Iva II S Plan · Magnolia, TX 77354

$239,990

3 bd · 2.0 ba · 1,242 sqft · SingleFamily · 770 Days on market

Good condition ↓ 3% since listing

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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 +9.6/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.6/5.0

Listing remarks MLS

The Iva II S Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 3 spacious bedrooms and 2 full bathrooms across 1,242 square feet, this layout provides the ideal space for growing families and those who love to entertain. Exterior features include elegant brick siding with accents of stucco, a covered rear patio perfect for outdoor relaxation, and a two-car garage. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen and living areas, a walk-in pantry for ample storage, and a convenient boot bench in the mudroom. The master suite is a private retreat, complete with a double vanity, separate walk-in shower, and large walk-in closet. Thoughtfully designed for everyday functionality and long-term value, the Iva II S combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

Key facts

• 2 garage spots
• Listed 769 days

Tags

• RENOWNED FOR JOB GROWTH
• TOP-TIER SCHOOL DISTRICT
• SERENE NATURAL SURROUNDINGS

🏗️ New construction. The $239,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $263,112.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (13.5% below list).
• Recommended offer: $208k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.4% 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: schools D+, 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.
• Market conditions: Rents flat; 1604 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $28k of equity ($2k loan paydown + $26k 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 ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 770 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Recommended offer $207,614 (13.5% 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 770 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $263,112
• List price: $239,990
• Delta: -8.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12963 Daniel Springs Ln	0.12mi	3/2.0	1,242 (0%)	3mo	$256,990	$207	92
40700 Pessi Rd	0.21mi	3/2.0	1,240 (-0%)	6mo	$239,990	$194	85
12819 Hannah Springs Ln	0.14mi	3/2.0	1,242 (0%)	15mo	$239,999	$193	81
40688 Pessi Rd	0.20mi	3/2.0	1,242 (0%)	11mo	$234,990	$189	81
12870 Hannah Springs Ln	0.08mi	3/2.0	1,395 (+12%)	18mo	$237,990	$171	60
40773 Mostyn Lake Dr	0.22mi	3/2.0	1,395 (+12%)	13mo	$219,990	$158	58
12850 Hannah Springs Ln	0.10mi	3/2.0	1,395 (+12%)	20mo	$239,990	$172	58

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: 21.4%
• Equity multiple: 2.72×
• Total profit: $126,530
• Equity at exit: $237,032

10-year hold

• IRR: 18.8%
• Equity multiple: 6.05×
• Total profit: $371,698
• Equity at exit: $511,168

Cash invested: $73,671 (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: 1604
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,076 medium
• Mortgage (P&I): −$1,380
• Tax est. 1.5%: −$329 /mo · $3,947/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-178

Break-even live

Break-even rent $2,302

Max offer price $237,332

Occupancy floor —

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: $65,778
• Closing costs: $7,893
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40700 Pessi Rd Magnolia, TX	3.0	2.0	1240	$2,100	$1.69	44d	1	0.21mi
4255 Magnolia Village Dr Unit 2228 Magnolia, TX	2.0	2.0	1131	$1,792	$1.58	3d	1	1.18mi
4255 Magnolia Village Dr Unit 4292 Magnolia, TX	2.0	2.0	1131	$1,824	$1.61	10d	1	1.18mi
4225 Magnolia Village Dr Magnolia, TX	1.0–2.0	1.0–2.0	994	$1,992	$2.00	2d	31	1.23mi

Listing history 18 events

1. 2026-06-18
   days on market $239,990 Active 770 DOM
2. 2026-06-17
   days on market $239,990 Active 769 DOM
3. 2026-06-16
   days on market $239,990 Active 768 DOM
4. 2026-06-15
   days on market $239,990 Active 767 DOM
5. 2026-06-13
   days on market $239,990 Active 765 DOM
6. 2026-06-09
   days on market $239,990 Active 761 DOM
7. 2026-06-08
   days on market $239,990 Active 760 DOM
8. 2026-06-07
   days on market $239,990 Active 759 DOM
9. 2026-06-04
   days on market $239,990 Active 756 DOM
10. 2026-06-03
    days on market $239,990 Active 755 DOM
11. 2026-06-02
    days on market $239,990 Active 754 DOM
12. 2026-06-01
    days on market $239,990 Active 753 DOM
13. 2026-05-31
    days on market $239,990 Active 752 DOM
14. 2026-01-29
    price $239,990 948-char remark

    Show marketing remark (948 chars)

    The Iva II S Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 3 spacious bedrooms and 2 full bathrooms across 1,242 square feet, this layout provides the ideal space for growing families and those who love to entertain. Exterior features include elegant brick siding with accents of stucco, a covered rear patio perfect for outdoor relaxation, and a two-car garage. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen and living areas, a walk-in pantry for ample storage, and a convenient boot bench in the mudroom. The master suite is a private retreat, complete with a double vanity, separate walk-in shower, and large walk-in closet. Thoughtfully designed for everyday functionality and long-term value, the Iva II S combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

15. 2025-01-02
    price $256,990 948-char remark

    Show marketing remark (948 chars)

    The Iva II S Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 3 spacious bedrooms and 2 full bathrooms across 1,242 square feet, this layout provides the ideal space for growing families and those who love to entertain. Exterior features include elegant brick siding with accents of stucco, a covered rear patio perfect for outdoor relaxation, and a two-car garage. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen and living areas, a walk-in pantry for ample storage, and a convenient boot bench in the mudroom. The master suite is a private retreat, complete with a double vanity, separate walk-in shower, and large walk-in closet. Thoughtfully designed for everyday functionality and long-term value, the Iva II S combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

16. 2024-12-02
    price $253,990 948-char remark

    Show marketing remark (948 chars)

    The Iva II S Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 3 spacious bedrooms and 2 full bathrooms across 1,242 square feet, this layout provides the ideal space for growing families and those who love to entertain. Exterior features include elegant brick siding with accents of stucco, a covered rear patio perfect for outdoor relaxation, and a two-car garage. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen and living areas, a walk-in pantry for ample storage, and a convenient boot bench in the mudroom. The master suite is a private retreat, complete with a double vanity, separate walk-in shower, and large walk-in closet. Thoughtfully designed for everyday functionality and long-term value, the Iva II S combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

17. 2024-07-12
    price $249,990 948-char remark

    Show marketing remark (948 chars)

    The Iva II S Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 3 spacious bedrooms and 2 full bathrooms across 1,242 square feet, this layout provides the ideal space for growing families and those who love to entertain. Exterior features include elegant brick siding with accents of stucco, a covered rear patio perfect for outdoor relaxation, and a two-car garage. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen and living areas, a walk-in pantry for ample storage, and a convenient boot bench in the mudroom. The master suite is a private retreat, complete with a double vanity, separate walk-in shower, and large walk-in closet. Thoughtfully designed for everyday functionality and long-term value, the Iva II S combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

18. 2024-05-10
    listed $246,990 Active 948-char remark

    Show marketing remark (948 chars)

    The Iva II S Floor Plan by DSLD Homes offers modern living at its finest, blending style, comfort, and energy efficiency into a beautifully designed home. With 3 spacious bedrooms and 2 full bathrooms across 1,242 square feet, this layout provides the ideal space for growing families and those who love to entertain. Exterior features include elegant brick siding with accents of stucco, a covered rear patio perfect for outdoor relaxation, and a two-car garage. Inside, you'll find an open-concept floor plan with recessed lighting in the kitchen and living areas, a walk-in pantry for ample storage, and a convenient boot bench in the mudroom. The master suite is a private retreat, complete with a double vanity, separate walk-in shower, and large walk-in closet. Thoughtfully designed for everyday functionality and long-term value, the Iva II S combines high-quality craftsmanship with the signature energy efficiency DSLD Homes is known for.

ⓘ 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: $24,914
• − Mortgage interest: −$14,738
• − Property taxes: −$3,947
• − Insurance: −$1,316
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − Depreciation: −$7,654
• Taxable loss: −$6,727
• Est. tax savings @ 24.0%: +$1,615
• After-tax cash flow: $-523/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 · 2 photos

Good 75/100 Cosmetic rehab

The Iva II S by DSLD Homes is in excellent condition with a good condition score of 75. It is move-in ready with minimal cosmetic updates needed to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New kitchen appliances — Enhances functionality and aesthetics
• Both New bathroom fixtures — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑
• Both New bathroom fixtures — Enhances functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

-2.8% since first listed

5 events — show timeline

• 2026-01-29 Price Changed $239,990 Zillow
• 2025-01-02 Price Changed $256,990 Zillow
• 2024-12-02 Price Changed $253,990 Zillow
• 2024-07-12 Price Changed $249,990 Zillow
• 2024-05-10 Listed $246,990 Zillow