104 Pine Bend Ct · Magnolia, TX 77354

$245,000

3 bd · 2.0 ba · 1,276 sqft · SingleFamily public records · 149 Days on market

Built 2022 Est $232k · 5% over $75/mo HOA · 4% of rent

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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 +6.1/30.0
• ARV discount +5.0/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0

Listing remarks

Beautiful one story home. Very welcoming front entrance and a 2 car garage. This home is suitable for entertaining, with a joint casual dinning area and family room. Stainless steel appliances in the kitchen. The primary bedroom features an en suite bathroom, and a walk-in closet. Two additional bedrooms and a full bathroom.

Key facts

• En suite bathroom
• Front entrance
• Walk-in closet

Tags

• FRONT ENTRANCE
• JOINT CASUAL DINING AREA
• FAMILY ROOM
• STAINLESS STEEL APPLIANCES
• EN SUITE BATHROOM
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: Lease considered
• HOA & community: Managed by King Property Management; Annual association fee of $900; Has homeowners association

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Single-story (first-floor living areas)
• Construction: Built in 2022; Block foundation; Composition roof
• Exterior features: Located in a subdivision; Has additional parcels

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: Primary bedroom on the first floor (approx. 12 x 15); Two additional first-floor bedrooms (each approx. 10 x 11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Dishwasher; Disposal; Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-460 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (33.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (22.5% below list).
• Recommended offer: $164k (33.2% below list) — sets the bar for cash-flow.

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; 1622 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $26k of equity ($2k loan paydown + $24k 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 4y ago; this cycle's ask is 12967% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,737 (33.2% 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 149 days. Have you received any prior offers? Is the seller open to a 33% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 4.04%
• Cash-on-cash: -8.05%
• DSCR: 0.64
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $232,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
540 Flower Reed Ct	0.30mi	3/2.0	1,330 (+4%)	2mo	$255,990	$192	77
710 Umbrella Tree Dr	0.49mi	3/2.0	1,273 (-0%)	1mo	$237,990	$187	76
407 Rosebank Rnch	0.28mi	4/2.0 (+1)	1,319 (+3%)	1mo	$237,000	$180	76
434 Southern Magnolia Way	0.50mi	3/2.0	1,273 (-0%)	1mo	$240,990	$189	75
723 Umbrella Tree Dr	0.53mi	3/2.0	1,311 (+3%)	2mo	$239,990	$183	69
915 Songbird Ln	0.66mi	3/2.0	1,311 (+3%)	2mo	$237,990	$182	63
719 Umbrella Tree Dr	0.52mi	3/2.0	1,409 (+10%)	1mo	$245,990	$175	58
715 Umbrella Tree Dr	0.51mi	3/2.0	1,418 (+11%)	1mo	$240,990	$170	57
543 Flower Reed Ct	0.31mi	2/1.0 (-1)	1,100 (-14%)	0mo	$222,990	$203	54
533 Southern Magnolia Way	0.61mi	3/2.0	1,409 (+10%)	2mo	$244,990	$174	52
920 Songbird Ln	0.67mi	3/2.0	1,409 (+10%)	2mo	$244,990	$174	50
924 Songbird Ln	0.67mi	3/2.0	1,418 (+11%)	2mo	$242,990	$171	49

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: 17.8%
• Equity multiple: 2.45×
• Total profit: $99,341
• Equity at exit: $220,715

10-year hold

• IRR: 16.2%
• Equity multiple: 5.47×
• Total profit: $306,914
• Equity at exit: $475,981

Cash invested: $68,600 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,899 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$498 /mo · $5,979/yr
• Insurance: −$102
• HOA: −$75
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-460

Break-even live

Break-even rent $2,481

Max offer price $163,737

Occupancy floor —

Sensitivity live

Price	-10% $-321	-5% $-391	+0% $-460	+5% $-529	+10% $-599
Rent	-10% $-610	-5% $-535	+0% $-460	+5% $-385	+10% $-310
Rate	-1.0pp $-337	-0.5pp $-398	base $-460	+0.5pp $-523	+1.0pp $-588

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
423 Jewett Meadow Dr Magnolia, TX	3.0	2.0	1311	$1,781	$1.36	23d	1	0.09mi
937 Gentle Moss Dr Magnolia, TX	3.0	2.0	1252	$1,635	$1.31	6d	1	0.19mi
948 Oak Mist Ln Magnolia, TX	3.0	2.0	1470	$2,000	$1.36	26d	1	0.28mi
297 Country Crossing Cir Magnolia, TX	3.0	2.0	1806	$1,731	$0.96	0d	1	0.61mi
359 Cumberland Forest Dr Magnolia, TX	4.0	2.0	1459	$1,725	$1.18	26d	1	0.74mi
408 Cumberland Forest Dr Magnolia, TX	3.0	2.0	1402	$1,795	$1.28	45d	1	0.79mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 10 events

1. 2026-06-21
   days on market $245,000 Active 149 DOM
2. 2026-06-18
   days on market $245,000 Active 146 DOM
3. 2026-06-17
   days on market $245,000 Active 145 DOM
4. 2026-06-16
   days on market $245,000 Active 144 DOM
5. 2026-06-15
   days on market $245,000 Active 143 DOM
6. 2026-06-13
   days on market $245,000 Active 141 DOM
7. 2026-06-09
   days on market $245,000 Active 137 DOM
8. 2026-06-08
   days on market $245,000 Active 136 DOM
9. 2026-06-07
   remarks 326-char remark
10. 2026-06-07
    listed $245,000 Active 135 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: $5,979 · $498/mo
• Projected year-2 tax: $5,979 · $498/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,786
• − Mortgage interest: −$13,724
• − Property taxes: −$5,979
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − HOA: −$900
• − Depreciation: −$7,127
• Taxable loss: −$9,814
• Est. tax savings @ 24.0%: +$2,355
• After-tax cash flow: $-3,165/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

• Census place: Magnolia, TX
• County: Montgomery County · 663,713 people
• 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

-99.2% since first listed

29 events — show timeline

• 2026-06-06 Relisted — HARMLS
• 2026-04-28 Rental Removed $1,875 HARMLS
• 2026-03-06 Listing Removed — HARMLS
• 2026-01-10 Listed for Rent $1,875 HARMLS
• 2026-01-01 Rental Removed $1,875 HARMLS
• 2025-10-25 Listed for Rent $1,875 HARMLS
• 2025-10-24 Rental Removed $1,950 HARMLS
• 2025-10-23 Listing Removed — HARMLS
• 2025-10-23 Listed $245,000 HARMLS
• 2025-10-09 Listed for Rent $1,950 HARMLS
• 2025-10-08 Rental Removed $1,950 HARMLS
• 2025-10-02 Listing Removed — HARMLS
• 2025-10-02 Listed $320,000 HARMLS
• 2025-07-27 Listed $320,000 HARMLS
• 2025-07-19 Listed for Rent $1,950 HARMLS
• 2025-07-18 Rental Removed $1,950 HARMLS
• 2025-07-08 Listed for Rent $1,950 HARMLS
• 2025-06-30 Rental Removed $1,950 HARMLS
• 2025-04-23 Listed for Rent $1,950 HARMLS
• 2025-04-22 Rental Removed $1,950 HARMLS
• 2025-03-11 Listed for Rent $1,950 HARMLS
• 2023-02-01 Sold (Public Records) — Public Records
• 2023-01-31 Sold (MLS) — HARMLS
• 2022-11-30 Pending — HARMLS
• 2022-11-15 Price Changed $205,000 HARMLS
• 2022-11-13 Price Changed $215,000 HARMLS
• 2022-11-10 Price Changed $220,000 HARMLS
• 2022-11-01 Price Changed $225,000 HARMLS
• 2022-10-31 Listed $235,990 HARMLS

Property tax history

+77.8%/yr

Latest (2025): $5,979 · -0.9% YoY. Source: county tax records.