25507 Cambridge Blvd · Roman Forest, TX 77357

$174,999

4 bd · 2.0 ba · 1,786 sqft · SingleFamily public records · 38 Days on market

Built 2017 0.33 ac lot $98/sqft · 52% below area ↓ 5% since listing

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Why this score? — see what drove the C- 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 +19.3/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +6.1/10.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 25507 Cambridge Blvd in New Caney! This spacious 4-bedroom, 2-bath home offers a functional layout with generous living space, great natural light, and plenty of room for entertaining or everyday living. The open-concept feel and well-sized bedrooms make this home perfect for a growing household or anyone looking for extra space. Conveniently located with easy access to major highways, shopping, dining, and the rapidly growing New Caney area, this property offers both comfort and convenience. Being sold AS-IS and priced to move quickly! Seller is motivated and all offers will be considered. Don't miss this opportunity to own a great home with strong potential at an attractive pri

Key facts

• 0.33 acre lot
• Built 2017
• Listed 38 days

Property features AI

Finance

• Other: Possession at closing/funding; For sale (not a short sale)
• HOA & community: Subdivision: OUT/MONTGOMERY; Neighborhood amenities: other (see remarks)

Exterior

• Utilities: Private well; Septic; Low-flow commode; Solar panels
• Home design: Siding exterior; Pre-owned; Approximate age: 9 years
• Construction: Slab foundation; Composition roof
• Exterior features: Covered patio; Privacy fence; Chain link fence; Mature trees; Street paved

Interior

• Kitchen: Kitchen — 8 x 8; Microwave; Stove/Range
• Bedrooms: Master bedroom (lower level) — 13 x 13, ceiling fan, additional features noted in remarks; Bedroom 2 — 12 x 12; Bedroom 3 — 11 x 12; Bedroom 4 — 10 x 11
• Flooring: Carpeting; Ceramic tile
• Bathrooms: 2 full bathrooms; Master bath — shower only (7 x 7)
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Chandelier; Washer and dryer connections; Microwave; Stove/Range with gas cooking; Living/Dining room combination; Utility room inside; Ground level / no steps; Cable TV available; High-speed internet; Some window coverings remain; All bedrooms downstairs
• Laundry & utility: Washer connection; Dryer connection; Utility room inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 5.0% in Roman Forest — 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 66/100 on livability (#595 in TX) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: schools F, crime F, amenities 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.
• Market conditions: Rents flat; 979 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $5k 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 38 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,749 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.21% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 6.9

CMA / ARV

• ARV (median comp): $367,028
• List price: $174,999
• Delta: -52.32%
• 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
2214 Hummingbird St	0.15mi	4/2.0	1,792 (+0%)	11mo	$335,000	$187	83
303 Canary St	0.35mi	4/2.0	1,687 (-6%)	7mo	$269,990	$160	68
26221 Peach Creek Dr	0.58mi	3/1.5 (-1)	1,783 (-0%)	1mo	$130,000	$73	65
442 Eastwood Dr	0.54mi	3/2.0 (-1)	1,780 (-0%)	12mo	$343,000	$193	59
402 Eastwood Dr	0.45mi	3/2.0 (-1)	1,678 (-6%)	11mo	$299,000	$178	55
2610 Mockingbird Ln	0.49mi	3/2.0 (-1)	1,630 (-9%)	5mo	$290,000	$178	54
607 Shadylake Dr	0.70mi	3/2.0 (-1)	1,762 (-1%)	11mo	$364,900	$207	51
218 Chariot Ln	0.63mi	4/2.0	1,672 (-6%)	11mo	$254,900	$152	51
19720 Candlelight St	0.63mi	3/2.0 (-1)	1,900 (+6%)	8mo	$285,000	$150	49
503 Caesars Cir	0.56mi	3/2.5 (-1)	1,955 (+10%)	13mo	$399,000	$204	41
350 Chariot Ln	0.65mi	3/2.0 (-1)	1,600 (-10%)	11mo	$699,900	$437	38
2019 Surry Oaks Dr	0.62mi	3/2.5 (-1)	1,995 (+12%)	11mo	$350,000	$175	36

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: -12.7%
• Equity multiple: 0.56×
• Total profit: $-21,654
• Equity at exit: $26,093

10-year hold

• IRR: -9.6%
• Equity multiple: 0.50×
• Total profit: $-24,664
• Equity at exit: $15,131

Cash invested: $49,000 (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 77357

• Home prices YoY: -24.7%
• Rents YoY: 0.2%
• Active inventory: 979
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,117 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$489 /mo · $5,863/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $193

Break-even live

Break-even rent $1,872

Max offer price $174,999

Occupancy floor 86%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Artesian Way Roman Forest, TX	3.0	3.0	1569	$1,495	$0.95	43d	1	0.64mi
630 Magnolia Bnd Roman Forest, TX	3.0	2.5	1450	$1,545	$1.07	24d	1	0.88mi
634 Magnolia Bnd New Caney, TX	3.0	2.5	1450	$1,485	$1.02	20d	1	0.89mi
2407 S Colosseum Ct New Caney, TX	4.0	3.0	2074	$3,300	$1.59	43d	1	1.21mi

Listing history 14 events

1. 2026-06-18
   days on market $174,999 Active 38 DOM
2. 2026-06-17
   days on market $174,999 Active 37 DOM
3. 2026-06-16
   days on market $174,999 Active 36 DOM
4. 2026-06-15
   statusdays on market $174,999 Active 35 DOM
5. 2026-06-13
   days on market $174,999 Price Change 33 DOM
6. 2026-06-09
   days on market $174,999 Price Change 29 DOM
7. 2026-06-08
   days on market $174,999 Price Change 28 DOM
8. 2026-06-07
   pricedays on market $174,999 Price Change 27 DOM
9. 2026-06-04
   pricestatusdays on market $178,997 Price Change 24 DOM
10. 2026-06-03
    days on market $184,999 Active 23 DOM
11. 2026-06-02
    days on market $184,999 Active 22 DOM
12. 2026-06-01
    days on market $184,999 Active 21 DOM
13. 2026-05-31
    days on market $184,999 Active 20 DOM
14. 2026-05-11
    listed $184,999 New 740-char remark

ⓘ 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: $5,863 · $489/mo
• Projected year-2 tax: $5,863 · $489/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $25,399
• − Mortgage interest: −$9,803
• − Property taxes: −$5,863
• − Insurance: −$875
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$5,091
• Taxable loss: −$296
• Est. tax savings @ 24.0%: +$71
• After-tax cash flow: $2,386/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: 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 — Roman Forest

• Score: 66/100
• State rank: #595
• US rank: #11338

Category grades

Amenities F Commute F Cost of living A Crime F 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
• 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

-5.4% since first listed

3 events — show timeline

• 2026-06-05 Price Changed $174,999 LERA
• 2026-06-04 Price Changed $178,997 LERA
• 2026-05-11 Listed $184,999 LERA

Property tax history

+44.3%/yr

Latest (2025): $5,863 · +630.3% YoY. Source: county tax records.