2123 Stillhouse Dr · Magnolia, TX 77316

$328,990

4 bd · 2.0 ba · 1,941 sqft · Land · 34 Days on market

Built 2026 $115/mo HOA · 5% of rent ↓ 21% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.5/30.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.8/10.0
• 1% rule +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This expansive new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-plan layout connecting a spacious family room, lovely dining room and a multifunctional kitchen with wraparound countertops. A back door leads out to a covered patio, perfect for morning coffee and outdoor living. Residing on the opposite side are all four bedrooms, including the lavish owner's suite with a spa-style bathroom.

Key facts

• Covered patio
• Spa-style bathroom
• Open-plan layout

Tags

• OPEN-PLAN LAYOUT
• COVERED PATIO
• SPA-STYLE BATHROOM

Property features AI

Finance

• HOA & community: Community managed by Crest Management Company; Annual association fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Slab foundation
• Construction: Built in 2026; Brick and stucco construction; Composition roof
• Exterior features: Fenced backyard

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range
• Bedrooms: Primary bedroom (first floor); Bedroom (first floor) — 11 x 12; Bedroom (first floor) — 10 x 12; Bedroom (first floor) — 10 x 12
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Breakfast bar; Double vanity; Kitchen/family room combo; Separate shower; Tub/shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $328,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $408,990.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $329k.

Deal economics

• At list price, monthly cash flow is $-696 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (30.6% below list).
• Recommended offer: $228k (30.6% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.4% in Magnolia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Willie E Williams El (math 46% / reading 41%, grade F, #1,269 of 4,322 statewide, top 30%, 869 students, 70% FRL); Magnolia J H (math 35% / reading 37%, grade F, #805 of 1,662 statewide, top 50%, 1,103 students, 57% FRL); Magnolia H S (math 47% / reading 62%, grade C-, #379 of 1,632 statewide, top 26%, 2,248 students, 31% FRL).
• Market conditions: Rents flat; 2300 active listings in the ZIP; high-income renter base; 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 $3k of loan paydown is wiped out by about $12k 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 34 days — a 3% lower offer ($319k) 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 $228,288 (30.6% 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 34 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.56% ✗
• Cap rate: 4.25%
• Cash-on-cash: -7.29%
• DSCR: 0.68
• GRM: 14.9

CMA / ARV

• ARV (median comp): $408,990
• List price: $328,990
• Delta: -16.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.4% rent growth · sell at horizon

5-year hold

• IRR: -31.5%
• Equity multiple: -0.02×
• Total profit: $-116,583
• Equity at exit: $60,982

10-year hold

• IRR: -50.0%
• Equity multiple: -0.59×
• Total profit: $-181,940
• Equity at exit: $35,362

Cash invested: $114,517 (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 77316

• Home prices YoY: -10.7%
• Rents YoY: 0.4%
• Active inventory: 2300
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,283 medium
• Mortgage (P&I): −$2,145
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$170
• HOA: −$115
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-696

Break-even live

Break-even rent $3,164

Max offer price $286,059

Occupancy floor —

Sensitivity live

Price	-10% $-464	-5% $-580	+0% $-696	+5% $-1,279	+10% $-1,421
Rent	-10% $-876	-5% $-786	+0% $-696	+5% $-606	+10% $-516
Rate	-1.0pp $-490	-0.5pp $-592	base $-696	+0.5pp $-802	+1.0pp $-910

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: $102,248
• Closing costs: $12,270
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 30 events

1. 2026-06-21
   days on market $328,990 Active 34 DOM
2. 2026-06-18
   days on market $328,990 Active 31 DOM
3. 2026-06-17
   days on market $328,990 Active 30 DOM
4. 2026-06-16
   days on market $328,990 Active 29 DOM
5. 2026-06-15
   remarks 684-char remark
6. 2026-06-15
   days on market $328,990 Active 28 DOM
7. 2026-06-13
   days on market $328,990 Active 26 DOM
8. 2026-06-10
   price $328,990 Active 22 DOM

   Show marketing remark (460 chars)

   This expansive new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-plan layout connecting a spacious family room, lovely dining room and a multifunctional kitchen with wraparound countertops. A back door leads out to a covered patio, perfect for morning coffee and outdoor living. Residing on the opposite side are all four bedrooms, including the lavish owner's suite with a spa-style bathroom.

9. 2026-06-09
   days on market $344,590 Active 22 DOM
10. 2026-06-08
    days on market $344,590 Active 21 DOM
11. 2026-06-07
    days on market $344,590 Active 20 DOM
12. 2026-06-04
    days on market $344,590 Active 17 DOM
13. 2026-06-03
    days on market $344,590 Active 16 DOM
14. 2026-06-02
    days on market $344,590 Active 15 DOM
15. 2026-06-01
    days on market $344,590 Active 14 DOM
16. 2026-05-31
    days on market $344,590 Active 13 DOM
17. 2026-05-18
    listed $344,590 Active 651-char remark
18. 2026-05-18
    historical
19. 2026-05-12
    price $344,590

    Show marketing remark (460 chars)

    This expansive new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-plan layout connecting a spacious family room, lovely dining room and a multifunctional kitchen with wraparound countertops. A back door leads out to a covered patio, perfect for morning coffee and outdoor living. Residing on the opposite side are all four bedrooms, including the lavish owner's suite with a spa-style bathroom.

20. 2026-05-11
    price $344,590
21. 2026-05-07
    price $339,790

    Show marketing remark (460 chars)

    This expansive new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-plan layout connecting a spacious family room, lovely dining room and a multifunctional kitchen with wraparound countertops. A back door leads out to a covered patio, perfect for morning coffee and outdoor living. Residing on the opposite side are all four bedrooms, including the lavish owner's suite with a spa-style bathroom.

22. 2026-05-06
    price $339,790
23. 2026-05-01
    price $333,790

    Show marketing remark (460 chars)

    This expansive new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-plan layout connecting a spacious family room, lovely dining room and a multifunctional kitchen with wraparound countertops. A back door leads out to a covered patio, perfect for morning coffee and outdoor living. Residing on the opposite side are all four bedrooms, including the lavish owner's suite with a spa-style bathroom.

24. 2026-04-30
    price $333,790
25. 2026-04-22
    price $339,490

    Show marketing remark (460 chars)

    This expansive new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-plan layout connecting a spacious family room, lovely dining room and a multifunctional kitchen with wraparound countertops. A back door leads out to a covered patio, perfect for morning coffee and outdoor living. Residing on the opposite side are all four bedrooms, including the lavish owner's suite with a spa-style bathroom.

26. 2026-04-20
    price $339,490
27. 2026-04-07
    price $341,340

    Show marketing remark (460 chars)

    This expansive new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-plan layout connecting a spacious family room, lovely dining room and a multifunctional kitchen with wraparound countertops. A back door leads out to a covered patio, perfect for morning coffee and outdoor living. Residing on the opposite side are all four bedrooms, including the lavish owner's suite with a spa-style bathroom.

28. 2026-04-07
    price $341,340

    Show marketing remark (460 chars)

    This expansive new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-plan layout connecting a spacious family room, lovely dining room and a multifunctional kitchen with wraparound countertops. A back door leads out to a covered patio, perfect for morning coffee and outdoor living. Residing on the opposite side are all four bedrooms, including the lavish owner's suite with a spa-style bathroom.

29. 2026-03-31
    listed $335,490 Active

    Show marketing remark (460 chars)

    This expansive new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-plan layout connecting a spacious family room, lovely dining room and a multifunctional kitchen with wraparound countertops. A back door leads out to a covered patio, perfect for morning coffee and outdoor living. Residing on the opposite side are all four bedrooms, including the lavish owner's suite with a spa-style bathroom.

30. 2026-03-31
    listed $413,990 Active

    Show marketing remark (460 chars)

    This expansive new home is conveniently laid out on a single floor for maximum comfort and convenience. At its heart stands an open-plan layout connecting a spacious family room, lovely dining room and a multifunctional kitchen with wraparound countertops. A back door leads out to a covered patio, perfect for morning coffee and outdoor living. Residing on the opposite side are all four bedrooms, including the lavish owner's suite with a spa-style bathroom.

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $6,021 · $502/mo
• Expected delta: +$5,191/yr (+$433/mo · 625.4%)

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

Taxation est. · year 1

• Rental income: $27,395
• − Mortgage interest: −$22,910
• − Property taxes: −$830
• − Insurance: −$2,045
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − HOA: −$1,380
• − Depreciation: −$11,898
• Taxable loss: −$16,051
• Est. tax savings @ 24.0%: +$3,852
• After-tax cash flow: $-4,498/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
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 34,694
• Household income: $124,055
• Rent vs Own: 10.9% rent · 89.1% own
• Severe rent burden: 273.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 14% Two or more races 11% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 6% Slovak 3% Romanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 8%

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: ▼ -31.44%
• Current HPI: 262.6973
• Rent YoY: ▲ 0.40%
• 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

-20.5% since first listed

20 events — show timeline

• 2026-06-11 Price Changed $328,990 Zillow
• 2026-06-11 Price Changed $344,590 Zillow
• 2026-06-11 Price Changed $328,990 Zillow
• 2026-06-11 Price Changed $344,590 Zillow
• 2026-06-10 Price Changed $328,990 Zillow
• 2026-06-09 Price Changed $328,990 HARMLS
• 2026-05-18 Listing Removed — HARMLS
• 2026-05-18 Listed $344,590 HARMLS
• 2026-05-12 Price Changed $344,590 Zillow
• 2026-05-11 Price Changed $344,590 HARMLS
• 2026-05-07 Price Changed $339,790 Zillow
• 2026-05-06 Price Changed $339,790 HARMLS
• 2026-05-01 Price Changed $333,790 Zillow
• 2026-04-30 Price Changed $333,790 HARMLS
• 2026-04-22 Price Changed $339,490 Zillow
• 2026-04-20 Price Changed $339,490 HARMLS
• 2026-04-07 Price Changed $341,340 HARMLS
• 2026-04-07 Price Changed $341,340 Zillow
• 2026-03-31 Listed $335,490 Zillow
• 2026-03-31 Listed $413,990 HARMLS