606 Amber Falls Dr · Montgomery, TX 77356

$269,480

4 bd · 3.0 ba · 2,353 sqft · Land · 32 Days on market

Built 2025 $83/mo HOA · 4% of rent ↓ 20% 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 +15.3/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +4.7/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

New construction by Centex in Montgomery Bend! The Monroe plan offers 4 bedrooms and 3 full baths with an open-concept layout ideal for modern living. The main floor includes a secondary bedroom and full bath, perfect for guests. The spacious gathering room connects to the island kitchen featuring stainless steel appliances and a walk-in pantry. Upstairs boasts a large game room, private primary suite with a focal accent wall, double sinks, and ample closet space, plus two additional bedrooms. Ceiling fans add comfort throughout. Enjoy an amenity-rich community with pool, park, walking trails, and recreational areas.

Key facts

• Double sinks
• Island kitchen
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• ISLAND KITCHEN
• WALK-IN PANTRY
• LARGE GAME ROOM
• PRIVATE PRIMARY SUITE
• DOUBLE SINKS

Property features AI

Other

• Green features: Radiant attic barrier; Energy-efficient appliances; Insulation and efficient lighting; Energy-efficient roof and windows; Programmable thermostat; Efficient water heater
• Lot information: Concrete road access; Lot dimensions approximately 45 x 132
• Pool information: Association pool
• Documents & disclosures: Municipal Utility District disclosure

Finance

• HOA & community: Association managed by Inframark; Community amenities include pool, playground, park and picnic area; Annual association fee of $1,000 covering recreation facilities

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; New construction (2025); Faces west; Slab foundation
• Construction: Brick, stone, and wood siding exterior; Composition roof; Built by Centex Homes
• Exterior features: Fence (back yard); Subdivision setting; Association pool

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Microwave; ENERGY STAR qualified appliances
• Bedrooms: Up to 4 bedrooms
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning; Energy-efficient HVAC features
• Interior features: Granite counters; Kitchen/family room combo; Pantry; Self-closing cabinet doors and drawers; Tub with shower; Window treatments; Programmable thermostat; Low emissivity windows; Ventilation for improved indoor air quality
• Laundry & utility: Washer hookup; Electric dryer hookup; Tankless water heater

🏗️ New construction. The $269,480 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $280,102.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $269k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (13.0% below list).
• Recommended offer: $234k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.0% in Montgomery — 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 70/100 on livability (#372 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, 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: Montgomery El (math 50% / reading 50%, grade D+, #849 of 4,322 statewide, top 20%, 595 students, 45% 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).
• Market conditions: Rents falling (-3.3%/yr); 1056 active listings in the ZIP; 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 32 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $234,444 (13.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (median comp): $280,102
• List price: $269,480
• Delta: -3.79%
• 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: -16.9%
• Equity multiple: 0.42×
• Total profit: $-45,685
• Equity at exit: $41,764

10-year hold

• IRR: -14.8%
• Equity multiple: 0.26×
• Total profit: $-58,091
• Equity at exit: $24,218

Cash invested: $78,429 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,344 medium
• Mortgage (P&I): −$1,469
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$117
• HOA: −$83
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $104

Break-even live

Break-even rent $2,212

Max offer price $280,102

Occupancy floor 91%

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: $70,025
• Closing costs: $8,403
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-07
   status $269,480 Pending 32 DOM
2. 2026-06-04
   days on market $269,480 Active 32 DOM
3. 2026-06-03
   days on market $269,480 Active 31 DOM
4. 2026-06-02
   days on market $269,480 Active 30 DOM
5. 2026-06-01
   days on market $269,480 Active 29 DOM
6. 2026-05-31
   days on market $269,480 Active 28 DOM
7. 2026-05-09
   price $274,480 25-char remark
8. 2026-05-07
   price $274,480 624-char remark
9. 2026-05-03
   listed $279,770 Active 624-char remark
10. 2026-05-03
    historical
11. 2026-04-27
    price $279,770 25-char remark
12. 2026-04-24
    price $279,770
13. 2026-04-22
    price $296,480 25-char remark
14. 2026-04-12
    price $290,870
15. 2026-04-06
    price $297,770 25-char remark
16. 2026-03-27
    price $296,020 25-char remark
17. 2026-03-26
    price $296,020
18. 2026-03-18
    listed $309,210 Active 25-char remark
19. 2026-03-05
    listed $309,210 Active
20. 2026-03-03
    historical
21. 2026-01-09
    listed $309,210 Active
22. 2026-01-08
    historical
23. 2025-10-19
    price $309,210
24. 2025-08-05
    price $320,700
25. 2025-08-03
    listed $335,700 Active

ⓘ 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: $948 · $79/mo
• Projected year-2 tax: $4,931 · $411/mo
• Expected delta: +$3,983/yr (+$332/mo · 420.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,133
• − Mortgage interest: −$15,690
• − Property taxes: −$948
• − Insurance: −$1,401
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − HOA: −$996
• − Depreciation: −$8,148
• Taxable loss: −$3,551
• Est. tax savings @ 24.0%: +$852
• After-tax cash flow: $2,106/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 — Montgomery

• Score: 70/100
• State rank: #372
• US rank: #7894

Category grades

Amenities F Commute F Cost of living C Crime A+ Employment A+ 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: 67,277
• 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

-19.7% since first listed

15 events — show timeline

• 2026-06-04 Pending — HARMLS
• 2026-05-21 Price Changed $269,480 HARMLS
• 2026-05-07 Price Changed $274,480 HARMLS
• 2026-05-03 Listing Removed — HARMLS
• 2026-05-03 Listed $279,770 HARMLS
• 2026-04-24 Price Changed $279,770 HARMLS
• 2026-04-12 Price Changed $290,870 HARMLS
• 2026-03-26 Price Changed $296,020 HARMLS
• 2026-03-05 Listed $309,210 HARMLS
• 2026-03-03 Listing Removed — HARMLS
• 2026-01-09 Listed $309,210 HARMLS
• 2026-01-08 Listing Removed — HARMLS
• 2025-10-19 Price Changed $309,210 HARMLS
• 2025-08-05 Price Changed $320,700 HARMLS
• 2025-08-03 Listed $335,700 HARMLS