
Rate	-1.0pp $-118	-0.5pp $-176	base $-236	+0.5pp $-297	+1.0pp $-359

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29311 Legends Hill Dr Spring, TX	3.0	2.0	1768	$1,901	$1.08	0d	1	0.17mi
3543 Garrison Run Dr Spring, TX	3.0	2.0	1400	$1,636	$1.17	25d	1	0.20mi
29635 Evergreen Hills Dr Spring, TX	3.0	2.5	1433	$1,836	$1.28	0d	1	0.29mi
29735 Legends Green Dr Spring, TX	3.0	2.0	2180	$3,300	$1.51	25d	1	0.34mi
29418 Fox River Dr Spring, TX	3.0	2.0	1907	$1,779	$0.93	4d	1	0.51mi
2815 Fox Mountain Dr Spring, TX	3.0	2.0	1556	$1,875	$1.21	5d	1	0.53mi
29726 Sullivan Oaks Dr Spring, TX	3.0	3.0	1410	$1,725	$1.22	45d	1	0.63mi
29307 Atherstone St Spring, TX	3.0	2.0	1764	$1,745	$0.99	23d	1	0.65mi
3506 Cactus Creek Dr Spring, TX	3.0	3.0	2000	$1,950	$0.97	45d	1	0.66mi
2625 Harmony Park Xing Unit 3228 Spring, TX	3.0	2.0	1408	$1,909	$1.36	0d	1	0.82mi
2625 Harmony Park Xing Unit 2658 Spring, TX	3.0	2.0	1408	$1,949	$1.38	11d	1	0.82mi
3640 Harmony Commons Dr Spring, TX	1.0–2.0	1.0–2.0	843	$2,824	$3.35	0d	23	0.87mi
3559 Discovery Creek Blvd Spring, TX	2.0	2.0	1086	$1,305	$1.20	45d	1	0.90mi
3536 Discovery Creek Blvd Spring, TX	2.0	2.0	1086	$1,570	$1.45	45d	1	0.91mi
3530 Discovery Creek Blvd Spring, TX	1.0–3.0	1.0–2.0	1048	$2,018	$1.92	0d	22	0.95mi
2530 Fox River Ln Spring, TX	3.0	2.0	1556	$1,900	$1.22	45d	1	1.00mi
2237 Riley Fuzzel Rd Spring, TX	1.0–3.0	1.0–2.0	1084	$2,435	$2.25	0d	35	1.04mi
4506 Nueces River Loop Spring, TX	3.0	2.0	1110	$1,601	$1.44	20d	1	1.14mi
28325 Birnham Woods Dr Spring, TX	2.0–4.0	2.5–3.5	1397	$2,566	$1.84	0d	14	1.17mi
28328 Birnham Woods Dr Spring, TX	4.0	4.0	1554	$2,495	$1.61	45d	1	1.22mi
3323 Orchid Trace Dr Spring, TX	3.0	2.0	2180	$1,200	$0.55	0d	1	1.39mi
2623 Elm Crossing Trl Spring, TX	3.0	2.0	1794	$1,948	$1.09	21d	1	1.46mi
2519 Elm Crossing Trl Spring, TX	3.0	2.5	2168	$2,200	$1.01	18d	1	1.48mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 6 events

1. 2026-02-13
   price $235,000 227-char remark

   Show marketing remark (227 chars)

   Well maintained single story. Open floorplan with 3 bedrooms and a bonus room that could be used as a study or additional living area. Shopping centers and restaurants nearby. Easy access to 99/Grand Parkway toll road and I45.

2. 2026-01-19
   price $249,500 227-char remark

   Show marketing remark (227 chars)

   Well maintained single story. Open floorplan with 3 bedrooms and a bonus room that could be used as a study or additional living area. Shopping centers and restaurants nearby. Easy access to 99/Grand Parkway toll road and I45.

3. 2025-12-06
   historical $1,800

   Show marketing remark (227 chars)

   Well maintained single story. Open floorplan with 3 bedrooms and a bonus room that could be used as a study or additional living area. Shopping centers and restaurants nearby. Easy access to 99/Grand Parkway toll road and I45.

4. 2025-12-06
   listed $260,000 Active 227-char remark

   Show marketing remark (227 chars)

   Well maintained single story. Open floorplan with 3 bedrooms and a bonus room that could be used as a study or additional living area. Shopping centers and restaurants nearby. Easy access to 99/Grand Parkway toll road and I45.

5. 2025-10-24
   price $1,800
6. 2025-09-09
   listed $2,000

ⓘ 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: $5,829 · $486/mo
• Projected year-2 tax: $5,829 · $486/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 9/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,681
• − Mortgage interest: −$13,164
• − Property taxes: −$5,829
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − HOA: −$540
• − Depreciation: −$6,836
• Taxable loss: −$6,813
• Est. tax savings @ 24.0%: +$1,635
• After-tax cash flow: $-1,200/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: Conroe ISD
• NCES district ID: 4815000
• Math proficiency: 57% ▼ -6.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $71,541
• Composite: 50.65/100
• National rank: #1833
• State rank: #69 of 826 in TX

Livability — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,980
• Household income: $132,469
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 1115.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 58% Hispanic / Latino 22% Two or more races 14% Black 9% Asian 6%
• Hispanic origin (detail): Mexican 11% Cuban 1%
• Common ancestry: Lithuanian 4% Romanian 2% Slovak 2%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -35.74%
• Current HPI: 226.3729
• Rent YoY: ▲ 1.35%
• 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

+11650.0% since first listed

6 events — show timeline

• 2026-02-13 Price Changed $235,000 HARMLS
• 2026-01-19 Price Changed $249,500 HARMLS
• 2025-12-06 Rental Removed $1,800 HARMLS
• 2025-12-06 Listed $260,000 HARMLS
• 2025-10-24 Price Changed $1,800 HARMLS
• 2025-09-09 Listed for Rent $2,000 HARMLS

Property tax history

+3.5%/yr

Latest (2025): $5,829 · -3.1% YoY. Source: county tax records.