32914 Westwood Square East Dr · The Woodlands, TX 77354

$400,000

4 bd · 3.0 ba · 2,788 sqft · SingleFamily public records · 82 Days on market

Built 2012 0.46 ac lot $143/sqft · at area comps Est $419k · at est. $21/mo HOA · 1% 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
• ARV discount +9.5/15.0
• Livability +4.5/5.0
• Cash flow +4.2/30.0
• Schools +3.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to 32914 Westwood Square East Dr, a home that exudes elegance and comfort. The kitchen is a chef's dream with an accent backsplash, all stainless steel appliances, and a convenient kitchen island for extra prep space. The living area features a cozy fireplace, perfect for those chilly evenings. The primary bathroom is a sanctuary with double sinks, a separate tub, and shower for ultimate relaxation. The primary bedroom boasts a spacious walk-in closet. Outside, enjoy a covered patio perfect for entertaining and a fenced-in backyard provides a space for outdoor activities. This home is a perfect blend of style and functionality. Included 100-Day Home Warranty with buyer activation.

Key facts

• Walk-in closet
• Covered patio
• Kitchen island

Tags

• KITCHEN ISLAND
• ACCENT BACKSPLASH
• COZY FIREPLACE
• COVERED PATIO
• FENCED-IN BACKYARD
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (48.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (41.3% below list).
• Recommended offer: $208k (48.0% below list) — sets the bar for cash-flow.
• Cap rate 3.0% vs local median 2.3% in The Woodlands — 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 91/100 on livability (#1 in TX, #47 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, commute A+; Watch: cost of living D-.
• 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; 1 comparable units currently listed for rent nearby; 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 $43k of equity ($3k loan paydown + $40k 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 ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $65k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $208,124 (48.0% 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 82 days. Have you received any prior offers? Is the seller open to a 48% 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.59% ✗
• Cap rate: 3.03%
• Cash-on-cash: -11.64%
• DSCR: 0.48
• GRM: 14.2

CMA / ARV

• ARV (median comp): $419,002
• List price: $400,000
• Delta: -4.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32810 Oak Creek Dr	0.16mi	4/3.5	3,018 (+8%)	9mo	$765,000	$253	69
6910 Windcrest Estates Ct	0.56mi	4/3.5	2,891 (+4%)	1mo	$750,000	$259	65
32410 Westwood Square East Dr	0.46mi	3/4.5 (-1)	2,678 (-4%)	5mo	$589,000	$220	57
311 Mcdaniel Dr	0.71mi	4/3.5	2,916 (+5%)	2mo	$656,000	$225	55
51 S Crisp Morning Cir	0.73mi	4/3.5	2,882 (+3%)	6mo	$665,000	$231	54
319 Weisinger Dr	0.50mi	3/2.5 (-1)	2,541 (-9%)	6mo	$519,950	$205	50
135 S Bluff Creek Cir	0.62mi	4/3.5	3,135 (+12%)	4mo	$635,000	$203	45
126 S Bluff Creek Cir	0.58mi	4/3.5	3,112 (+12%)	11mo	$750,000	$241	42
99 N Downy Willow Cir	0.75mi	4/2.0	2,515 (-10%)	10mo	$525,000	$209	36
7202 Wedgewood Dr	0.60mi	4/2.5	2,410 (-14%)	13mo	$425,000	$176	36
7407 Ramblewood Dr	0.74mi	3/2.5 (-1)	2,442 (-12%)	2mo	$579,900	$237	36
46 N Bluff Creek Cir	0.51mi	3/2.0 (-1)	2,429 (-13%)	13mo	$500,000	$206	35

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: 15.5%
• Equity multiple: 2.27×
• Total profit: $142,653
• Equity at exit: $360,352

10-year hold

• IRR: 14.7%
• Equity multiple: 5.14×
• Total profit: $463,590
• Equity at exit: $777,112

Cash invested: $112,000 (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 77354

• Home prices YoY: 2.4%
• Rents YoY: 0.3%
• Active inventory: 1604
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,347 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$655 /mo · $7,856/yr
• Insurance: −$167
• HOA: −$21
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-1,086

Break-even live

Break-even rent $3,721

Max offer price $208,124

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7210 Alava Dr Magnolia, TX	4.0	3.0	2031	$2,235	$1.10	43d	1	0.94mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 17 events

1. 2026-04-30
   price $413,000 697-char remark

   Show marketing remark (697 chars)

   Welcome to 32914 Westwood Square East Dr, a home that exudes elegance and comfort. The kitchen is a chef's dream with an accent backsplash, all stainless steel appliances, and a convenient kitchen island for extra prep space. The living area features a cozy fireplace, perfect for those chilly evenings. The primary bathroom is a sanctuary with double sinks, a separate tub, and shower for ultimate relaxation. The primary bedroom boasts a spacious walk-in closet. Outside, enjoy a covered patio perfect for entertaining and a fenced-in backyard provides a space for outdoor activities. This home is a perfect blend of style and functionality. Included 100-Day Home Warranty with buyer activation.

2. 2026-04-09
   price $435,000 697-char remark

   Show marketing remark (697 chars)

   Welcome to 32914 Westwood Square East Dr, a home that exudes elegance and comfort. The kitchen is a chef's dream with an accent backsplash, all stainless steel appliances, and a convenient kitchen island for extra prep space. The living area features a cozy fireplace, perfect for those chilly evenings. The primary bathroom is a sanctuary with double sinks, a separate tub, and shower for ultimate relaxation. The primary bedroom boasts a spacious walk-in closet. Outside, enjoy a covered patio perfect for entertaining and a fenced-in backyard provides a space for outdoor activities. This home is a perfect blend of style and functionality. Included 100-Day Home Warranty with buyer activation.

3. 2026-03-26
   price $450,000 697-char remark

   Show marketing remark (697 chars)

   Welcome to 32914 Westwood Square East Dr, a home that exudes elegance and comfort. The kitchen is a chef's dream with an accent backsplash, all stainless steel appliances, and a convenient kitchen island for extra prep space. The living area features a cozy fireplace, perfect for those chilly evenings. The primary bathroom is a sanctuary with double sinks, a separate tub, and shower for ultimate relaxation. The primary bedroom boasts a spacious walk-in closet. Outside, enjoy a covered patio perfect for entertaining and a fenced-in backyard provides a space for outdoor activities. This home is a perfect blend of style and functionality. Included 100-Day Home Warranty with buyer activation.

4. 2026-03-12
   price $460,000 697-char remark

   Show marketing remark (697 chars)

   Welcome to 32914 Westwood Square East Dr, a home that exudes elegance and comfort. The kitchen is a chef's dream with an accent backsplash, all stainless steel appliances, and a convenient kitchen island for extra prep space. The living area features a cozy fireplace, perfect for those chilly evenings. The primary bathroom is a sanctuary with double sinks, a separate tub, and shower for ultimate relaxation. The primary bedroom boasts a spacious walk-in closet. Outside, enjoy a covered patio perfect for entertaining and a fenced-in backyard provides a space for outdoor activities. This home is a perfect blend of style and functionality. Included 100-Day Home Warranty with buyer activation.

5. 2026-03-04
   listed $465,000 Active 697-char remark

   Show marketing remark (697 chars)

   Welcome to 32914 Westwood Square East Dr, a home that exudes elegance and comfort. The kitchen is a chef's dream with an accent backsplash, all stainless steel appliances, and a convenient kitchen island for extra prep space. The living area features a cozy fireplace, perfect for those chilly evenings. The primary bathroom is a sanctuary with double sinks, a separate tub, and shower for ultimate relaxation. The primary bedroom boasts a spacious walk-in closet. Outside, enjoy a covered patio perfect for entertaining and a fenced-in backyard provides a space for outdoor activities. This home is a perfect blend of style and functionality. Included 100-Day Home Warranty with buyer activation.

6. 2026-02-24
   soldstatus
7. 2016-05-31
   soldstatus
8. 2016-05-27
   soldstatus Sold 484-char remark

   Show marketing remark (484 chars)

   Beautiful, like New custom home. Large Master retreat leads to covered patio w/ private backyard. Master bath has walk-in-shower/whirlpool tub and two large walk-in closets with custom organizers. Kitchen features custom finishes with site built 42 inch cabinetry, island, Granite on all counter tops as well. Split bedroom plan, tile floors, gas log fireplace. 2 of the bedrooms share a Jack & Jill bath. Oversized Two car Garage. Home also contains many other custom features.

9. 2016-04-29
   status Pending 484-char remark

   Show marketing remark (484 chars)

   Beautiful, like New custom home. Large Master retreat leads to covered patio w/ private backyard. Master bath has walk-in-shower/whirlpool tub and two large walk-in closets with custom organizers. Kitchen features custom finishes with site built 42 inch cabinetry, island, Granite on all counter tops as well. Split bedroom plan, tile floors, gas log fireplace. 2 of the bedrooms share a Jack & Jill bath. Oversized Two car Garage. Home also contains many other custom features.

10. 2016-04-16
    status Option Pending 484-char remark

    Show marketing remark (484 chars)

    Beautiful, like New custom home. Large Master retreat leads to covered patio w/ private backyard. Master bath has walk-in-shower/whirlpool tub and two large walk-in closets with custom organizers. Kitchen features custom finishes with site built 42 inch cabinetry, island, Granite on all counter tops as well. Split bedroom plan, tile floors, gas log fireplace. 2 of the bedrooms share a Jack & Jill bath. Oversized Two car Garage. Home also contains many other custom features.

11. 2016-01-07
    listed $299,900 Active 484-char remark

    Show marketing remark (484 chars)

    Beautiful, like New custom home. Large Master retreat leads to covered patio w/ private backyard. Master bath has walk-in-shower/whirlpool tub and two large walk-in closets with custom organizers. Kitchen features custom finishes with site built 42 inch cabinetry, island, Granite on all counter tops as well. Split bedroom plan, tile floors, gas log fireplace. 2 of the bedrooms share a Jack & Jill bath. Oversized Two car Garage. Home also contains many other custom features.

12. 2013-05-29
    soldstatus Sold
13. 2013-04-08
    status Pending
14. 2013-03-20
    status Pending, Continue to Show
15. 2013-02-24
    status Pending
16. 2012-10-15
    listed $245,000 Active
17. 2011-03-01
    soldstatus

ⓘ 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: $7,856 · $655/mo
• Projected year-2 tax: $7,856 · $655/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,159
• − Mortgage interest: −$22,406
• − Property taxes: −$7,856
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − HOA: −$252
• − Depreciation: −$11,636
• Taxable loss: −$20,497
• Est. tax savings @ 24.0%: +$4,919
• After-tax cash flow: $-8,115/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 — The Woodlands

• Score: 91/100
• State rank: #1
• US rank: #47

Category grades

Amenities A+ Commute A+ Cost of living D- Crime A- Employment A+ Housing A+ Health & safety A- 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

+68.6% since first listed

17 events — show timeline

• 2026-04-30 Price Changed $413,000 HARMLS
• 2026-04-09 Price Changed $435,000 HARMLS
• 2026-03-26 Price Changed $450,000 HARMLS
• 2026-03-12 Price Changed $460,000 HARMLS
• 2026-03-04 Listed $465,000 HARMLS
• 2026-02-24 Sold (Public Records) — Public Records
• 2016-05-31 Sold (Public Records) — Public Records
• 2016-05-27 Sold (MLS) — HARMLS
• 2016-04-29 Pending — HARMLS
• 2016-04-16 Pending — HARMLS
• 2016-01-07 Listed $299,900 HARMLS
• 2013-05-29 Sold (MLS) — HARMLS
• 2013-04-08 Pending — HARMLS
• 2013-03-20 Pending — HARMLS
• 2013-02-24 Pending — HARMLS
• 2012-10-15 Listed $245,000 HARMLS
• 2011-03-01 Sold (Public Records) — Public Records

Property tax history

+19.8%/yr

Latest (2025): $7,856 · +9.8% YoY. Source: county tax records.