42622 Rustico Rd · Magnolia, TX 77354

$399,990

4 bd · 3.5 ba · 2,479 sqft · Land · 63 Days on market

Built 2025 9,112 sqft lot $161/sqft · at area comps Est $417k · at est. $75/mo HOA · 3% of rent ↓ 16% 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
• ARV discount +9.4/15.0
• Cash flow +6.7/30.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• 1% rule +0.7/10.0

Listing remarks MLS

Welcome to your dream home! This beautifully designed one-story smart home features 4 spacious bedrooms, 3.5 luxurious bathrooms, a private study, and a generous 3-car tandem garage. Soaring ceilings and large picture windows flood the interior with natural light, creating a bright and inviting atmosphere. The heart of the home is a chef's kitchen, showcasing a massive island with durable quartz countertops, built-in appliances, and easy-to-maintain luxury vinyl plank flooring, perfect for busy households. You'll love the abundance of storage, both in the kitchen and throughout the home. Step outside to your covered back patio, ideal for relaxing or entertaining. There's plenty of space to create your own outdoor oasis. The primary suite is a peaceful retreat, complete with a spa-like bathroom featuring a separate soaking tub and walk-in shower, your perfect escape at the end of the day. Built with energy efficiency in mind, this home boasts a 3.2 Energy Star rating. Don't miss your chance to own this thoughtfully crafted home - schedule your tour today! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary.

Key facts

• Quartz countertops
• Energy star rating
• Covered back patio

Tags

• CHEF'S KITCHEN
• QUARTZ COUNTERTOPS
• LUXURY VINYL PLANK FLOORING
• COVERED BACK PATIO
• ENERGY STAR RATING

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath land listed at $400k.

Deal economics

• At list price, monthly cash flow is $-648 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (42.8% below list).
• Recommended offer: $229k (42.8% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.4% in Magnolia — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1621 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

• 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 63 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 5 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 $228,804 (42.8% 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 63 days. Have you received any prior offers? Is the seller open to a 43% 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: 0.57% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.94%
• DSCR: 0.69
• GRM: 14.6

CMA / ARV

• ARV (median comp): $417,233
• List price: $399,990
• Delta: -4.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 0.32% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.52×
• Total profit: $170,412
• Equity at exit: $360,343

10-year hold

• IRR: 17.0%
• Equity multiple: 5.67×
• Total profit: $523,074
• Equity at exit: $777,093

Cash invested: $111,997 (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: 1621
• Price-to-rent: 14.6×

Monthly cashflow live

• Estimated rent: $2,288 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$116 /mo · $1,395/yr
• Insurance: −$167
• HOA: −$75
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-648

Break-even live

Break-even rent $3,108

Max offer price $285,526

Occupancy floor —

Sensitivity live

Price	-10% $-422	-5% $-535	+0% $-648	+5% $-761	+10% $-874
Rent	-10% $-829	-5% $-738	+0% $-648	+5% $-558	+10% $-467
Rate	-1.0pp $-447	-0.5pp $-546	base $-648	+0.5pp $-752	+1.0pp $-857

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: $99,998
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 23 events

1. 2026-05-15
   price $399,990 1198-char remark

   Show marketing remark (1020 chars)

   Welcome to your dream home! This beautifully designed one-story smart home features 4 spacious bedrooms, 3.5 luxurious bath, private study and 3-car tandem garage. Soaring ceilings and large picture windows flood the interior with natural light, creating a bright and inviting atmosphere. The heart of the home is a chef’s kitchen, a massive island with durable quartz countertops, built-in appliances and easy-to-maintain luxury vinyl plank flooring. You’ll love the abundance of storage, both in the kitchen and throughout the home. Step outside to your covered back patio, ideal for entertaining. There’s plenty of space to create your own outdoor oasis. The primary suite is a peaceful retreat, complete with spa-like bathroom featuring separate soaking tub and walk-in shower. Built with energy efficiency, this home boasts a 3.2 Energy Star rating to help lower your utility bills. Don’t miss your chance to own this thoughtfully crafted, move-in-ready designed to fit your lifestyle today!

2. 2026-05-15
   price $399,990 1020-char remark

   Show marketing remark (1020 chars)

   Welcome to your dream home! This beautifully designed one-story smart home features 4 spacious bedrooms, 3.5 luxurious bath, private study and 3-car tandem garage. Soaring ceilings and large picture windows flood the interior with natural light, creating a bright and inviting atmosphere. The heart of the home is a chef’s kitchen, a massive island with durable quartz countertops, built-in appliances and easy-to-maintain luxury vinyl plank flooring. You’ll love the abundance of storage, both in the kitchen and throughout the home. Step outside to your covered back patio, ideal for entertaining. There’s plenty of space to create your own outdoor oasis. The primary suite is a peaceful retreat, complete with spa-like bathroom featuring separate soaking tub and walk-in shower. Built with energy efficiency, this home boasts a 3.2 Energy Star rating to help lower your utility bills. Don’t miss your chance to own this thoughtfully crafted, move-in-ready designed to fit your lifestyle today!

3. 2026-05-02
   price $409,990 1198-char remark

   Show marketing remark (1198 chars)

   Welcome to your dream home! This beautifully designed one-story smart home features 4 spacious bedrooms, 3.5 luxurious bathrooms, a private study, and a generous 3-car tandem garage. Soaring ceilings and large picture windows flood the interior with natural light, creating a bright and inviting atmosphere. The heart of the home is a chef's kitchen, showcasing a massive island with durable quartz countertops, built-in appliances, and easy-to-maintain luxury vinyl plank flooring, perfect for busy households. You'll love the abundance of storage, both in the kitchen and throughout the home. Step outside to your covered back patio, ideal for relaxing or entertaining. There's plenty of space to create your own outdoor oasis. The primary suite is a peaceful retreat, complete with a spa-like bathroom featuring a separate soaking tub and walk-in shower, your perfect escape at the end of the day. Built with energy efficiency in mind, this home boasts a 3.2 Energy Star rating. Don't miss your chance to own this thoughtfully crafted home - schedule your tour today! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary.

4. 2026-04-29
   price $409,990 1020-char remark

   Show marketing remark (1020 chars)

   Welcome to your dream home! This beautifully designed one-story smart home features 4 spacious bedrooms, 3.5 luxurious bath, private study and 3-car tandem garage. Soaring ceilings and large picture windows flood the interior with natural light, creating a bright and inviting atmosphere. The heart of the home is a chef’s kitchen, a massive island with durable quartz countertops, built-in appliances and easy-to-maintain luxury vinyl plank flooring. You’ll love the abundance of storage, both in the kitchen and throughout the home. Step outside to your covered back patio, ideal for entertaining. There’s plenty of space to create your own outdoor oasis. The primary suite is a peaceful retreat, complete with spa-like bathroom featuring separate soaking tub and walk-in shower. Built with energy efficiency, this home boasts a 3.2 Energy Star rating to help lower your utility bills. Don’t miss your chance to own this thoughtfully crafted, move-in-ready designed to fit your lifestyle today!

5. 2026-03-20
   price $419,990 1198-char remark

   Show marketing remark (1198 chars)

   Welcome to your dream home! This beautifully designed one-story smart home features 4 spacious bedrooms, 3.5 luxurious bathrooms, a private study, and a generous 3-car tandem garage. Soaring ceilings and large picture windows flood the interior with natural light, creating a bright and inviting atmosphere. The heart of the home is a chef's kitchen, showcasing a massive island with durable quartz countertops, built-in appliances, and easy-to-maintain luxury vinyl plank flooring, perfect for busy households. You'll love the abundance of storage, both in the kitchen and throughout the home. Step outside to your covered back patio, ideal for relaxing or entertaining. There's plenty of space to create your own outdoor oasis. The primary suite is a peaceful retreat, complete with a spa-like bathroom featuring a separate soaking tub and walk-in shower, your perfect escape at the end of the day. Built with energy efficiency in mind, this home boasts a 3.2 Energy Star rating. Don't miss your chance to own this thoughtfully crafted home - schedule your tour today! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary.

6. 2026-03-19
   listed $419,990 Active 1020-char remark

   Show marketing remark (1020 chars)

   Welcome to your dream home! This beautifully designed one-story smart home features 4 spacious bedrooms, 3.5 luxurious bath, private study and 3-car tandem garage. Soaring ceilings and large picture windows flood the interior with natural light, creating a bright and inviting atmosphere. The heart of the home is a chef’s kitchen, a massive island with durable quartz countertops, built-in appliances and easy-to-maintain luxury vinyl plank flooring. You’ll love the abundance of storage, both in the kitchen and throughout the home. Step outside to your covered back patio, ideal for entertaining. There’s plenty of space to create your own outdoor oasis. The primary suite is a peaceful retreat, complete with spa-like bathroom featuring separate soaking tub and walk-in shower. Built with energy efficiency, this home boasts a 3.2 Energy Star rating to help lower your utility bills. Don’t miss your chance to own this thoughtfully crafted, move-in-ready designed to fit your lifestyle today!

7. 2026-03-19
   historical

   Show marketing remark (1020 chars)

   Welcome to your dream home! This beautifully designed one-story smart home features 4 spacious bedrooms, 3.5 luxurious bath, private study and 3-car tandem garage. Soaring ceilings and large picture windows flood the interior with natural light, creating a bright and inviting atmosphere. The heart of the home is a chef’s kitchen, a massive island with durable quartz countertops, built-in appliances and easy-to-maintain luxury vinyl plank flooring. You’ll love the abundance of storage, both in the kitchen and throughout the home. Step outside to your covered back patio, ideal for entertaining. There’s plenty of space to create your own outdoor oasis. The primary suite is a peaceful retreat, complete with spa-like bathroom featuring separate soaking tub and walk-in shower. Built with energy efficiency, this home boasts a 3.2 Energy Star rating to help lower your utility bills. Don’t miss your chance to own this thoughtfully crafted, move-in-ready designed to fit your lifestyle today!

8. 2026-03-03
   price $421,990 1198-char remark

   Show marketing remark (1198 chars)

   Welcome to your dream home! This beautifully designed one-story smart home features 4 spacious bedrooms, 3.5 luxurious bathrooms, a private study, and a generous 3-car tandem garage. Soaring ceilings and large picture windows flood the interior with natural light, creating a bright and inviting atmosphere. The heart of the home is a chef's kitchen, showcasing a massive island with durable quartz countertops, built-in appliances, and easy-to-maintain luxury vinyl plank flooring, perfect for busy households. You'll love the abundance of storage, both in the kitchen and throughout the home. Step outside to your covered back patio, ideal for relaxing or entertaining. There's plenty of space to create your own outdoor oasis. The primary suite is a peaceful retreat, complete with a spa-like bathroom featuring a separate soaking tub and walk-in shower, your perfect escape at the end of the day. Built with energy efficiency in mind, this home boasts a 3.2 Energy Star rating. Don't miss your chance to own this thoughtfully crafted home - schedule your tour today! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary.

9. 2026-01-29
   price $419,990 1198-char remark

   Show marketing remark (1198 chars)

   Welcome to your dream home! This beautifully designed one-story smart home features 4 spacious bedrooms, 3.5 luxurious bathrooms, a private study, and a generous 3-car tandem garage. Soaring ceilings and large picture windows flood the interior with natural light, creating a bright and inviting atmosphere. The heart of the home is a chef's kitchen, showcasing a massive island with durable quartz countertops, built-in appliances, and easy-to-maintain luxury vinyl plank flooring, perfect for busy households. You'll love the abundance of storage, both in the kitchen and throughout the home. Step outside to your covered back patio, ideal for relaxing or entertaining. There's plenty of space to create your own outdoor oasis. The primary suite is a peaceful retreat, complete with a spa-like bathroom featuring a separate soaking tub and walk-in shower, your perfect escape at the end of the day. Built with energy efficiency in mind, this home boasts a 3.2 Energy Star rating. Don't miss your chance to own this thoughtfully crafted home - schedule your tour today! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary.

10. 2026-01-28
    price $419,990
11. 2025-12-27
    price $424,990 1198-char remark

    Show marketing remark (1198 chars)

    Welcome to your dream home! This beautifully designed one-story smart home features 4 spacious bedrooms, 3.5 luxurious bathrooms, a private study, and a generous 3-car tandem garage. Soaring ceilings and large picture windows flood the interior with natural light, creating a bright and inviting atmosphere. The heart of the home is a chef's kitchen, showcasing a massive island with durable quartz countertops, built-in appliances, and easy-to-maintain luxury vinyl plank flooring, perfect for busy households. You'll love the abundance of storage, both in the kitchen and throughout the home. Step outside to your covered back patio, ideal for relaxing or entertaining. There's plenty of space to create your own outdoor oasis. The primary suite is a peaceful retreat, complete with a spa-like bathroom featuring a separate soaking tub and walk-in shower, your perfect escape at the end of the day. Built with energy efficiency in mind, this home boasts a 3.2 Energy Star rating. Don't miss your chance to own this thoughtfully crafted home - schedule your tour today! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary.

12. 2025-12-27
    price $424,990

    Show marketing remark (1198 chars)

    Welcome to your dream home! This beautifully designed one-story smart home features 4 spacious bedrooms, 3.5 luxurious bathrooms, a private study, and a generous 3-car tandem garage. Soaring ceilings and large picture windows flood the interior with natural light, creating a bright and inviting atmosphere. The heart of the home is a chef's kitchen, showcasing a massive island with durable quartz countertops, built-in appliances, and easy-to-maintain luxury vinyl plank flooring, perfect for busy households. You'll love the abundance of storage, both in the kitchen and throughout the home. Step outside to your covered back patio, ideal for relaxing or entertaining. There's plenty of space to create your own outdoor oasis. The primary suite is a peaceful retreat, complete with a spa-like bathroom featuring a separate soaking tub and walk-in shower, your perfect escape at the end of the day. Built with energy efficiency in mind, this home boasts a 3.2 Energy Star rating. Don't miss your chance to own this thoughtfully crafted home - schedule your tour today! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary.

13. 2025-11-10
    listed $429,990 Active
14. 2025-11-10
    historical
15. 2025-10-09
    status Active 1198-char remark

    Show marketing remark (1198 chars)

    Welcome to your dream home! This beautifully designed one-story smart home features 4 spacious bedrooms, 3.5 luxurious bathrooms, a private study, and a generous 3-car tandem garage. Soaring ceilings and large picture windows flood the interior with natural light, creating a bright and inviting atmosphere. The heart of the home is a chef's kitchen, showcasing a massive island with durable quartz countertops, built-in appliances, and easy-to-maintain luxury vinyl plank flooring, perfect for busy households. You'll love the abundance of storage, both in the kitchen and throughout the home. Step outside to your covered back patio, ideal for relaxing or entertaining. There's plenty of space to create your own outdoor oasis. The primary suite is a peaceful retreat, complete with a spa-like bathroom featuring a separate soaking tub and walk-in shower, your perfect escape at the end of the day. Built with energy efficiency in mind, this home boasts a 3.2 Energy Star rating. Don't miss your chance to own this thoughtfully crafted home - schedule your tour today! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary.

16. 2025-10-08
    historical 1198-char remark

    Show marketing remark (1198 chars)

    Welcome to your dream home! This beautifully designed one-story smart home features 4 spacious bedrooms, 3.5 luxurious bathrooms, a private study, and a generous 3-car tandem garage. Soaring ceilings and large picture windows flood the interior with natural light, creating a bright and inviting atmosphere. The heart of the home is a chef's kitchen, showcasing a massive island with durable quartz countertops, built-in appliances, and easy-to-maintain luxury vinyl plank flooring, perfect for busy households. You'll love the abundance of storage, both in the kitchen and throughout the home. Step outside to your covered back patio, ideal for relaxing or entertaining. There's plenty of space to create your own outdoor oasis. The primary suite is a peaceful retreat, complete with a spa-like bathroom featuring a separate soaking tub and walk-in shower, your perfect escape at the end of the day. Built with energy efficiency in mind, this home boasts a 3.2 Energy Star rating. Don't miss your chance to own this thoughtfully crafted home - schedule your tour today! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary.

17. 2025-08-31
    price $429,990 1198-char remark

    Show marketing remark (1198 chars)

    Welcome to your dream home! This beautifully designed one-story smart home features 4 spacious bedrooms, 3.5 luxurious bathrooms, a private study, and a generous 3-car tandem garage. Soaring ceilings and large picture windows flood the interior with natural light, creating a bright and inviting atmosphere. The heart of the home is a chef's kitchen, showcasing a massive island with durable quartz countertops, built-in appliances, and easy-to-maintain luxury vinyl plank flooring, perfect for busy households. You'll love the abundance of storage, both in the kitchen and throughout the home. Step outside to your covered back patio, ideal for relaxing or entertaining. There's plenty of space to create your own outdoor oasis. The primary suite is a peaceful retreat, complete with a spa-like bathroom featuring a separate soaking tub and walk-in shower, your perfect escape at the end of the day. Built with energy efficiency in mind, this home boasts a 3.2 Energy Star rating. Don't miss your chance to own this thoughtfully crafted home - schedule your tour today! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary.

18. 2025-08-29
    price $429,990
19. 2025-07-26
    price $453,681 1198-char remark

    Show marketing remark (1198 chars)

    Welcome to your dream home! This beautifully designed one-story smart home features 4 spacious bedrooms, 3.5 luxurious bathrooms, a private study, and a generous 3-car tandem garage. Soaring ceilings and large picture windows flood the interior with natural light, creating a bright and inviting atmosphere. The heart of the home is a chef's kitchen, showcasing a massive island with durable quartz countertops, built-in appliances, and easy-to-maintain luxury vinyl plank flooring, perfect for busy households. You'll love the abundance of storage, both in the kitchen and throughout the home. Step outside to your covered back patio, ideal for relaxing or entertaining. There's plenty of space to create your own outdoor oasis. The primary suite is a peaceful retreat, complete with a spa-like bathroom featuring a separate soaking tub and walk-in shower, your perfect escape at the end of the day. Built with energy efficiency in mind, this home boasts a 3.2 Energy Star rating. Don't miss your chance to own this thoughtfully crafted home - schedule your tour today! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary.

20. 2025-07-20
    price $475,681
21. 2025-07-10
    price $475,681 1198-char remark

    Show marketing remark (1198 chars)

    Welcome to your dream home! This beautifully designed one-story smart home features 4 spacious bedrooms, 3.5 luxurious bathrooms, a private study, and a generous 3-car tandem garage. Soaring ceilings and large picture windows flood the interior with natural light, creating a bright and inviting atmosphere. The heart of the home is a chef's kitchen, showcasing a massive island with durable quartz countertops, built-in appliances, and easy-to-maintain luxury vinyl plank flooring, perfect for busy households. You'll love the abundance of storage, both in the kitchen and throughout the home. Step outside to your covered back patio, ideal for relaxing or entertaining. There's plenty of space to create your own outdoor oasis. The primary suite is a peaceful retreat, complete with a spa-like bathroom featuring a separate soaking tub and walk-in shower, your perfect escape at the end of the day. Built with energy efficiency in mind, this home boasts a 3.2 Energy Star rating. Don't miss your chance to own this thoughtfully crafted home - schedule your tour today! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary.

22. 2025-07-04
    listed $475,933 Active 1198-char remark

    Show marketing remark (1198 chars)

    Welcome to your dream home! This beautifully designed one-story smart home features 4 spacious bedrooms, 3.5 luxurious bathrooms, a private study, and a generous 3-car tandem garage. Soaring ceilings and large picture windows flood the interior with natural light, creating a bright and inviting atmosphere. The heart of the home is a chef's kitchen, showcasing a massive island with durable quartz countertops, built-in appliances, and easy-to-maintain luxury vinyl plank flooring, perfect for busy households. You'll love the abundance of storage, both in the kitchen and throughout the home. Step outside to your covered back patio, ideal for relaxing or entertaining. There's plenty of space to create your own outdoor oasis. The primary suite is a peaceful retreat, complete with a spa-like bathroom featuring a separate soaking tub and walk-in shower, your perfect escape at the end of the day. Built with energy efficiency in mind, this home boasts a 3.2 Energy Star rating. Don't miss your chance to own this thoughtfully crafted home - schedule your tour today! * Photos and Virtual Tours may be of the same home plan located in a different neighborhood. Features and elevations may vary.

23. 2025-07-02
    listed $475,933 Active

ⓘ 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: $1,395 · $116/mo
• Projected year-2 tax: $7,320 · $610/mo
• Expected delta: +$5,925/yr (+$494/mo · 424.7%)

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

Taxation est. · year 1

• Rental income: $27,456
• − Mortgage interest: −$22,406
• − Property taxes: −$1,395
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − HOA: −$900
• − Depreciation: −$11,636
• Taxable loss: −$15,273
• Est. tax savings @ 24.0%: +$3,666
• After-tax cash flow: $-4,110/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: 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

-16.0% since first listed

23 events — show timeline

• 2026-05-15 Price Changed $399,990 Zillow
• 2026-05-15 Price Changed $399,990 HARMLS
• 2026-05-02 Price Changed $409,990 Zillow
• 2026-04-29 Price Changed $409,990 HARMLS
• 2026-03-20 Price Changed $419,990 Zillow
• 2026-03-19 Listing Removed — HARMLS
• 2026-03-19 Listed $419,990 HARMLS
• 2026-03-03 Price Changed $421,990 Zillow
• 2026-01-29 Price Changed $419,990 Zillow
• 2026-01-28 Price Changed $419,990 HARMLS
• 2025-12-27 Price Changed $424,990 Zillow
• 2025-12-27 Price Changed $424,990 HARMLS
• 2025-11-10 Listing Removed — HARMLS
• 2025-11-10 Listed $429,990 HARMLS
• 2025-10-09 Relisted — Zillow
• 2025-10-08 Delisted — Zillow
• 2025-08-31 Price Changed $429,990 Zillow
• 2025-08-29 Price Changed $429,990 HARMLS
• 2025-07-26 Price Changed $453,681 Zillow
• 2025-07-20 Price Changed $475,681 HARMLS
• 2025-07-10 Price Changed $475,681 Zillow
• 2025-07-04 Listed $475,933 Zillow
• 2025-07-02 Listed $475,933 HARMLS