WHITNEY Plan · The Woodlands, TX 77354

$314,990

4 bd · 2.5 ba · 2,178 sqft · SingleFamily · 956 Days on market

---

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).

• Cash flow +10.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.5/5.0
• Schools +3.9/10.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Designed with your comfort and convenience in mind, the Whitney is anchored by an inviting open-concept living space, featuring a spacious great room-boasting access to an optional covered patio-that flows into a versatile dining area and an inviting kitchen with a center island and pantry. You'll also love the convenient main-floor primary suite, featuring an attached bath and a roomy walk-in closet. Additional main-floor highlights include a laundry room and a valet entrance off the two-bay garage. Heading upstairs, you'll find additional living and private space with a multipurpose game room, surrounded by three generous secondary bedrooms and a full hall bath. Options: Separate tub and shower to the primary suite

Key facts

• 2 garage spots
• Listed 956 days

🏗️ New construction. The $314,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $296,146.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (23.4% below list).
• Recommended offer: $241k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: amenities A+, commute A+, employment 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.
• Zoned schools: Cedric C Smith (math 48% / reading 42%, grade D-, #1,133 of 4,322 statewide, top 27%, 724 students, 55% FRL); Bear Branch J H (math 44% / reading 46%, grade D, #479 of 1,662 statewide, top 29%, 1,076 students, 37% FRL); Magnolia H S (math 47% / reading 62%, grade C-, #379 of 1,632 statewide, top 26%, 2,248 students, 31% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: Rents flat; 1622 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 956 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Recommended offer $241,267 (23.4% 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 956 days. Have you received any prior offers? Is the seller open to a 23% 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 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?
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: 0.81% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $296,146
• List price: $314,990
• Delta: 6.36%
• 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
279 Brazen Forest Trl	0.34mi	4/2.5	2,178 (0%)	3mo	$309,900	$142	82
8519 Blueberry Ash St	0.18mi	5/3.0 (+1)	2,128 (-2%)	3mo	$311,188	$146	78
8546 Blueberry Ash St	0.23mi	5/3.5 (+1)	2,200 (+1%)	4mo	$334,576	$152	76
291 Brazen Forest Trl	0.32mi	4/2.5	1,897 (-13%)	3mo	$299,900	$158	61
205 Valiant Ridge Trl	0.31mi	3/2.5 (-1)	1,952 (-10%)	3mo	$294,900	$151	61
218 Brazen Forest Trl	0.32mi	4/2.5	1,897 (-13%)	4mo	$299,900	$158	60
7819 Bergamot Cir	0.46mi	4/2.5	1,897 (-13%)	1mo	$299,900	$158	56
7827 Bergamot Cir	0.45mi	3/2.5 (-1)	1,952 (-10%)	1mo	$299,900	$154	56
8019 Heroes Hall Dr	0.34mi	5/3.0 (+1)	2,439 (+12%)	3mo	$339,900	$139	55
271 Brazen Forest Trl	0.36mi	5/3.0 (+1)	2,439 (+12%)	2mo	$349,900	$143	54
2 Gilded Crest Ct	0.54mi	4/2.0	2,401 (+10%)	4mo	$469,000	$195	53
16 Florentino Vine Pl	0.62mi	3/2.0 (-1)	2,050 (-6%)	2mo	$420,000	$205	52

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: 22.0%
• Equity multiple: 2.76×
• Total profit: $146,035
• Equity at exit: $266,792

10-year hold

• IRR: 19.2%
• Equity multiple: 6.13×
• Total profit: $425,662
• Equity at exit: $575,346

Cash invested: $82,921 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,413 high
• Mortgage (P&I): −$1,553
• Tax est. 1.5%: −$370 /mo · $4,442/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-141

Break-even live

Break-even rent $2,591

Max offer price $275,803

Occupancy floor —

Sensitivity live

Price	-10% $64	-5% $-38	+0% $-141	+5% $-243	+10% $-345
Rent	-10% $-331	-5% $-236	+0% $-141	+5% $-45	+10% $50
Rate	-1.0pp $9	-0.5pp $-65	base $-141	+0.5pp $-217	+1.0pp $-295

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: $74,036
• Closing costs: $8,884
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
94 Valiant Ridge Trl Magnolia, TX	5.0	3.0	2517	$2,350	$0.93	45d	1	0.17mi
131 Valiant Ridge Trl Magnolia, TX	4.0	2.0	1840	$2,280	$1.24	0d	1	0.18mi
139 Valiant Ridge Trl Magnolia, TX	3.0	2.0	1511	$1,846	$1.22	14d	1	0.20mi
8344 Bristle Cone Pine Way Magnolia, TX	5.0	2.5	2200	$2,900	$1.32	45d	1	0.28mi
260 Gallant Front Ln Magnolia, TX	3.0	2.0	1410	$1,975	$1.40	26d	1	0.30mi
260 Gallant Front Ln Magnolia, TX	3.0	2.0	1410	$2,000	$1.42	45d	1	0.30mi
7910 Alset Dr Magnolia, TX	4.0	3.0	1897	$2,320	$1.22	45d	1	0.31mi
79 W Shale Creek Cir Spring, TX	4.0	3.5	2918	$4,500	$1.54	45d	1	0.86mi
139 Hawkhurst Cir Magnolia, TX	4.0	3.0	2563	$2,950	$1.15	26d	1	0.92mi
146 Black Swan Pl Magnolia, TX	4.0	3.0	2535	$2,495	$0.98	24d	1	1.12mi
3 Peachridge Pl Unit 1 Spring, TX	3.0	2.5	1657	$1,950	$1.18	22d	1	1.20mi
29980 Farm to Market Road 2978 Unit 3228 Magnolia, TX	3.0	2.0	1578	$2,320	$1.47	0d	1	1.31mi
29980 Farm to Market Road 2978 Unit 3047 Magnolia, TX	3.0	2.0	1578	$2,371	$1.50	13d	1	1.31mi
30000 FM 2978 Rd Magnolia, TX	1.0–4.0	1.0–4.0	1175	$2,168	$1.84	0d	47	1.34mi
29980 Farm to Market Road 2978 Unit 30013 Magnolia, TX	3.0	2.0	1578	$2,360	$1.50	12d	1	1.34mi

Listing history 24 events

1. 2026-06-21
   days on market $314,990 Active 956 DOM
2. 2026-06-18
   days on market $314,990 Active 953 DOM
3. 2026-06-17
   days on market $314,990 Active 952 DOM
4. 2026-06-16
   days on market $314,990 Active 951 DOM
5. 2026-06-15
   days on market $314,990 Active 950 DOM
6. 2026-06-13
   days on market $314,990 Active 948 DOM
7. 2026-06-09
   days on market $314,990 Active 944 DOM
8. 2026-06-08
   days on market $314,990 Active 943 DOM
9. 2026-06-07
   days on market $314,990 Active 942 DOM
10. 2026-06-04
    days on market $314,990 Active 939 DOM
11. 2026-06-03
    days on market $314,990 Active 938 DOM
12. 2026-06-02
    days on market $314,990 Active 937 DOM
13. 2026-06-01
    days on market $314,990 Active 936 DOM
14. 2026-05-31
    days on market $314,990 Active 935 DOM
15. 2025-06-12
    price $314,990 726-char remark

    Show marketing remark (726 chars)

    Designed with your comfort and convenience in mind, the Whitney is anchored by an inviting open-concept living space, featuring a spacious great room-boasting access to an optional covered patio-that flows into a versatile dining area and an inviting kitchen with a center island and pantry. You'll also love the convenient main-floor primary suite, featuring an attached bath and a roomy walk-in closet. Additional main-floor highlights include a laundry room and a valet entrance off the two-bay garage. Heading upstairs, you'll find additional living and private space with a multipurpose game room, surrounded by three generous secondary bedrooms and a full hall bath. Options: Separate tub and shower to the primary suite

16. 2025-01-01
    price $309,990 726-char remark

    Show marketing remark (726 chars)

    Designed with your comfort and convenience in mind, the Whitney is anchored by an inviting open-concept living space, featuring a spacious great room-boasting access to an optional covered patio-that flows into a versatile dining area and an inviting kitchen with a center island and pantry. You'll also love the convenient main-floor primary suite, featuring an attached bath and a roomy walk-in closet. Additional main-floor highlights include a laundry room and a valet entrance off the two-bay garage. Heading upstairs, you'll find additional living and private space with a multipurpose game room, surrounded by three generous secondary bedrooms and a full hall bath. Options: Separate tub and shower to the primary suite

17. 2024-10-03
    price $308,990 726-char remark

    Show marketing remark (726 chars)

    Designed with your comfort and convenience in mind, the Whitney is anchored by an inviting open-concept living space, featuring a spacious great room-boasting access to an optional covered patio-that flows into a versatile dining area and an inviting kitchen with a center island and pantry. You'll also love the convenient main-floor primary suite, featuring an attached bath and a roomy walk-in closet. Additional main-floor highlights include a laundry room and a valet entrance off the two-bay garage. Heading upstairs, you'll find additional living and private space with a multipurpose game room, surrounded by three generous secondary bedrooms and a full hall bath. Options: Separate tub and shower to the primary suite

18. 2024-04-12
    price $298,990 726-char remark

    Show marketing remark (726 chars)

    Designed with your comfort and convenience in mind, the Whitney is anchored by an inviting open-concept living space, featuring a spacious great room-boasting access to an optional covered patio-that flows into a versatile dining area and an inviting kitchen with a center island and pantry. You'll also love the convenient main-floor primary suite, featuring an attached bath and a roomy walk-in closet. Additional main-floor highlights include a laundry room and a valet entrance off the two-bay garage. Heading upstairs, you'll find additional living and private space with a multipurpose game room, surrounded by three generous secondary bedrooms and a full hall bath. Options: Separate tub and shower to the primary suite

19. 2024-03-21
    price $297,990 726-char remark

    Show marketing remark (726 chars)

    Designed with your comfort and convenience in mind, the Whitney is anchored by an inviting open-concept living space, featuring a spacious great room-boasting access to an optional covered patio-that flows into a versatile dining area and an inviting kitchen with a center island and pantry. You'll also love the convenient main-floor primary suite, featuring an attached bath and a roomy walk-in closet. Additional main-floor highlights include a laundry room and a valet entrance off the two-bay garage. Heading upstairs, you'll find additional living and private space with a multipurpose game room, surrounded by three generous secondary bedrooms and a full hall bath. Options: Separate tub and shower to the primary suite

20. 2024-02-28
    price $296,990 726-char remark

    Show marketing remark (726 chars)

    Designed with your comfort and convenience in mind, the Whitney is anchored by an inviting open-concept living space, featuring a spacious great room-boasting access to an optional covered patio-that flows into a versatile dining area and an inviting kitchen with a center island and pantry. You'll also love the convenient main-floor primary suite, featuring an attached bath and a roomy walk-in closet. Additional main-floor highlights include a laundry room and a valet entrance off the two-bay garage. Heading upstairs, you'll find additional living and private space with a multipurpose game room, surrounded by three generous secondary bedrooms and a full hall bath. Options: Separate tub and shower to the primary suite

21. 2024-02-08
    price $295,990 726-char remark

    Show marketing remark (726 chars)

    Designed with your comfort and convenience in mind, the Whitney is anchored by an inviting open-concept living space, featuring a spacious great room-boasting access to an optional covered patio-that flows into a versatile dining area and an inviting kitchen with a center island and pantry. You'll also love the convenient main-floor primary suite, featuring an attached bath and a roomy walk-in closet. Additional main-floor highlights include a laundry room and a valet entrance off the two-bay garage. Heading upstairs, you'll find additional living and private space with a multipurpose game room, surrounded by three generous secondary bedrooms and a full hall bath. Options: Separate tub and shower to the primary suite

22. 2024-02-06
    price $293,990 726-char remark

    Show marketing remark (726 chars)

    Designed with your comfort and convenience in mind, the Whitney is anchored by an inviting open-concept living space, featuring a spacious great room-boasting access to an optional covered patio-that flows into a versatile dining area and an inviting kitchen with a center island and pantry. You'll also love the convenient main-floor primary suite, featuring an attached bath and a roomy walk-in closet. Additional main-floor highlights include a laundry room and a valet entrance off the two-bay garage. Heading upstairs, you'll find additional living and private space with a multipurpose game room, surrounded by three generous secondary bedrooms and a full hall bath. Options: Separate tub and shower to the primary suite

23. 2024-01-08
    price $292,990 726-char remark

    Show marketing remark (726 chars)

    Designed with your comfort and convenience in mind, the Whitney is anchored by an inviting open-concept living space, featuring a spacious great room-boasting access to an optional covered patio-that flows into a versatile dining area and an inviting kitchen with a center island and pantry. You'll also love the convenient main-floor primary suite, featuring an attached bath and a roomy walk-in closet. Additional main-floor highlights include a laundry room and a valet entrance off the two-bay garage. Heading upstairs, you'll find additional living and private space with a multipurpose game room, surrounded by three generous secondary bedrooms and a full hall bath. Options: Separate tub and shower to the primary suite

24. 2023-11-08
    listed $291,990 Active 726-char remark

    Show marketing remark (726 chars)

    Designed with your comfort and convenience in mind, the Whitney is anchored by an inviting open-concept living space, featuring a spacious great room-boasting access to an optional covered patio-that flows into a versatile dining area and an inviting kitchen with a center island and pantry. You'll also love the convenient main-floor primary suite, featuring an attached bath and a roomy walk-in closet. Additional main-floor highlights include a laundry room and a valet entrance off the two-bay garage. Heading upstairs, you'll find additional living and private space with a multipurpose game room, surrounded by three generous secondary bedrooms and a full hall bath. Options: Separate tub and shower to the primary suite

ⓘ 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: $28,952
• − Mortgage interest: −$16,589
• − Property taxes: −$4,442
• − Insurance: −$1,481
• − Repairs & maintenance: −$2,316
• − Management: −$2,316
• − Depreciation: −$8,615
• Taxable loss: −$6,807
• Est. tax savings @ 24.0%: +$1,634
• After-tax cash flow: $-53/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: 106,505
• 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

+7.9% since first listed

10 events — show timeline

• 2025-06-12 Price Changed $314,990 Zillow
• 2025-01-01 Price Changed $309,990 Zillow
• 2024-10-03 Price Changed $308,990 Zillow
• 2024-04-12 Price Changed $298,990 Zillow
• 2024-03-21 Price Changed $297,990 Zillow
• 2024-02-28 Price Changed $296,990 Zillow
• 2024-02-08 Price Changed $295,990 Zillow
• 2024-02-06 Price Changed $293,990 Zillow
• 2024-01-08 Price Changed $292,990 Zillow
• 2023-11-08 Listed $291,990 Zillow