Idlewood Plan · New Caney, TX 77357

$207,990

3 bd · 2.0 ba · 1,461 sqft · SingleFamily · 237 Days on market

Good condition

---

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).

• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining, along with access to an outdoor space. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, ideal for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Outdoor space

Tags

• OPEN FLOORPLAN
• OUTDOOR SPACE
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• TWO SECONDARY BEDROOMS

🏗️ New construction. The $207,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $260,234.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $208k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (7.5% below list).
• Recommended offer: $183k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: Rents flat; 1516 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 91d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 30% 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 $2k of loan paydown is wiped out by about $8k 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 237 days — a 12% lower offer ($183k) is reasonable based on typical stale-listing flexibility.

Recommended offer $183,031 (12.0% 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 237 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.74% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.58%
• DSCR: 0.80
• GRM: 11.3

CMA / ARV

• ARV (median comp): $260,234
• List price: $207,990
• Delta: -20.08%
• 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
21215 Serene Meadow Dr	0.32mi	3/2.0	1,461 (0%)	0mo	$189,990	$130	85
16270 Bergara Bend Dr	0.32mi	3/2.0	1,461 (0%)	2mo	$194,990	$133	83
16261 Bergara Bend Dr	0.32mi	3/2.0	1,461 (0%)	2mo	$191,990	$131	83
21151 Waze Lewis Dr	0.47mi	3/2.0	1,444 (-1%)	0mo	$200,000	$139	76
21219 Serene Meadow Dr	0.02mi	4/2.0 (+1)	1,656 (+13%)	0mo	$203,990	$123	72
21211 Serene Meadow Dr	0.02mi	4/2.0 (+1)	1,656 (+13%)	1mo	$204,990	$124	71
21714 Piper Betel Rd	0.57mi	3/2.0	1,476 (+1%)	1mo	$239,990	$163	71
16530 Ithaca Pheasant Dr	0.30mi	3/2.0	1,302 (-11%)	1mo	$196,990	$151	67
21710 Piper Betel Rd	0.57mi	3/2.0	1,415 (-3%)	3mo	$244,990	$173	66
16257 Bergara Bend Dr	0.31mi	3/2.0	1,311 (-10%)	3mo	$162,991	$124	66
16214 Bergara Bend Dr	0.31mi	3/2.0	1,311 (-10%)	3mo	$162,991	$124	66
14322 Moonflower Dr	0.61mi	3/2.0	1,573 (+8%)	3mo	$264,990	$168	57

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: -27.2%
• Equity multiple: 0.11×
• Total profit: $-65,097
• Equity at exit: $38,802

10-year hold

• IRR: -39.0%
• Equity multiple: -0.37×
• Total profit: $-99,759
• Equity at exit: $22,500

Cash invested: $72,866 (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: 126 active · 83 under contract
• Months of supply: 13.7 mo (7%/mo absorbed)
• Median asking: $233,990 ($146/sqft)
• Median days on market: 83 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +21.6% above current asking $/sqft

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

ZIP-level market 77357

• Home prices YoY: -24.7%
• Rents YoY: 0.2%
• Active inventory: 1516
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,925 high
• Mortgage (P&I): −$1,365
• Tax est. 1.5%: −$325 /mo · $3,904/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-278

Break-even live

Break-even rent $2,276

Max offer price $220,019

Occupancy floor —

Sensitivity live

Price	-10% $-98	-5% $-188	+0% $-278	+5% $-368	+10% $-458
Rent	-10% $-430	-5% $-354	+0% $-278	+5% $-202	+10% $-126
Rate	-1.0pp $-147	-0.5pp $-212	base $-278	+0.5pp $-345	+1.0pp $-414

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: $65,059
• Closing costs: $7,807
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21501 Rustic Elm Dr New Caney, TX	4.0	2.0	1774	$1,825	$1.03	76d	1	0.43mi
15019 Ashton Meadows Dr New Caney, TX	3.0	2.0	1501	$1,790	$1.19	165d	1	0.49mi
15127 Willow Tree Ln New Caney, TX	3.0	2.0	1760	$2,200	$1.25	90d	1	0.71mi
15171 Willow Tree Ln New Caney, TX	3.0	2.0	1545	$1,650	$1.07	107d	1	0.72mi
14939 Cypress Hollow Dr New Caney, TX	3.0	2.0	1451	$1,625	$1.12	3d	1	0.92mi
14255 Timber Fields Way Splendora, TX	3.0–4.0	2.0–2.5	1797	$1,649	$0.92	7d	55	0.97mi
15815 Kropik Rd Conroe, TX	2.0	2.0	1484	$1,495	$1.01	90d	1	1.14mi
15815 Kropik Rd Conroe, TX	2.0	2.0	1484	$1,495	$1.01	10d	1	1.14mi

Listing history 50 events

1. 2026-11-08
   days on market $207,990 Active 237 DOM
2. 2026-11-07
   days on market $207,990 Active 236 DOM
3. 2026-11-06
   days on market $207,990 Active 235 DOM
4. 2026-11-05
   days on market $207,990 Active 234 DOM
5. 2026-11-04
   days on market $207,990 Active 233 DOM
6. 2026-11-02
   days on market $207,990 Active 231 DOM
7. 2026-11-01
   days on market $207,990 Active 230 DOM
8. 2026-10-31
   days on market $207,990 Active 229 DOM
9. 2026-10-30
   days on market $207,990 Active 228 DOM
10. 2026-10-29
    days on market $207,990 Active 227 DOM
11. 2026-10-28
    days on market $207,990 Active 226 DOM
12. 2026-10-27
    days on market $207,990 Active 225 DOM
13. 2026-10-26
    days on market $207,990 Active 224 DOM
14. 2026-10-26
    days on market $207,990 Active 223 DOM
15. 2026-10-24
    days on market $207,990 Active 222 DOM
16. 2026-10-23
    days on market $207,990 Active 221 DOM
17. 2026-10-22
    days on market $207,990 Active 220 DOM
18. 2026-10-21
    days on market $207,990 Active 219 DOM
19. 2026-10-20
    days on market $207,990 Active 218 DOM
20. 2026-10-19
    days on market $207,990 Active 217 DOM
21. 2026-10-18
    days on market $207,990 Active 216 DOM
22. 2026-10-17
    days on market $207,990 Active 215 DOM
23. 2026-10-16
    days on market $207,990 Active 214 DOM
24. 2026-10-15
    days on market $207,990 Active 213 DOM
25. 2026-10-14
    days on market $207,990 Active 212 DOM
26. 2026-10-13
    days on market $207,990 Active 211 DOM
27. 2026-10-12
    days on market $207,990 Active 210 DOM
28. 2026-10-11
    days on market $207,990 Active 209 DOM
29. 2026-10-10
    days on market $207,990 Active 208 DOM
30. 2026-10-09
    days on market $207,990 Active 207 DOM
31. 2026-10-08
    days on market $207,990 Active 206 DOM
32. 2026-10-08
    price $207,990 Active 205 DOM
33. 2026-10-07
    days on market $210,990 Active 205 DOM
34. 2026-10-06
    days on market $210,990 Active 204 DOM
35. 2026-10-05
    days on market $210,990 Active 203 DOM
36. 2026-10-04
    days on market $210,990 Active 202 DOM
37. 2026-10-03
    days on market $210,990 Active 201 DOM
38. 2026-10-02
    days on market $210,990 Active 200 DOM
39. 2026-10-01
    days on market $210,990 Active 199 DOM
40. 2026-09-30
    days on market $210,990 Active 198 DOM
41. 2026-09-29
    price $210,990 Active 197 DOM
42. 2026-09-29
    days on market $218,990 Active 197 DOM
43. 2026-09-27
    days on market $218,990 Active 195 DOM
44. 2026-09-26
    days on market $218,990 Active 194 DOM
45. 2026-09-25
    days on market $218,990 Active 193 DOM
46. 2026-09-24
    days on market $218,990 Active 192 DOM
47. 2026-09-23
    days on market $218,990 Active 191 DOM
48. 2026-09-22
    days on market $218,990 Active 190 DOM
49. 2026-09-21
    days on market $218,990 Active 189 DOM
50. 2026-09-20
    days on market $218,990 Active 188 DOM

ⓘ 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: $23,096
• − Mortgage interest: −$14,577
• − Property taxes: −$3,904
• − Insurance: −$1,301
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$7,570
• Taxable loss: −$7,951
• Est. tax savings @ 24.0%: +$1,908
• After-tax cash flow: $-1,427/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 · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $7,305–$21,915 screening

This single-level home is in good condition with a good exterior and interior. It has a good foundation and structure, and no major repairs are needed. Landscaping and interior updates would significantly increase its value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Interior paint — Fresh paint can make the home look more inviting ↑
• Resale Kitchen appliances — Modern appliances can attract more buyers ↑
• Resale Bathroom fixtures — Upgraded fixtures can increase appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Piney Woods El F TX #2,982/4,322 Nat'l #29,743/41,679 Middle Splendora J H F TX #842/1,662 Nat'l #7,460/14,009 High Splendora H S F TX #1,170/1,632 Nat'l #11,740/17,239

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 — New Caney

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Montgomery County · 713,896 people
• City population: 37,592
• 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: 21% of renters

---

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%
• 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

1 event — show timeline

• 2026-03-16 Listed $238,990 Zillow