Iva II G Plan · Magnolia, TX 77354

$239,990

3 bd · 2.0 ba · 1,242 sqft · SingleFamily · 773 Days on market

Good condition ↓ 3% 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).

• Appreciation +10.0/10.0
• Cash flow +9.6/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.6/5.0

Listing remarks MLS

The Iva II G Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 3 spacious bedrooms and 2 full bathrooms across 1,242 square feet, this layout provides the ideal space for growing families and those who love to entertain. Exterior features include elegant brick siding, a covered rear patio perfect for outdoor relaxation, and a two-car garage. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen and living areas, a walk-in pantry for ample storage, and a convenient boot bench in the mudroom. The master suite is a private retreat, complete with a double vanity, separate walk-in shower, and large walk-in closet. Thoughtfully designed for everyday functionality and long-term value, the Iva II G combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

Key facts

• 2 garage spots
• Listed 772 days

Tags

• RENOWNED FOR JOB GROWTH
• COMMITMENT TO EDUCATION
• WEALTH OF CULTURAL EXPERIENCES

🏗️ New construction. The $239,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $263,099.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (13.5% below list).
• Recommended offer: $208k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.4% in Magnolia — 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 73/100 on livability (#222 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute 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.
• Market conditions: Rents flat; 1621 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $28k of equity ($2k loan paydown + $26k 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 773 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Recommended offer $207,614 (13.5% 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 773 days. Have you received any prior offers? Is the seller open to a 13% 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 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?
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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $263,099
• List price: $239,990
• Delta: -8.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12963 Daniel Springs Ln	0.12mi	3/2.0	1,242 (0%)	3mo	$256,990	$207	92
40700 Pessi Rd	0.21mi	3/2.0	1,240 (-0%)	6mo	$239,990	$194	85
12819 Hannah Springs Ln	0.14mi	3/2.0	1,242 (0%)	15mo	$239,999	$193	81
40688 Pessi Rd	0.20mi	3/2.0	1,242 (0%)	11mo	$234,990	$189	81
12870 Hannah Springs Ln	0.08mi	3/2.0	1,395 (+12%)	18mo	$237,990	$171	60
40773 Mostyn Lake Dr	0.22mi	3/2.0	1,395 (+12%)	13mo	$219,990	$158	58
12850 Hannah Springs Ln	0.10mi	3/2.0	1,395 (+12%)	20mo	$239,990	$172	58

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: 21.4%
• Equity multiple: 2.72×
• Total profit: $126,528
• Equity at exit: $237,020

10-year hold

• IRR: 18.8%
• Equity multiple: 6.05×
• Total profit: $371,689
• Equity at exit: $511,143

Cash invested: $73,668 (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: 1621
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,076 medium
• Mortgage (P&I): −$1,380
• Tax est. 1.5%: −$329 /mo · $3,946/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-178

Break-even live

Break-even rent $2,302

Max offer price $237,332

Occupancy floor —

Sensitivity live

Price	-10% $4	-5% $-87	+0% $-178	+5% $-269	+10% $-360
Rent	-10% $-342	-5% $-260	+0% $-178	+5% $-96	+10% $-14
Rate	-1.0pp $-46	-0.5pp $-111	base $-178	+0.5pp $-246	+1.0pp $-316

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: $65,775
• Closing costs: $7,893
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40700 Pessi Rd Magnolia, TX	3.0	2.0	1240	$2,100	$1.69	44d	1	0.21mi
4255 Magnolia Village Dr Unit 2228 Magnolia, TX	2.0	2.0	1131	$1,792	$1.58	3d	1	1.18mi
4255 Magnolia Village Dr Unit 4292 Magnolia, TX	2.0	2.0	1131	$1,824	$1.61	11d	1	1.18mi
4225 Magnolia Village Dr Magnolia, TX	1.0–2.0	1.0–2.0	994	$1,992	$2.00	2d	31	1.23mi

Listing history 19 events

1. 2026-06-21
   days on market $239,990 Active 773 DOM
2. 2026-06-18
   days on market $239,990 Active 770 DOM
3. 2026-06-17
   days on market $239,990 Active 769 DOM
4. 2026-06-16
   days on market $239,990 Active 768 DOM
5. 2026-06-15
   days on market $239,990 Active 767 DOM
6. 2026-06-13
   days on market $239,990 Active 765 DOM
7. 2026-06-09
   days on market $239,990 Active 761 DOM
8. 2026-06-08
   days on market $239,990 Active 760 DOM
9. 2026-06-07
   days on market $239,990 Active 759 DOM
10. 2026-06-04
    days on market $239,990 Active 756 DOM
11. 2026-06-03
    days on market $239,990 Active 755 DOM
12. 2026-06-02
    days on market $239,990 Active 754 DOM
13. 2026-06-01
    days on market $239,990 Active 753 DOM
14. 2026-05-31
    days on market $239,990 Active 752 DOM
15. 2026-01-29
    price $239,990 925-char remark

    Show marketing remark (925 chars)

    The Iva II G Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 3 spacious bedrooms and 2 full bathrooms across 1,242 square feet, this layout provides the ideal space for growing families and those who love to entertain. Exterior features include elegant brick siding, a covered rear patio perfect for outdoor relaxation, and a two-car garage. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen and living areas, a walk-in pantry for ample storage, and a convenient boot bench in the mudroom. The master suite is a private retreat, complete with a double vanity, separate walk-in shower, and large walk-in closet. Thoughtfully designed for everyday functionality and long-term value, the Iva II G combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

16. 2025-01-02
    price $256,990 925-char remark

    Show marketing remark (925 chars)

    The Iva II G Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 3 spacious bedrooms and 2 full bathrooms across 1,242 square feet, this layout provides the ideal space for growing families and those who love to entertain. Exterior features include elegant brick siding, a covered rear patio perfect for outdoor relaxation, and a two-car garage. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen and living areas, a walk-in pantry for ample storage, and a convenient boot bench in the mudroom. The master suite is a private retreat, complete with a double vanity, separate walk-in shower, and large walk-in closet. Thoughtfully designed for everyday functionality and long-term value, the Iva II G combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

17. 2024-12-02
    price $253,990 925-char remark

    Show marketing remark (925 chars)

    The Iva II G Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 3 spacious bedrooms and 2 full bathrooms across 1,242 square feet, this layout provides the ideal space for growing families and those who love to entertain. Exterior features include elegant brick siding, a covered rear patio perfect for outdoor relaxation, and a two-car garage. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen and living areas, a walk-in pantry for ample storage, and a convenient boot bench in the mudroom. The master suite is a private retreat, complete with a double vanity, separate walk-in shower, and large walk-in closet. Thoughtfully designed for everyday functionality and long-term value, the Iva II G combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

18. 2024-07-12
    price $249,990 925-char remark

    Show marketing remark (925 chars)

    The Iva II G Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 3 spacious bedrooms and 2 full bathrooms across 1,242 square feet, this layout provides the ideal space for growing families and those who love to entertain. Exterior features include elegant brick siding, a covered rear patio perfect for outdoor relaxation, and a two-car garage. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen and living areas, a walk-in pantry for ample storage, and a convenient boot bench in the mudroom. The master suite is a private retreat, complete with a double vanity, separate walk-in shower, and large walk-in closet. Thoughtfully designed for everyday functionality and long-term value, the Iva II G combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

19. 2024-05-10
    listed $246,990 Active 925-char remark

    Show marketing remark (925 chars)

    The Iva II G Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 3 spacious bedrooms and 2 full bathrooms across 1,242 square feet, this layout provides the ideal space for growing families and those who love to entertain. Exterior features include elegant brick siding, a covered rear patio perfect for outdoor relaxation, and a two-car garage. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen and living areas, a walk-in pantry for ample storage, and a convenient boot bench in the mudroom. The master suite is a private retreat, complete with a double vanity, separate walk-in shower, and large walk-in closet. Thoughtfully designed for everyday functionality and long-term value, the Iva II G combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

ⓘ 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: $24,914
• − Mortgage interest: −$14,738
• − Property taxes: −$3,946
• − Insurance: −$1,315
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − Depreciation: −$7,654
• Taxable loss: −$6,726
• Est. tax savings @ 24.0%: +$1,614
• After-tax cash flow: $-523/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 · 2 photos

Good 75/100 Cosmetic rehab

This single-family home in Magnolia, TX, is in excellent condition with a good condition score of 75. It offers a modern floor plan with 3 bedrooms and 2 bathrooms, and is move-in ready with no visible repairs or maintenance needed. The highest-ROI updates to increase its value include painting, landscaping, new flooring, and kitchen appliances.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New kitchen appliances — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Modernizes the space and adds value ↑

ⓘ 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: 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 — Magnolia

• Score: 73/100
• State rank: #222
• US rank: #5442

Category grades

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

-2.8% since first listed

5 events — show timeline

• 2026-01-29 Price Changed $239,990 Zillow
• 2025-01-02 Price Changed $256,990 Zillow
• 2024-12-02 Price Changed $253,990 Zillow
• 2024-07-12 Price Changed $249,990 Zillow
• 2024-05-10 Listed $246,990 Zillow