22754 Kaelynn St · Woodbranch, TX 77357

$262,314

4 bd · 2.0 ba · 1,610 sqft · SingleFamily · 74 Days on market

Built 2026 Poor condition 5,183 sqft lot $163/sqft · 11% below area Est $293k · 11% under $63/mo HOA · 3% of rent ↓ 7% 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).

• ARV discount +12.2/15.0
• Cash flow +10.3/30.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• DSCR +3.0/10.0
• Schools +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Explore affordable new construction homes in New Caney, TX at The Landing. Benefit from a low tax rate and a cozy small-town ambiance. Perfect for growing families, a variety of floorplans offer up to 4 beds and 3 baths. Immerse yourself in the peaceful rural backdrop located just west of I-69 with everyday essentials close to home. The Landing offers new-construction homes designed to meet your family's needs with modern amenities and a low tax rate. Nestled in a serene setting, these homes provide a laid-back lifestyle without compromising on convenience or quality. Tour The Landing today! Offered By: K. Hovnanian of Houston II, L. L. C. The Leopold offers: Efficient kitchen featuring designer cabinetry & direct access to covered patio. Connected great room & dining area create seamless flow for hosting guests. Pristine owner's suite & ultra spa bath with dual sinks. Convenient bedroom 4 in lieu of home office. Functional laundry room located near secondary bedrooms. Attached 2-car garage for vehicles & storage.

Key facts

• Private owners suite
• Sloped ceilings
• Luxury bath

Tags

• SLOPED CEILINGS
• FUNCTIONAL PENINSULA
• COVERED BACKYARD PATIO
• PRIVATE OWNERS SUITE
• LUXURY BATH
• LARGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $262k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-144 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (16.4% below list).
• Recommended offer: $219k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.5% in Woodbranch — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#646 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• New Caney ISD (suburban): math 31% / reading 32% proficiency, ranked #570 of 826 in TX (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: New Caney H S (math 24% / reading 31%, grade F, #1,183 of 1,632 statewide, top 73%, 2,428 students, 78% FRL) — zoned schools average 78% FRL vs 57% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 986 active listings in the ZIP; 2 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).
• This rent runs 35% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 74 days — a 6% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (6%) 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,181 (16.4% 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 74 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 0.84% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.90
• GRM: 10.0

CMA / ARV

• ARV (median comp): $293,200
• List price: $262,314
• Delta: -10.53%
• 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
18535 Karlynn St	0.00mi	4/2.0	1,610 (0%)	1mo	$273,494	$170	99
22459 Kinley St	0.10mi	4/2.0	1,533 (-5%)	2mo	$264,096	$172	86
18701 Presswood Way Dr	0.27mi	4/2.0	1,557 (-3%)	1mo	$262,040	$168	81
22623 Ellis Way	0.28mi	4/2.0	1,557 (-3%)	2mo	$247,040	$159	80
18463 Landing Mdws	0.29mi	3/2.0 (-1)	1,688 (+5%)	1mo	$264,640	$157	73
18882 Lucas Michael Way	0.14mi	3/2.0 (-1)	1,412 (-12%)	2mo	$252,290	$179	66
22627 Ellis Way Ln	0.28mi	3/2.0 (-1)	1,440 (-11%)	1mo	$232,940	$162	64
18857 Lucas Michael Way	0.14mi	3/2.5 (-1)	1,826 (+13%)	1mo	$272,790	$149	64
18870 Lucas Michael Way	0.14mi	3/2.5 (-1)	1,826 (+13%)	2mo	$272,540	$149	63
22619 Ellis Way Ln	0.28mi	3/2.0 (-1)	1,405 (-13%)	1mo	$251,540	$179	60
22610 Ellis Way Ln	0.29mi	3/2.0 (-1)	1,405 (-13%)	2mo	$239,690	$171	58
22826 Skip St	0.33mi	3/2.5 (-1)	1,826 (+13%)	0mo	$247,990	$136	55

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.22×
• Total profit: $-57,609
• Equity at exit: $39,112

10-year hold

• IRR: -28.7%
• Equity multiple: -0.16×
• Total profit: $-84,934
• Equity at exit: $22,680

Cash invested: $73,448 (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 77357

• Home prices YoY: -24.7%
• Rents YoY: 0.2%
• Active inventory: 986
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,192 medium
• Mortgage (P&I): −$1,376
• Tax est. 1.5%: −$328 /mo · $3,935/yr
• Insurance: −$109
• HOA: −$63
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-144

Break-even live

Break-even rent $2,374

Max offer price $241,439

Occupancy floor —

Sensitivity live

Price	-10% $37	-5% $-54	+0% $-144	+5% $-235	+10% $-326
Rent	-10% $-317	-5% $-231	+0% $-144	+5% $-58	+10% $29
Rate	-1.0pp $-12	-0.5pp $-78	base $-144	+0.5pp $-212	+1.0pp $-281

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: $65,578
• Closing costs: $7,869
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21504 Mexican John Rd New Caney, TX	3.0	2.0	1216	$1,500	$1.23	45d	1	0.33mi
18036 Trepito Ave New Caney, TX	4.0	2.0	1760	$1,950	$1.11	0d	1	1.35mi

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 24 events

1. 2026-06-21
   days on market $262,314 Active 74 DOM
2. 2026-06-18
   days on market $262,314 Active 71 DOM
3. 2026-06-17
   days on market $262,314 Active 70 DOM
4. 2026-06-16
   days on market $262,314 Active 69 DOM
5. 2026-06-15
   days on market $262,314 Active 68 DOM
6. 2026-06-13
   days on market $262,314 Active 66 DOM
7. 2026-06-10
   pricedays on market $262,314 Active 62 DOM
8. 2026-06-08
   days on market $261,314 Active 61 DOM
9. 2026-06-07
   days on market $261,314 Active 60 DOM
10. 2026-06-04
    pricedays on market $261,314 Active 57 DOM
11. 2026-06-03
    days on market $259,314 Active 56 DOM
12. 2026-06-02
    days on market $259,314 Active 55 DOM
13. 2026-06-01
    days on market $259,314 Active 54 DOM
14. 2026-05-31
    days on market $259,314 Active 53 DOM
15. 2026-05-16
    price $260,314 1054-char remark

    Show marketing remark (1054 chars)

    Explore affordable new construction homes in New Caney, TX at The Landing. Benefit from a low tax rate and a cozy small-town ambiance. Perfect for growing families, a variety of floorplans offer up to 4 beds and 3 baths. Immerse yourself in the peaceful rural backdrop located just west of I-69 with everyday essentials close to home. The Landing offers new-construction homes designed to meet your family's needs with modern amenities and a low tax rate. Nestled in a serene setting, these homes provide a laid-back lifestyle without compromising on convenience or quality. Tour The Landing today! Offered By: K. Hovnanian of Houston II, L. L. C. The Leopold offers: Efficient kitchen featuring designer cabinetry & direct access to covered patio. Connected great room & dining area create seamless flow for hosting guests. Pristine owner's suite & ultra spa bath with dual sinks. Convenient bedroom 4 in lieu of home office. Functional laundry room located near secondary bedrooms. Attached 2-car garage for vehicles & storage.

16. 2026-05-15
    price $260,314 981-char remark

    Show marketing remark (981 chars)

    Welcome to the Leopold, a thoughtfully designed one-story home featuring 4 bedrooms, 2 baths, and a 2-car garage. The foyer opens into a grand living area where sloped ceilings create an immediate sense of scale and light. The kitchen is both stylish and practical, boasting grey cabinetry and a functional peninsula with a lowered bar top for casual dining. Your private owner’s suite serves as a serene escape, featuring its own sloped ceiling and a luxury bath with double sinks, a spacious shower and a large walk-in closet. With versatile secondary bedrooms and a covered backyard patio, this home is perfectly built for both relaxation and entertaining. The Landing is a quaint community in New Caney away from the city hassle, but close to it all. Just a quick drive to Valley Ranch Town Center. Enjoy the small town feel with easy access to FM 1485, I-69, and 99 Grand Parkway. Must see! You'll love living in The Landing! Offered by: K. Hovnanian of Houston II, LLC.

17. 2026-05-08
    price $266,314 1054-char remark

    Show marketing remark (981 chars)

    Welcome to the Leopold, a thoughtfully designed one-story home featuring 4 bedrooms, 2 baths, and a 2-car garage. The foyer opens into a grand living area where sloped ceilings create an immediate sense of scale and light. The kitchen is both stylish and practical, boasting grey cabinetry and a functional peninsula with a lowered bar top for casual dining. Your private owner’s suite serves as a serene escape, featuring its own sloped ceiling and a luxury bath with double sinks, a spacious shower and a large walk-in closet. With versatile secondary bedrooms and a covered backyard patio, this home is perfectly built for both relaxation and entertaining. The Landing is a quaint community in New Caney away from the city hassle, but close to it all. Just a quick drive to Valley Ranch Town Center. Enjoy the small town feel with easy access to FM 1485, I-69, and 99 Grand Parkway. Must see! You'll love living in The Landing! Offered by: K. Hovnanian of Houston II, LLC.

18. 2026-05-08
    price $266,314 981-char remark

    Show marketing remark (981 chars)

    Welcome to the Leopold, a thoughtfully designed one-story home featuring 4 bedrooms, 2 baths, and a 2-car garage. The foyer opens into a grand living area where sloped ceilings create an immediate sense of scale and light. The kitchen is both stylish and practical, boasting grey cabinetry and a functional peninsula with a lowered bar top for casual dining. Your private owner’s suite serves as a serene escape, featuring its own sloped ceiling and a luxury bath with double sinks, a spacious shower and a large walk-in closet. With versatile secondary bedrooms and a covered backyard patio, this home is perfectly built for both relaxation and entertaining. The Landing is a quaint community in New Caney away from the city hassle, but close to it all. Just a quick drive to Valley Ranch Town Center. Enjoy the small town feel with easy access to FM 1485, I-69, and 99 Grand Parkway. Must see! You'll love living in The Landing! Offered by: K. Hovnanian of Houston II, LLC.

19. 2026-05-01
    price $271,314 1054-char remark

    Show marketing remark (1054 chars)

    Explore affordable new construction homes in New Caney, TX at The Landing. Benefit from a low tax rate and a cozy small-town ambiance. Perfect for growing families, a variety of floorplans offer up to 4 beds and 3 baths. Immerse yourself in the peaceful rural backdrop located just west of I-69 with everyday essentials close to home. The Landing offers new-construction homes designed to meet your family's needs with modern amenities and a low tax rate. Nestled in a serene setting, these homes provide a laid-back lifestyle without compromising on convenience or quality. Tour The Landing today! Offered By: K. Hovnanian of Houston II, L. L. C. The Leopold offers: Efficient kitchen featuring designer cabinetry & direct access to covered patio. Connected great room & dining area create seamless flow for hosting guests. Pristine owner's suite & ultra spa bath with dual sinks. Convenient bedroom 4 in lieu of home office. Functional laundry room located near secondary bedrooms. Attached 2-car garage for vehicles & storage.

20. 2026-04-29
    price $271,314 981-char remark

    Show marketing remark (981 chars)

    Welcome to the Leopold, a thoughtfully designed one-story home featuring 4 bedrooms, 2 baths, and a 2-car garage. The foyer opens into a grand living area where sloped ceilings create an immediate sense of scale and light. The kitchen is both stylish and practical, boasting grey cabinetry and a functional peninsula with a lowered bar top for casual dining. Your private owner’s suite serves as a serene escape, featuring its own sloped ceiling and a luxury bath with double sinks, a spacious shower and a large walk-in closet. With versatile secondary bedrooms and a covered backyard patio, this home is perfectly built for both relaxation and entertaining. The Landing is a quaint community in New Caney away from the city hassle, but close to it all. Just a quick drive to Valley Ranch Town Center. Enjoy the small town feel with easy access to FM 1485, I-69, and 99 Grand Parkway. Must see! You'll love living in The Landing! Offered by: K. Hovnanian of Houston II, LLC.

21. 2026-04-24
    price $273,314 1054-char remark

    Show marketing remark (1054 chars)

    Explore affordable new construction homes in New Caney, TX at The Landing. Benefit from a low tax rate and a cozy small-town ambiance. Perfect for growing families, a variety of floorplans offer up to 4 beds and 3 baths. Immerse yourself in the peaceful rural backdrop located just west of I-69 with everyday essentials close to home. The Landing offers new-construction homes designed to meet your family's needs with modern amenities and a low tax rate. Nestled in a serene setting, these homes provide a laid-back lifestyle without compromising on convenience or quality. Tour The Landing today! Offered By: K. Hovnanian of Houston II, L. L. C. The Leopold offers: Efficient kitchen featuring designer cabinetry & direct access to covered patio. Connected great room & dining area create seamless flow for hosting guests. Pristine owner's suite & ultra spa bath with dual sinks. Convenient bedroom 4 in lieu of home office. Functional laundry room located near secondary bedrooms. Attached 2-car garage for vehicles & storage.

22. 2026-04-23
    price $273,314 981-char remark

    Show marketing remark (981 chars)

    Welcome to the Leopold, a thoughtfully designed one-story home featuring 4 bedrooms, 2 baths, and a 2-car garage. The foyer opens into a grand living area where sloped ceilings create an immediate sense of scale and light. The kitchen is both stylish and practical, boasting grey cabinetry and a functional peninsula with a lowered bar top for casual dining. Your private owner’s suite serves as a serene escape, featuring its own sloped ceiling and a luxury bath with double sinks, a spacious shower and a large walk-in closet. With versatile secondary bedrooms and a covered backyard patio, this home is perfectly built for both relaxation and entertaining. The Landing is a quaint community in New Caney away from the city hassle, but close to it all. Just a quick drive to Valley Ranch Town Center. Enjoy the small town feel with easy access to FM 1485, I-69, and 99 Grand Parkway. Must see! You'll love living in The Landing! Offered by: K. Hovnanian of Houston II, LLC.

23. 2026-04-08
    listed $279,644 Active 981-char remark

    Show marketing remark (981 chars)

    Welcome to the Leopold, a thoughtfully designed one-story home featuring 4 bedrooms, 2 baths, and a 2-car garage. The foyer opens into a grand living area where sloped ceilings create an immediate sense of scale and light. The kitchen is both stylish and practical, boasting grey cabinetry and a functional peninsula with a lowered bar top for casual dining. Your private owner’s suite serves as a serene escape, featuring its own sloped ceiling and a luxury bath with double sinks, a spacious shower and a large walk-in closet. With versatile secondary bedrooms and a covered backyard patio, this home is perfectly built for both relaxation and entertaining. The Landing is a quaint community in New Caney away from the city hassle, but close to it all. Just a quick drive to Valley Ranch Town Center. Enjoy the small town feel with easy access to FM 1485, I-69, and 99 Grand Parkway. Must see! You'll love living in The Landing! Offered by: K. Hovnanian of Houston II, LLC.

24. 2026-03-13
    listed $279,644 Active 1054-char remark

    Show marketing remark (1054 chars)

    Explore affordable new construction homes in New Caney, TX at The Landing. Benefit from a low tax rate and a cozy small-town ambiance. Perfect for growing families, a variety of floorplans offer up to 4 beds and 3 baths. Immerse yourself in the peaceful rural backdrop located just west of I-69 with everyday essentials close to home. The Landing offers new-construction homes designed to meet your family's needs with modern amenities and a low tax rate. Nestled in a serene setting, these homes provide a laid-back lifestyle without compromising on convenience or quality. Tour The Landing today! Offered By: K. Hovnanian of Houston II, L. L. C. The Leopold offers: Efficient kitchen featuring designer cabinetry & direct access to covered patio. Connected great room & dining area create seamless flow for hosting guests. Pristine owner's suite & ultra spa bath with dual sinks. Convenient bedroom 4 in lieu of home office. Functional laundry room located near secondary bedrooms. Attached 2-car garage for vehicles & storage.

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

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 · 22 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: $26,302
• − Mortgage interest: −$14,694
• − Property taxes: −$3,935
• − Insurance: −$1,312
• − Repairs & maintenance: −$2,104
• − Management: −$2,104
• − HOA: −$756
• − Depreciation: −$7,631
• Taxable loss: −$6,233
• Est. tax savings @ 24.0%: +$1,496
• After-tax cash flow: $-235/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 · 1 photo

Poor 20/100 Extensive rehab

This home requires extensive renovation and repairs, including a complete exterior overhaul, kitchen and bathroom updates, HVAC and mechanical upgrades, and landscaping improvements. Significant investment is needed to bring it up to a marketable condition.

Repairs flagged

• Major kitchen cabinets — No photos of the kitchen
• Major bathroom fixtures — No photos of the bathrooms
• Major roof — No photos of the roof
• Major exterior siding — No photos of the exterior
• Major flooring — No photos of the flooring
• Major interior walls/paint — No photos of the interior walls/paint
• Major windows — No photos of the windows
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals
• Major landscaping — No photos of the landscaping/curb appeal

Value-add opportunities

• Both extensive exterior renovation — A fresh exterior will attract buyers and renters alike.
• Both kitchen and bathroom updates — Modernizing these spaces will appeal to a broader audience.
• Both HVAC and mechanical upgrades — A reliable HVAC system and updated mechanicals will attract both buyers and renters.
• Both landscaping and curb appeal improvements — A well-maintained exterior will enhance the home's curb appeal and attract more interest.
• Both interior paint and minor repairs — Fresh paint and minor repairs will make the interior more inviting and attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · No photos of the kitchen	Major	$15,000–50,000
bathroom fixtures · No photos of the bathrooms	Major	$15,000–50,000
roof · No photos of the roof	Major	$15,000–50,000
exterior siding · No photos of the exterior	Major	$15,000–50,000
flooring · No photos of the flooring	Major	$15,000–50,000
interior walls/paint · No photos of the interior walls/paint	Major	$15,000–50,000
windows · No photos of the windows	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC/mechanicals	Major	$15,000–50,000
landscaping · No photos of the landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both extensive exterior renovation — A fresh exterior will attract buyers and renters alike. ↑
• Both kitchen and bathroom updates — Modernizing these spaces will appeal to a broader audience. ↑
• Both HVAC and mechanical upgrades — A reliable HVAC system and updated mechanicals will attract both buyers and renters. ↑
• Both landscaping and curb appeal improvements — A well-maintained exterior will enhance the home's curb appeal and attract more interest. ↑
• Both interior paint and minor repairs — Fresh paint and minor repairs will make the interior more inviting and attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: New Caney ISD
• NCES district ID: 4832400
• Math proficiency: 31% ▼ -16.00%
• Reading proficiency: 32% ▼ -6.00%
• Median HH income: $55,380
• Composite: 27.97/100
• National rank: #6857
• State rank: #570 of 826 in TX

Livability — Woodbranch

• Score: 66/100
• State rank: #646
• US rank: #12243

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B+ 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
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 37,592
• Household income: $76,050
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 487.0

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 0.56)
• Race & ethnicity: Hispanic / Latino 49% White 45% Two or more races 31% Black 3%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: Lithuanian 2% Romanian 1% Iranian 1%
• Foreign-born: 23% · Canada, Jamaica
• Languages at home: 58% English-only · Spanish 40% Other Indo-European 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: ▼ -87.71%
• Current HPI: 266.8315
• Rent YoY: ▲ 0.21%
• 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

-6.9% since first listed

10 events — show timeline

• 2026-05-16 Price Changed $260,314 Zillow
• 2026-05-15 Price Changed $260,314 HARMLS
• 2026-05-08 Price Changed $266,314 Zillow
• 2026-05-08 Price Changed $266,314 HARMLS
• 2026-05-01 Price Changed $271,314 Zillow
• 2026-04-29 Price Changed $271,314 HARMLS
• 2026-04-24 Price Changed $273,314 Zillow
• 2026-04-23 Price Changed $273,314 HARMLS
• 2026-04-08 Listed $279,644 HARMLS
• 2026-03-13 Listed $279,644 Zillow