114 Courageous Side Way · The Woodlands, TX 77354

$250,000

3 bd · 2.5 ba · 1,544 sqft · SingleFamily public records · 17 Days on market

Built 2019 6,194 sqft lot Est $261k · at est. $62/mo HOA · 3% 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).

• Appreciation +10.0/10.0
• ARV discount +9.4/15.0
• Cash flow +6.0/30.0
• Livability +4.5/5.0
• Schools +3.9/10.0
• 1% rule +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0

Key facts

• 6,194 sq ft lot
• 2 garage spots
• Built 2019

Property features AI

Finance

• HOA & community: Association: Inframark; Annual association fee of $748

Exterior

• Parking: Attached garage; 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Faces northeast; Full ownership; Slab foundation; Built in 2019
• Construction: Brick and cement siding exterior; Composition roof
• Exterior features: Covered patio; Deck; Fence (back yard); Porch; Patio; Private yard; Subdivision setting; Concrete road access

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: Primary bedroom (first level) — 12x12; Bedroom (first level) — 10x14; Bedroom (first level) — 10x11
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Gas cooling; Programmable thermostat
• Interior features: Breakfast bar; Granite counters; Kitchen island; Kitchen/family room combo; Pantry; Soaking tub; Separate shower; Tub/shower; Vanity; Ceiling fans; Programmable thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup; Utility room (first level)

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-476 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (33.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (17.8% below list).
• Recommended offer: $166k (33.7% below list) — sets the bar for cash-flow.
• Cap rate 4.0% vs local median 2.3% in The Woodlands — 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 91/100 on livability (#1 in TX, #47 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living D-.
• 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: Tom R Ellisor El (math 44% / reading 44%, grade F, #1,243 of 4,322 statewide, top 29%, 492 students, 40% 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 36% FRL track the district average.
• Market conditions: Rents flat; 1622 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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

• In year one you build about $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,856 (33.7% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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?
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: 0.82% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.17%
• DSCR: 0.64
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $260,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 Courageous Side Way	0.12mi	3/2.0	1,477 (-4%)	3mo	$235,000	$159	83
8410 Sweet Cherry Ln	0.23mi	3/2.0	1,500 (-3%)	1mo	$285,000	$190	82
175 Courageous Side Way	0.14mi	4/2.5 (+1)	1,666 (+8%)	1mo	$279,900	$168	74
209 Valiant Ridge Trl	0.29mi	3/2.5	1,678 (+9%)	2mo	$284,900	$170	70
20 Courageous Side Way	0.26mi	3/2.5	1,708 (+11%)	1mo	$288,990	$169	69
203 Brazen Forest Trl	0.35mi	3/2.5	1,678 (+9%)	2mo	$279,900	$167	68
294 Brazen Forest Trl	0.32mi	3/2.5	1,678 (+9%)	5mo	$274,900	$164	66
150 Valiant Ridge Trl	0.18mi	3/2.5	1,760 (+14%)	3mo	$309,900	$176	66
282 Brazen Forest Trl	0.34mi	3/2.5	1,678 (+9%)	5mo	$269,900	$161	66
8026 Peppercorn St	0.19mi	3/2.0	1,752 (+14%)	2mo	$265,000	$151	65
7745 Bergamot Cir	0.62mi	3/2.5	1,678 (+9%)	1mo	$284,900	$170	56
7823 Bergamot Cir	0.63mi	3/2.5	1,678 (+9%)	1mo	$284,900	$170	56

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: 17.7%
• Equity multiple: 2.44×
• Total profit: $100,681
• Equity at exit: $225,220

10-year hold

• IRR: 16.1%
• Equity multiple: 5.44×
• Total profit: $311,066
• Equity at exit: $485,695

Cash invested: $70,000 (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 77354

• Home prices YoY: 2.4%
• Rents YoY: 0.3%
• Active inventory: 1622
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,055 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$623 /mo · $7,474/yr
• Insurance: −$104
• HOA: −$62
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-476

Break-even live

Break-even rent $2,658

Max offer price $165,856

Occupancy floor —

Sensitivity live

Price	-10% $-335	-5% $-406	+0% $-476	+5% $-547	+10% $-618
Rent	-10% $-639	-5% $-558	+0% $-476	+5% $-395	+10% $-314
Rate	-1.0pp $-350	-0.5pp $-413	base $-476	+0.5pp $-541	+1.0pp $-607

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260 Gallant Front Ln Magnolia, TX	3.0	2.0	1410	$1,975	$1.40	26d	1	0.05mi
260 Gallant Front Ln Magnolia, TX	3.0	2.0	1410	$2,000	$1.42	45d	1	0.05mi
131 Valiant Ridge Trl Magnolia, TX	4.0	2.0	1840	$2,280	$1.24	0d	1	0.18mi
139 Valiant Ridge Trl Magnolia, TX	3.0	2.0	1511	$1,846	$1.22	14d	1	0.19mi
7910 Alset Dr Magnolia, TX	4.0	3.0	1897	$2,320	$1.22	45d	1	0.36mi
9396 Woodlands Pkwy Unit EASR Spring, TX	2.0	2.0	1259	$1,649	$1.31	14d	1	1.12mi
9396 Woodlands Pkwy Unit EASR Spring, TX	2.0	2.0	1259	$1,649	$1.31	26d	1	1.12mi
29980 Farm to Market Road 2978 Unit 2162 Magnolia, TX	2.0	2.0	1177	$1,883	$1.60	7d	1	1.28mi
29980 Farm to Market Road 2978 Unit 2228 Magnolia, TX	2.0	2.0	1177	$1,867	$1.59	0d	1	1.28mi
29980 Farm to Market Road 2978 Unit 3228 Magnolia, TX	3.0	2.0	1578	$2,320	$1.47	0d	1	1.28mi
29980 Farm to Market Road 2978 Unit 2047 Magnolia, TX	2.0	2.0	1177	$1,918	$1.63	13d	1	1.31mi
29980 Farm to Market Road 2978 Unit 3047 Magnolia, TX	3.0	2.0	1578	$2,371	$1.50	13d	1	1.31mi
30000 FM 2978 Rd Magnolia, TX	1.0–4.0	1.0–4.0	1175	$1,768	$1.50	0d	47	1.35mi
29980 Farm to Market Road 2978 Unit 30013 Magnolia, TX	3.0	2.0	1578	$2,360	$1.50	12d	1	1.35mi
29980 Farm to Market Road 2978 Unit 30017 Magnolia, TX	2.0	2.0	1177	$1,907	$1.62	12d	1	1.35mi
3 Peachridge Pl Unit 1 Spring, TX	3.0	2.5	1657	$1,950	$1.18	22d	1	1.45mi
30006 Farm to Market Road 2978 Magnolia, TX	2.0	1.0	1088	$1,766	$1.62	45d	1	1.47mi

HOA detail

• Monthly dues: $62 · $744/yr

Listing history 9 events

1. 2026-06-21
   days on market $250,000 Active 17 DOM
2. 2026-06-18
   days on market $250,000 Active 14 DOM
3. 2026-06-17
   days on market $250,000 Active 13 DOM
4. 2026-06-16
   days on market $250,000 Active 12 DOM
5. 2026-06-15
   days on market $250,000 Active 11 DOM
6. 2026-06-13
   days on market $250,000 Active 9 DOM
7. 2026-06-09
   days on market $250,000 Active 5 DOM
8. 2026-06-08
   days on market $250,000 Active 4 DOM
9. 2026-06-07
   listed $250,000 Active 3 DOM

ⓘ 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: $7,474 · $623/mo
• Projected year-2 tax: $7,474 · $623/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 · 23 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: $24,664
• − Mortgage interest: −$14,004
• − Property taxes: −$7,474
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − HOA: −$744
• − Depreciation: −$7,273
• Taxable loss: −$10,027
• Est. tax savings @ 24.0%: +$2,406
• After-tax cash flow: $-3,309/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: 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 — The Woodlands

• Score: 91/100
• State rank: #1
• US rank: #47

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• City population: 106,505
• 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

+18.6% since first listed

15 events — show timeline

• 2026-06-04 Listed $250,000 HARMLS
• 2025-05-29 Rental Removed $1,849 HARMLS
• 2025-05-19 Listed for Rent $1,849 HARMLS
• 2025-05-01 Rental Removed $1,905 RENT.
• 2025-04-23 Price Changed $1,905 RENT.
• 2025-04-18 Price Changed $1,925 RENT.
• 2025-04-11 Price Changed $1,999 RENT.
• 2025-04-04 Price Changed $2,049 RENT.
• 2025-03-27 Price Changed $2,099 RENT.
• 2025-02-14 Listed for Rent $2,249 RENT.
• 2020-01-10 Listing Removed — HARMLS
• 2019-09-29 Price Changed $209,990 HARMLS
• 2019-08-03 Listed $210,830 HARMLS
• 2019-08-02 Listing Removed — HARMLS
• 2019-06-17 Listed $210,830 HARMLS

Property tax history

+33.5%/yr

Latest (2025): $7,474 · -8.1% YoY. Source: county tax records.