13937 Viceroy Way · Splendora, TX 77372

$239,990

3 bd · 2.0 ba · 1,476 sqft · Land · 41 Days on market

Built 2026 6,150 sqft lot $63/mo HOA · 3% of rent

---

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 +13.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +1.8/10.0

Listing remarks MLS

The property is located at 13937 Viceroy Way SPLENDORA TX 77372 priced at 239990, the square foot and stories are 1476, 1.The number of bath is 2, halfbath is 0 there are 4 bedrooms and 2 garages. For more details please, call or email.

Key facts

• Community pool
• Large shower
• Island kitchen

Tags

• FRONT PORCH
• COMMUNITY POOL
• OPEN CONCEPT INTERIOR
• ISLAND KITCHEN
• PRIMARY SUITE
• LARGE SHOWER

Property features AI

Finance

• Other: Municipal Utility District disclosure
• HOA & community: Association: Vision Communities Management; Association fee $750 annually; Community pool

Exterior

• Parking: Attached garage (2 car)
• Security: Prewired for security; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Single-story entry (all main living and bedrooms on first floor)
• Construction: Built in 2026; Cement siding; Composition roof; Slab foundation; Built by D.R. Horton
• Exterior features: Private yard; Back yard fencing; Porch; Sprinkler/irrigation system; Fence

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Microwave; Breakfast bar and island; Pantry; Quartz countertops
• Bedrooms: Three bedrooms total; Primary bedroom on the first floor (approx. 12x11); Two additional bedrooms on the first floor (each approx. 10x10)
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (gas); Central air conditioning (electric)
• Interior features: Breakfast bar; Kitchen island; Kitchen/family room combo; Kitchen/dining combo; Pantry; Quartz counters; Low emissivity windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Tankless water heater

🏗️ New construction. The $239,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $221,382.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $240k.

Deal economics

• At list price, monthly cash flow is $2 ($21/yr) — positive.
• To cash-flow at today's rent, offer at most $222k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (24.2% below list).
• Recommended offer: $182k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.2% in Splendora — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#911 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Splendora ISD (rural): math 25% / reading 31% proficiency, ranked #648 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Piney Woods El (math 23% / reading 28%, grade F, #2,982 of 4,322 statewide, top 70%, 534 students, 55% FRL); Splendora J H (math 28% / reading 42%, grade F, #842 of 1,662 statewide, top 51%, 774 students, 62% FRL); Splendora H S (math 18% / reading 38%, grade F, #1,170 of 1,632 statewide, top 72%, 1,344 students, 59% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 542 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 $7k 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 41 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 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 $182,003 (24.2% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 24% 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 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. 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: 0.82% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (median comp): $221,382
• List price: $239,990
• Delta: 8.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-35,793
• Equity at exit: $33,009

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-31,147
• Equity at exit: $19,141

Cash invested: $61,987 (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 77372

• Home prices YoY: -2.1%
• Active inventory: 542
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,820 medium
• Mortgage (P&I): −$1,161
• Tax from tax record: −$120 /mo · $1,439/yr
• Insurance: −$92
• HOA: −$63
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $2

Break-even live

Break-even rent $1,818

Max offer price $221,382

Occupancy floor 95%

Sensitivity live

Price	-10% $127	-5% $64	+0% $2	+5% $-61	+10% $-124
Rent	-10% $-142	-5% $-70	+0% $2	+5% $74	+10% $146
Rate	-1.0pp $113	-0.5pp $58	base $2	+0.5pp $-56	+1.0pp $-114

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: $55,346
• Closing costs: $6,641
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 18 events

1. 2026-06-18
   days on market $239,990 Active 41 DOM
2. 2026-06-17
   days on market $239,990 Active 40 DOM
3. 2026-06-16
   days on market $239,990 Active 39 DOM
4. 2026-06-15
   days on market $239,990 Active 38 DOM
5. 2026-06-13
   days on market $239,990 Active 36 DOM
6. 2026-06-13
   days on market $239,990 Active 35 DOM
7. 2026-06-09
   days on market $239,990 Active 32 DOM
8. 2026-06-08
   days on market $239,990 Active 31 DOM
9. 2026-06-07
   days on market $239,990 Active 30 DOM
10. 2026-06-04
    days on market $239,990 Active 27 DOM
11. 2026-06-03
    days on market $239,990 Active 26 DOM
12. 2026-06-02
    days on market $239,990 Active 25 DOM
13. 2026-06-01
    days on market $239,990 Active 24 DOM
14. 2026-05-31
    days on market $239,990 Active 23 DOM
15. 2026-05-13
    price $244,990 685-char remark
16. 2026-05-08
    listed $254,990 Active 685-char remark
17. 2026-05-08
    historical
18. 2026-04-26
    listed $224,990 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: $1,439 · $120/mo
• Projected year-2 tax: $4,392 · $366/mo
• Expected delta: +$2,953/yr (+$246/mo · 205.3%)

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

Taxation est. · year 1

• Rental income: $21,840
• − Mortgage interest: −$12,401
• − Property taxes: −$1,439
• − Insurance: −$1,107
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − HOA: −$756
• − Depreciation: −$6,440
• Taxable loss: −$3,797
• Est. tax savings @ 24.0%: +$911
• After-tax cash flow: $932/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: Splendora ISD
• NCES district ID: 4841070
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $54,166
• Composite: 24.92/100
• National rank: #7572
• State rank: #648 of 826 in TX

Livability — Splendora

• Score: 62/100
• State rank: #911
• US rank: #16335

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment C+ 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: 14,367
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 14,367
• Household income: $79,085
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 135.0

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: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 36% Two or more races 9% Native American 1%
• Hispanic origin (detail): Mexican 32%
• Common ancestry: Lithuanian 4% Italian 2% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 71% English-only · Spanish 28%

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: ▼ -6.47%
• Current HPI: 306.9962
• Rent YoY: —
• 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

+6.7% since first listed

6 events — show timeline

• 2026-05-28 Listed $239,990 Zillow
• 2026-05-27 Price Changed $239,990 HARMLS
• 2026-05-13 Price Changed $244,990 HARMLS
• 2026-05-08 Listing Removed — HARMLS
• 2026-05-08 Listed $254,990 HARMLS
• 2026-04-26 Listed $224,990 HARMLS