107 Harbour Town Ln · Conroe, TX 77356

$200,000

3 bd · 2.0 ba · 1,782 sqft · SingleFamily public records · 5 Days on market

Built 1983 8,441 sqft lot Est $303k · 34% under $23/mo HOA · 1% of rent

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Why this score? — see what drove the C 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 +17.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.3/10.0
• DSCR +5.4/10.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You don't want to miss this lovely 3 bed/2 bath home with a fantastic view of Lake Conroe! Extensive decking, mostly covered, located in front and back. Lots of outdoor space for entertaining or just relaxing and enjoying a view of the lake from an over-sized covered balcony. All new laminate wood flooring downstairs and in the upstairs kitchen area. Bright and open home with lots of windows and new paint as of April 2018. Very large bedrooms with plenty of space. New, expensive cook-top just installed. Kitchen boasts lots of cabinets, lighting, and counter space. Fenced and nicely shaded backyard with a deck off the 2nd downstairs bedroom. The main living area is located upstairs so you can enjoy fantastic views!

Key facts

• 8,441 sq ft lot
• 2 garage spots
• Built 1983

Property features AI

Finance

• HOA & community: Association: INVERNESS CONDO CO & OWNERS ASSN; Annual association fee of $273; Association amenities include clubhouse, common areas, and recreation facilities

Exterior

• Parking: Attached 2-car garage
• Security: Gated community
• Utilities: Public sewer
• Home design: Residential property; Built in 1983; Single-story entry (information about stories not provided); Facing direction not provided
• Construction: Cement and wood siding; Composition roof; Slab foundation
• Exterior features: Property on a cul-de-sac

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One fireplace; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 7.1% vs local median 3.1% in Conroe — 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 74/100 on livability (#169 in TX, #4,447 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, amenities B; Watch: commute F, health & safety F.
• Montgomery ISD (rural): math 63% / reading 57% proficiency, ranked #49 of 826 in TX (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Stewart Creek El (math 49% / reading 58%, grade C, #686 of 4,322 statewide, top 16%, 738 students, 46% FRL); Montgomery J H (math 68% / reading 54%, grade B+, #145 of 1,662 statewide, top 9%, 1,045 students, 30% FRL); Lake Creek H S (math 53% / reading 68%, grade C+, #268 of 1,632 statewide, top 17%, 1,649 students, 23% FRL).
• Market conditions: Rents falling (-3.3%/yr); 1069 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y ago 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $302,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Harbour Town Dr	0.12mi	3/2.5	1,748 (-2%)	1mo	$290,000	$166	88
106 Harbour Town Ct	0.08mi	3/2.0	1,944 (+9%)	1mo	$310,000	$159	80
171 April Cv	0.25mi	2/2.0 (-1)	1,797 (+1%)	2mo	$239,999	$134	80
130 April Cv	0.40mi	3/2.5	1,786 (+0%)	3mo	$289,000	$162	76
150 Greenbriar Dr	0.27mi	2/2.0 (-1)	1,675 (-6%)	11mo	$285,000	$170	63
101 Fairway View Ct	0.50mi	3/2.5	1,905 (+7%)	1mo	$379,500	$199	62
125 Capetown St	0.23mi	3/2.5	1,980 (+11%)	11mo	$585,000	$295	60
112 Cove Pt	0.27mi	3/2.5	1,588 (-11%)	12mo	$547,500	$345	58
165 April Wind Ct	0.53mi	3/2.0	1,582 (-11%)	10mo	$275,000	$174	48
70 April Wind Dr S	0.50mi	3/2.0	2,012 (+13%)	10mo	$320,000	$159	47
221 April Waters Dr W	0.59mi	3/2.0	2,009 (+13%)	8mo	$299,900	$149	45
119 Fairway View Ln	0.55mi	3/2.0	1,519 (-15%)	7mo	$286,500	$189	44

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.47×
• Total profit: $-29,781
• Equity at exit: $29,821

10-year hold

• IRR: -14.5%
• Equity multiple: 0.30×
• Total profit: $-39,083
• Equity at exit: $17,292

Cash invested: $56,000 (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 77356

• Home prices YoY: -30.3%
• Rents YoY: -3.3%
• Active inventory: 1069
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,261 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$489 /mo · $5,863/yr
• Insurance: −$83
• HOA: −$23
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $142

Break-even live

Break-even rent $2,081

Max offer price $200,000

Occupancy floor 89%

Sensitivity live

Price	-10% $255	-5% $199	+0% $142	+5% $86	+10% $29
Rent	-10% $-36	-5% $53	+0% $142	+5% $232	+10% $321
Rate	-1.0pp $243	-0.5pp $193	base $142	+0.5pp $90	+1.0pp $38

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 April Point Dr N Montgomery, TX	3.0	3.0	1680	$2,250	$1.34	45d	1	0.22mi
124 April Point Dr N Montgomery, TX	4.0	3.0	1624	$2,900	$1.79	45d	1	0.24mi
135 April Point Dr N Montgomery, TX	3.0	3.0	1624	$1,900	$1.17	45d	1	0.24mi
62 April Point Dr S Montgomery, TX	2.0	2.5	2153	$1,850	$0.86	25d	1	0.40mi
124 April Point Dr S #124 Montgomery, TX	2.0	1.0	1300	$1,490	$1.15	22d	1	0.45mi
16913 Glenheath Montgomery, TX	4.0	2.5	1700	$1,571	$0.92	45d	1	0.78mi
16984 W Juneau Montgomery, TX	3.0	3.0	1530	$2,900	$1.90	45d	1	0.92mi
116 Lake View Cir Montgomery, TX	3.0	2.5	1751	$2,250	$1.28	45d	1	0.96mi
275 Pine Terrace Dr Unit 5106C Montgomery, TX	3.0	2.5	1773	$2,820	$1.59	45d	1	1.11mi
35 Lakeview Vlg Montgomery, TX	3.0	2.0	2100	$3,000	$1.43	20d	1	1.45mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 4 events

1. 2026-06-21
   days on market $200,000 Active 5 DOM
2. 2026-06-18
   days on market $200,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $200,000 Active 1 DOM

ⓘ 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: $5,863 · $489/mo
• Projected year-2 tax: $5,863 · $489/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,129
• − Mortgage interest: −$11,203
• − Property taxes: −$5,863
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,170
• − Management: −$2,170
• − HOA: −$276
• − Depreciation: −$5,818
• Taxable loss: −$1,372
• Est. tax savings @ 24.0%: +$329
• After-tax cash flow: $2,036/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: Montgomery ISD
• NCES district ID: 4831260
• Math proficiency: 63% ▼ -3.00%
• Reading proficiency: 57% ▼ -3.00%
• Median HH income: $75,596
• Composite: 53.55/100
• National rank: #1445
• State rank: #49 of 826 in TX

Livability — Conroe

• Score: 74/100
• State rank: #169
• US rank: #4447

Category grades

Amenities B Commute F Cost of living A+ Crime B- Employment B- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Conroe, TX
• County: Montgomery County · 663,713 people
• City population: 205,417
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 32,583
• Household income: $106,804
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 414.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Black 4%
• Common ancestry: Lithuanian 8% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -101.28%
• Current HPI: 233.0032
• Rent YoY: ▼ -3.30%
• 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

+81.8% since first listed

32 events — show timeline

• 2026-06-16 Listed $200,000 HARMLS
• 2026-03-16 Listing Removed — HARMLS
• 2026-02-25 Price Changed $220,000 HARMLS
• 2026-02-12 Price Changed $234,900 HARMLS
• 2026-02-03 Price Changed $244,900 HARMLS
• 2026-01-22 Price Changed $249,600 HARMLS
• 2026-01-15 Price Changed $256,000 HARMLS
• 2026-01-12 Price Changed $275,400 HARMLS
• 2025-12-29 Price Changed $279,700 HARMLS
• 2025-12-24 Price Changed $284,550 HARMLS
• 2025-12-11 Price Changed $291,000 HARMLS
• 2025-12-02 Listed $299,000 HARMLS
• 2021-06-03 Sold (Public Records) — Public Records
• 2018-09-06 Sold (Public Records) — Public Records
• 2018-08-28 Sold (Public Records) — Public Records
• 2018-07-31 Sold (Public Records) — Public Records
• 2018-07-27 Sold (MLS) — HARMLS
• 2018-06-26 Pending — HARMLS
• 2018-06-16 Pending — HARMLS
• 2018-06-02 Listed $187,000 HARMLS
• 2014-04-29 Sold (Public Records) — Public Records
• 2014-04-17 Listing Removed — HARMLS
• 2014-04-15 Sold (MLS) — HARMLS
• 2014-03-24 Pending — HARMLS
• 2014-03-14 Pending — HARMLS
• 2014-03-07 Listed $178,000 HARMLS
• 2006-05-18 Sold (Public Records) — Public Records
• 2005-07-29 Sold (Public Records) — Public Records
• 2004-08-06 Sold (Public Records) — Public Records
• 2004-05-20 Listing Removed — HARMLS
• 2004-02-07 Listed $110,000 HARMLS
• 1998-04-13 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $5,863 · +11.0% YoY. Source: county tax records.