The Robin Plan · Magnolia, TX 77354

$289,990

4 bd · 2.5 ba · 2,212 sqft · SingleFamily · 970 Days on market

Excellent condition

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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 +8.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.7/10.0
• Livability +3.7/5.0
• 1% rule +2.6/10.0
• Rent growth +2.6/5.0
• DSCR +2.3/10.0

Listing remarks MLS

The modern Robin plan features 4 bedrooms and 2.5 bathrooms with a huge game room on the second floor. The entryway leads past the staircase with a smartly positioned powder bathroom tucked underneath, into the kitchen/dining room opening up to the large yet cozy family room. The stairs lead to a giant game room on the second floor with a hallway leading to the three secondary bedrooms. Customize the Robin plan with an additional second story bedroom with a private bathroom and an optional spacious media room for movie nights. Amplify the master suite by opting for the primary bath upgrade which features a separate garden tub and shower. Choose from three different sized covered patios to meet your outdoor needs.

Key facts

• 2 garage spots
• Listed 969 days

🏗️ New construction. The $289,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $325,374.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $290k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-298 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (14.9% below list).
• Recommended offer: $247k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.5% 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; 1924 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 69d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $35k of equity ($2k loan paydown + $33k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 970 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $246,898 (14.9% 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 970 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.76% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.93%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (median comp): $325,374
• List price: $289,990
• Delta: -10.87%
• 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
40714 Barley Straw Dr	0.31mi	5/2.5 (+1)	2,252 (+2%)	0mo	$279,990	$124	77
15206 N Heron Heights Way	0.21mi	4/3.0	1,997 (-10%)	3mo	$335,000	$168	70
40734 Barley Straw Dr	0.31mi	4/3.0	2,041 (-8%)	2mo	$314,990	$154	69
15404 Bicknells Thrush Ct	0.20mi	4/3.0	1,950 (-12%)	2mo	$340,000	$174	68
40603 Goldeneye Pl	0.30mi	4/3.5	2,440 (+10%)	0mo	$335,000	$137	65
14522 Montclair Way	0.67mi	4/2.5	2,261 (+2%)	3mo	$285,000	$126	62
40702 Barley Straw	0.33mi	4/2.0	1,909 (-14%)	2mo	$311,490	$163	58
15307 Mountain Plover Pl	0.71mi	4/2.5	2,064 (-7%)	2mo	$314,900	$153	54
15107 Bank Swallow Pl	0.66mi	5/3.0 (+1)	2,365 (+7%)	2mo	$339,990	$144	49
15319 Mountain Plover Pl	0.72mi	4/3.5	2,397 (+8%)	1mo	$359,900	$150	48
15447 Park Perch Pl	0.70mi	4/2.5	2,502 (+13%)	3mo	$329,900	$132	43
15019 Baikal Teal Ter	0.65mi	3/2.0 (-1)	1,931 (-13%)	2mo	$317,900	$165	40

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: 20.7%
• Equity multiple: 2.67×
• Total profit: $151,775
• Equity at exit: $293,122

10-year hold

• IRR: 18.3%
• Equity multiple: 5.94×
• Total profit: $450,186
• Equity at exit: $632,130

Cash invested: $91,105 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 63 active · 24 under contract
• Months of supply: 10.5 mo (10%/mo absorbed)
• Median asking: $319,900 ($154/sqft)
• Median days on market: 89 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: -4.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 77354

• Home prices YoY: 2.4%
• Rents YoY: 0.3%
• Active inventory: 1924
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,469 high
• Mortgage (P&I): −$1,706
• Tax est. 1.5%: −$407 /mo · $4,881/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-298

Break-even live

Break-even rent $2,846

Max offer price $282,240

Occupancy floor —

Sensitivity live

Price	-10% $-73	-5% $-186	+0% $-298	+5% $-411	+10% $-523
Rent	-10% $-493	-5% $-396	+0% $-298	+5% $-201	+10% $-103
Rate	-1.0pp $-134	-0.5pp $-215	base $-298	+0.5pp $-382	+1.0pp $-468

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: $81,343
• Closing costs: $9,761
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39899 Mill Creek Rd Magnolia, TX	1.0–3.0	1.0–2.0	1104	$2,781	$2.52	0d	40	0.05mi
40547 Berylline Ln Magnolia, TX	4.0	2.0	1753	$2,300	$1.31	93d	1	0.16mi
40558 Berylline Ln Unit NA Magnolia, TX	3.0	2.0	1499	$2,150	$1.43	73d	1	0.18mi
14727 Band Tailed Pigeon Ct Magnolia, TX	4.0	3.0	1942	$2,700	$1.39	93d	1	0.32mi
14541 Montclair Way Montgomery, TX	4.0	3.0	2170	$2,200	$1.01	48d	1	0.66mi
14983 Clay Harvest Rdg Magnolia, TX	4.0	3.0	2173	$2,375	$1.09	93d	1	0.83mi
40427 Basalt Elm Ln Magnolia, TX	3.0	2.0	1575	$1,975	$1.25	21d	1	0.89mi
15128 Lavender Mist Ct Magnolia, TX	4.0	3.0	2561	$2,800	$1.09	69d	1	1.02mi
40718 Barley Straw Dr Magnolia, TX	4.0	2.0	1700	$2,200	$1.29	3d	1	1.06mi
475 Audubons Shearwater Way Magnolia, TX	4.0	3.0	2049	$2,700	$1.32	12d	1	1.32mi
948 Oak Mist Ln Magnolia, TX	3.0	2.0	1470	$2,000	$1.36	73d	1	1.45mi

Listing history 50 events

1. 2026-08-08
   days on market $289,990 Active 970 DOM
2. 2026-08-06
   days on market $289,990 Active 968 DOM
3. 2026-08-05
   days on market $289,990 Active 967 DOM
4. 2026-08-04
   days on market $289,990 Active 966 DOM
5. 2026-08-03
   days on market $289,990 Active 965 DOM
6. 2026-07-31
   days on market $289,990 Active 962 DOM
7. 2026-07-30
   days on market $289,990 Active 960 DOM
8. 2026-07-28
   days on market $289,990 Active 959 DOM
9. 2026-07-24
   days on market $289,990 Active 955 DOM
10. 2026-07-23
    days on market $289,990 Active 954 DOM
11. 2026-07-22
    days on market $289,990 Active 953 DOM
12. 2026-07-21
    days on market $289,990 Active 952 DOM
13. 2026-07-20
    days on market $289,990 Active 951 DOM
14. 2026-07-18
    days on market $289,990 Active 948 DOM
15. 2026-07-16
    days on market $289,990 Active 947 DOM
16. 2026-07-15
    days on market $289,990 Active 946 DOM
17. 2026-07-14
    days on market $289,990 Active 945 DOM
18. 2026-07-13
    days on market $289,990 Active 944 DOM
19. 2026-07-11
    days on market $289,990 Active 942 DOM
20. 2026-07-10
    days on market $289,990 Active 941 DOM
21. 2026-07-09
    days on market $289,990 Active 940 DOM
22. 2026-07-07
    days on market $289,990 Active 938 DOM
23. 2026-07-06
    days on market $289,990 Active 937 DOM
24. 2026-07-06
    days on market $289,990 Active 936 DOM
25. 2026-07-05
    days on market $289,990 Active 935 DOM
26. 2026-07-03
    days on market $289,990 Active 934 DOM
27. 2026-07-02
    days on market $289,990 Active 933 DOM
28. 2026-07-01
    days on market $289,990 Active 932 DOM
29. 2026-06-30
    days on market $289,990 Active 931 DOM
30. 2026-06-29
    days on market $289,990 Active 930 DOM
31. 2026-06-28
    days on market $289,990 Active 929 DOM
32. 2026-06-27
    days on market $289,990 Active 928 DOM
33. 2026-06-26
    days on market $289,990 Active 927 DOM
34. 2026-06-24
    days on market $289,990 Active 925 DOM
35. 2026-06-22
    days on market $289,990 Active 923 DOM
36. 2026-06-21
    days on market $289,990 Active 922 DOM
37. 2026-06-18
    days on market $289,990 Active 919 DOM
38. 2026-06-17
    days on market $289,990 Active 918 DOM
39. 2026-06-16
    days on market $289,990 Active 917 DOM
40. 2026-06-15
    days on market $289,990 Active 916 DOM
41. 2026-06-13
    days on market $289,990 Active 914 DOM
42. 2026-06-09
    days on market $289,990 Active 910 DOM
43. 2026-06-08
    days on market $289,990 Active 909 DOM
44. 2026-06-07
    days on market $289,990 Active 908 DOM
45. 2026-06-04
    days on market $289,990 Active 905 DOM
46. 2026-06-03
    days on market $289,990 Active 904 DOM
47. 2026-06-02
    days on market $289,990 Active 903 DOM
48. 2026-06-01
    days on market $289,990 Active 902 DOM
49. 2026-05-31
    days on market $289,990 Active 901 DOM
50. 2024-03-04
    price $289,990 722-char remark

    Show marketing remark (722 chars)

    The modern Robin plan features 4 bedrooms and 2.5 bathrooms with a huge game room on the second floor. The entryway leads past the staircase with a smartly positioned powder bathroom tucked underneath, into the kitchen/dining room opening up to the large yet cozy family room. The stairs lead to a giant game room on the second floor with a hallway leading to the three secondary bedrooms. Customize the Robin plan with an additional second story bedroom with a private bathroom and an optional spacious media room for movie nights. Amplify the master suite by opting for the primary bath upgrade which features a separate garden tub and shower. Choose from three different sized covered patios to meet your outdoor needs.

ⓘ 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: $29,628
• − Mortgage interest: −$18,226
• − Property taxes: −$4,881
• − Insurance: −$1,627
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − Depreciation: −$9,465
• Taxable loss: −$9,312
• Est. tax savings @ 24.0%: +$2,235
• After-tax cash flow: $-1,342/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 · 7 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a great opportunity for an investor to enhance its curb appeal and value with minor updates.

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Replace landscaping with more vibrant flowers — Improves curb appeal and enhances property value ↑
• Both Install smart home security system — Enhances safety and adds modern amenities ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Magnolia Parkway El F TX #1,335/4,322 Nat'l #17,861/41,679 Middle Bear Branch J H D TX #479/1,662 Nat'l #4,622/14,009 High Magnolia H S C- TX #379/1,632 Nat'l #4,461/17,239

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

B Composite livability gradescore 73/100

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 · 713,896 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: 7% of renters

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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%

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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%

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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

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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

+1.8% since first listed

2 events — show timeline

• 2024-03-04 Price Changed $289,990 Zillow
• 2023-12-13 Listed $284,990 Zillow