2108 Stillhouse Dr · Magnolia, TX 77316

$361,990

4 bd · 3.0 ba · 2,393 sqft · Land · 17 Days on market

Built 2026 $115/mo HOA · 5% of rent ↓ 2% 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
• Schools +3.9/10.0
• Livability +3.7/5.0
• Cash flow +3.6/30.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Lakewood Floor Plan - This single-story home shares an open layout between the kitchen, breakfast nook and family room for easy entertaining, along with access to a patio for year-round outdoor lounging. A luxe owner's suite is in the rear of the home and comes complete with an en-suite bathroom and walk-in closet. There are three secondary bedrooms at the front of the home, ideal for overnight guests or residents needing additional privacy, as well as a study to work from home. The completion date, prices and features may vary and are subject to change. Please verify with Lennar directly. Photos are for illustrative purposes only.

Key facts

• Study
• Walk-in closet
• Open layout

Tags

• OPEN LAYOUT
• PATIO
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• STUDY

Property features AI

Finance

• HOA & community: Crest Management Company community; Annual association fee of $1,385

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Under construction (new construction); Slab foundation
• Construction: Brick construction; Composition roof; Built in 2026
• Exterior features: Back yard fence; Subdivision lot

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Gas oven; Gas range
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric and gas); Central air conditioning (electric and gas)
• Interior features: Breakfast bar; Double vanity; Open kitchen/family room layout; Kitchen/dining combo; Separate shower; Tub with shower
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

🏗️ New construction. The $361,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $436,990.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath land listed at $362k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (35.7% below list).
• Recommended offer: $233k (35.7% below list) — sets the bar for 1% rule.
• Cap rate 2.7% vs local median 3.4% in Magnolia — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $13k 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 17 days — a 2% lower offer ($357k) is reasonable based on typical stale-listing flexibility.
• 2 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 $232,819 (35.7% 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. 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. 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: 0.53% ✗
• Cap rate: 2.73%
• Cash-on-cash: -12.71%
• DSCR: 0.43
• GRM: 15.6

CMA / ARV

• ARV (median comp): $436,990
• List price: $361,990
• Delta: -20.60%
• 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: -42.9%
• Equity multiple: -0.30×
• Total profit: $-159,164
• Equity at exit: $65,157

10-year hold

• IRR: -93.5%
• Equity multiple: -1.19×
• Total profit: $-267,552
• Equity at exit: $37,783

Cash invested: $122,357 (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: 13.0×

Monthly cashflow live

• Estimated rent: $2,328 medium
• Mortgage (P&I): −$2,292
• Tax est. 1.5%: −$546 /mo · $6,555/yr
• Insurance: −$182
• HOA: −$115
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-1,296

Break-even live

Break-even rent $3,968

Max offer price $292,382

Occupancy floor —

Sensitivity live

Price	-10% $-571	-5% $-1,145	+0% $-1,296	+5% $-1,447	+10% $-1,598
Rent	-10% $-1,480	-5% $-1,388	+0% $-1,296	+5% $-1,204	+10% $-1,112
Rate	-1.0pp $-1,076	-0.5pp $-1,185	base $-1,296	+0.5pp $-1,409	+1.0pp $-1,524

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: $109,248
• Closing costs: $13,110
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 25 events

1. 2026-06-07
   status $361,990 Pending 17 DOM
2. 2026-06-04
   days on market $361,990 Active 17 DOM
3. 2026-06-03
   days on market $361,990 Active 16 DOM
4. 2026-06-02
   days on market $361,990 Active 15 DOM
5. 2026-06-01
   days on market $361,990 Active 14 DOM
6. 2026-05-31
   days on market $361,990 Active 13 DOM
7. 2026-05-19
   price $361,990 461-char remark
8. 2026-05-18
   listed $361,990 Active 643-char remark
9. 2026-05-18
   historical
10. 2026-05-07
    price $346,990 461-char remark
11. 2026-05-06
    price $346,990
12. 2026-05-01
    price $339,990 461-char remark
13. 2026-04-30
    price $339,990
14. 2026-04-22
    price $344,990 461-char remark
15. 2026-04-20
    price $344,990
16. 2026-04-17
    price $349,990 461-char remark
17. 2026-04-16
    price $349,990
18. 2026-04-07
    status Active 461-char remark
19. 2026-04-07
    price $343,590 461-char remark
20. 2026-04-06
    price $343,240
21. 2026-04-04
    historical 461-char remark
22. 2026-03-30
    price $363,590
23. 2026-03-30
    price $363,590 461-char remark
24. 2026-03-04
    listed $369,990 Active
25. 2026-02-28
    listed $369,990 Active 461-char remark

ⓘ 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: $6,624 · $552/mo
• Expected delta: +$5,794/yr (+$483/mo · 698.2%)

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

Taxation est. · year 1

• Rental income: $27,938
• − Mortgage interest: −$24,478
• − Property taxes: −$6,555
• − Insurance: −$2,185
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − HOA: −$1,380
• − Depreciation: −$12,712
• Taxable loss: −$23,842
• Est. tax savings @ 24.0%: +$5,722
• After-tax cash flow: $-9,826/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
• City population: 32,847
• 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

-2.2% since first listed

10 events — show timeline

• 2026-06-05 Pending — HARMLS
• 2026-05-18 Listing Removed — HARMLS
• 2026-05-18 Listed $361,990 HARMLS
• 2026-05-06 Price Changed $346,990 HARMLS
• 2026-04-30 Price Changed $339,990 HARMLS
• 2026-04-20 Price Changed $344,990 HARMLS
• 2026-04-16 Price Changed $349,990 HARMLS
• 2026-04-06 Price Changed $343,240 HARMLS
• 2026-03-30 Price Changed $363,590 HARMLS
• 2026-03-04 Listed $369,990 HARMLS