Eastover II S Plan · Magnolia, TX 77354

$279,990

4 bd · 2.0 ba · 1,748 sqft · SingleFamily · 773 Days on market

---

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 +10.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

With 1,748 square feet of living space and a total area of 2,267 square feet, the Eastover II S features a well-planned open floor layout designed for effortless living. Whether you're gathering with loved ones or enjoying a quiet evening at home, this layout supports both connection and privacy. At the heart of the home, the kitchen, dining, and living spaces come together seamlessly-ideal for entertaining or everyday routines. The private master suite is a true retreat, complete with a double vanity, a walk-in closet, a private water closet, and a large master shower for added comfort and convenience. Three additional bedrooms and a second full bath provide flexible space for family, guests, or a home office. Outside, the brick, stone, and siding exterior offers timeless charm and lasting durability. A covered rear patio creates an inviting outdoor living space, while the two-car garage provides secure parking and extra storage. Built with energy-efficient materials and systems, the Eastover II S supports lower utility bills and a more sustainable lifestyle. Crafted with quality by DSLD Homes, the Eastover II S delivers the space, features, and lasting value homeowners are looking for-all in one beautifully designed package.

Key facts

• 2 garage spots
• Listed 772 days

Tags

• RENOWNED FOR JOB GROWTH
• TOP-TIER SCHOOL DISTRICT
• SERENE NATURAL SURROUNDINGS

🏗️ New construction. The $279,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $269,490.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (21.6% below list).
• Recommended offer: $220k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 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.
• Zoned schools: Magnolia Parkway El (math 38% / reading 46%, grade F, #1,335 of 4,322 statewide, top 33%, 776 students, 45% 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 37% FRL track the district average.
• Market conditions: Rents flat; 1622 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $29k of equity ($2k loan paydown + $27k 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 ~$46k 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 ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $219,562 (21.6% 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 22% 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: 0.81% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $269,490
• List price: $279,990
• Delta: 3.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40639 Mostyn Lake Dr	0.08mi	4/2.0	1,748 (0%)	5mo	$282,990	$162	93
12743 Dina Springs Ln	0.08mi	3/2.0 (-1)	1,810 (+4%)	1mo	$254,990	$141	85
40696 Pessi Rd	0.21mi	4/2.0	1,748 (0%)	6mo	$282,990	$162	85
12759 Dina Springs Ln	0.04mi	4/2.0	1,597 (-9%)	1mo	$268,990	$168	83
12751 Dina Springs Ln	0.06mi	4/2.0	1,978 (+13%)	0mo	$269,990	$136	75
40716 Pessi Rd	0.23mi	4/2.5	1,889 (+8%)	2mo	$268,990	$142	73
12739 Dina Springs Ln	0.09mi	3/2.0 (-1)	1,606 (-8%)	7mo	$267,990	$167	72
40494 Mostyn Lake Dr	0.26mi	3/2.0 (-1)	1,640 (-6%)	6mo	$269,000	$164	68
13082 Sarah Springs Way	0.16mi	3/2.0 (-1)	1,518 (-13%)	5mo	$244,990	$161	61
40723 Mostyn Lake Dr	0.19mi	3/2.0 (-1)	1,518 (-13%)	6mo	$252,990	$167	60
13070 Sarah Springs Way	0.18mi	3/2.0 (-1)	1,518 (-13%)	8mo	$239,990	$158	58
12428 Southern Trail Ct	0.35mi	3/2.0 (-1)	1,902 (+9%)	7mo	$275,000	$145	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: 22.0%
• Equity multiple: 2.76×
• Total profit: $132,896
• Equity at exit: $242,778

10-year hold

• IRR: 19.2%
• Equity multiple: 6.13×
• Total profit: $387,359
• Equity at exit: $523,560

Cash invested: $75,457 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,196 medium
• Mortgage (P&I): −$1,413
• Tax est. 1.5%: −$337 /mo · $4,042/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-128

Break-even live

Break-even rent $2,357

Max offer price $250,991

Occupancy floor —

Sensitivity live

Price	-10% $58	-5% $-35	+0% $-128	+5% $-221	+10% $-314
Rent	-10% $-301	-5% $-215	+0% $-128	+5% $-41	+10% $46
Rate	-1.0pp $8	-0.5pp $-59	base $-128	+0.5pp $-198	+1.0pp $-269

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: $67,372
• Closing costs: $8,085
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40700 Pessi Rd Magnolia, TX	3.0	2.0	1240	$2,100	$1.69	45d	1	0.21mi

Listing history 18 events

1. 2026-06-21
   days on market $279,990 Active 773 DOM
2. 2026-06-18
   days on market $279,990 Active 770 DOM
3. 2026-06-17
   days on market $279,990 Active 769 DOM
4. 2026-06-16
   days on market $279,990 Active 768 DOM
5. 2026-06-15
   days on market $279,990 Active 767 DOM
6. 2026-06-13
   days on market $279,990 Active 765 DOM
7. 2026-06-09
   days on market $279,990 Active 761 DOM
8. 2026-06-08
   days on market $279,990 Active 760 DOM
9. 2026-06-07
   days on market $279,990 Active 759 DOM
10. 2026-06-04
    days on market $279,990 Active 756 DOM
11. 2026-06-03
    days on market $279,990 Active 755 DOM
12. 2026-06-02
    days on market $279,990 Active 754 DOM
13. 2026-06-01
    days on market $279,990 Active 753 DOM
14. 2026-05-31
    days on market $279,990 Active 752 DOM
15. 2026-01-29
    price $279,990 1246-char remark

    Show marketing remark (1246 chars)

    With 1,748 square feet of living space and a total area of 2,267 square feet, the Eastover II S features a well-planned open floor layout designed for effortless living. Whether you're gathering with loved ones or enjoying a quiet evening at home, this layout supports both connection and privacy. At the heart of the home, the kitchen, dining, and living spaces come together seamlessly-ideal for entertaining or everyday routines. The private master suite is a true retreat, complete with a double vanity, a walk-in closet, a private water closet, and a large master shower for added comfort and convenience. Three additional bedrooms and a second full bath provide flexible space for family, guests, or a home office. Outside, the brick, stone, and siding exterior offers timeless charm and lasting durability. A covered rear patio creates an inviting outdoor living space, while the two-car garage provides secure parking and extra storage. Built with energy-efficient materials and systems, the Eastover II S supports lower utility bills and a more sustainable lifestyle. Crafted with quality by DSLD Homes, the Eastover II S delivers the space, features, and lasting value homeowners are looking for-all in one beautifully designed package.

16. 2025-01-02
    price $282,990 1246-char remark

    Show marketing remark (1246 chars)

    With 1,748 square feet of living space and a total area of 2,267 square feet, the Eastover II S features a well-planned open floor layout designed for effortless living. Whether you're gathering with loved ones or enjoying a quiet evening at home, this layout supports both connection and privacy. At the heart of the home, the kitchen, dining, and living spaces come together seamlessly-ideal for entertaining or everyday routines. The private master suite is a true retreat, complete with a double vanity, a walk-in closet, a private water closet, and a large master shower for added comfort and convenience. Three additional bedrooms and a second full bath provide flexible space for family, guests, or a home office. Outside, the brick, stone, and siding exterior offers timeless charm and lasting durability. A covered rear patio creates an inviting outdoor living space, while the two-car garage provides secure parking and extra storage. Built with energy-efficient materials and systems, the Eastover II S supports lower utility bills and a more sustainable lifestyle. Crafted with quality by DSLD Homes, the Eastover II S delivers the space, features, and lasting value homeowners are looking for-all in one beautifully designed package.

17. 2024-12-02
    price $279,990 1246-char remark

    Show marketing remark (1246 chars)

    With 1,748 square feet of living space and a total area of 2,267 square feet, the Eastover II S features a well-planned open floor layout designed for effortless living. Whether you're gathering with loved ones or enjoying a quiet evening at home, this layout supports both connection and privacy. At the heart of the home, the kitchen, dining, and living spaces come together seamlessly-ideal for entertaining or everyday routines. The private master suite is a true retreat, complete with a double vanity, a walk-in closet, a private water closet, and a large master shower for added comfort and convenience. Three additional bedrooms and a second full bath provide flexible space for family, guests, or a home office. Outside, the brick, stone, and siding exterior offers timeless charm and lasting durability. A covered rear patio creates an inviting outdoor living space, while the two-car garage provides secure parking and extra storage. Built with energy-efficient materials and systems, the Eastover II S supports lower utility bills and a more sustainable lifestyle. Crafted with quality by DSLD Homes, the Eastover II S delivers the space, features, and lasting value homeowners are looking for-all in one beautifully designed package.

18. 2024-05-10
    listed $275,990 Active 1246-char remark

    Show marketing remark (1246 chars)

    With 1,748 square feet of living space and a total area of 2,267 square feet, the Eastover II S features a well-planned open floor layout designed for effortless living. Whether you're gathering with loved ones or enjoying a quiet evening at home, this layout supports both connection and privacy. At the heart of the home, the kitchen, dining, and living spaces come together seamlessly-ideal for entertaining or everyday routines. The private master suite is a true retreat, complete with a double vanity, a walk-in closet, a private water closet, and a large master shower for added comfort and convenience. Three additional bedrooms and a second full bath provide flexible space for family, guests, or a home office. Outside, the brick, stone, and siding exterior offers timeless charm and lasting durability. A covered rear patio creates an inviting outdoor living space, while the two-car garage provides secure parking and extra storage. Built with energy-efficient materials and systems, the Eastover II S supports lower utility bills and a more sustainable lifestyle. Crafted with quality by DSLD Homes, the Eastover II S delivers the space, features, and lasting value homeowners are looking for-all in one beautifully designed package.

ⓘ 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: $26,347
• − Mortgage interest: −$15,096
• − Property taxes: −$4,042
• − Insurance: −$1,347
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − Depreciation: −$7,840
• Taxable loss: −$6,193
• Est. tax savings @ 24.0%: +$1,486
• After-tax cash flow: $-48/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 — 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: 32,847
• 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

+1.4% since first listed

4 events — show timeline

• 2026-01-29 Price Changed $279,990 Zillow
• 2025-01-02 Price Changed $282,990 Zillow
• 2024-12-02 Price Changed $279,990 Zillow
• 2024-05-10 Listed $275,990 Zillow