117 Amanda St · Conroe, TX 77304

$217,500

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 31 Days on market

Built 1990 6,725 sqft lot Est $228k · at est.

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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).

• Cash flow +14.1/30.0
• ARV discount +9.5/15.0
• Schools +5.1/10.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful remodeled two-story home in a quiet Conroe neighborhood. NO BACK NEIGHBORS! This property features a spacious living area with plenty of natural light, an open kitchen layout, and well-sized bedrooms for comfortable living. Large yard offers room for outdoor activities, pets, or future improvements. Located just minutes from I-45, shopping, schools, and dining—ideal for buyers seeking convenience and a peaceful residential setting.

Key facts

• Spacious living area
• Large yard
• Minutes from i-45

Tags

• REMODELED TWO-STORY HOME
• NO BACK NEIGHBORS
• SPACIOUS LIVING AREA
• OPEN KITCHEN LAYOUT
• LARGE YARD
• MINUTES FROM I-45

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1990; Single-story listing not specified (living area provided)
• Construction: Vinyl siding; Slab foundation; Composition roof
• Exterior features: Covered patio; Patio; Deck; Private yard; Located in a subdivision

Interior

• Bedrooms: Three bedrooms (all on the second floor; includes a primary bedroom)
• Flooring: Plank; Vinyl
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Central electric heating; Central air conditioning (electric)
• Interior features: Plank and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $33 ($394/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (20.9% below list).
• Recommended offer: $172k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.1% in Conroe — 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 74/100 on livability (#169 in TX, #4,447 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, amenities B; Watch: commute F, health & safety F.
• Conroe ISD (other): math 57% / reading 57% proficiency, ranked #69 of 826 in TX (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Giesinger El (math 61% / reading 52%, grade C+, #559 of 4,322 statewide, top 13%, 741 students, 48% FRL); Peet J H (math 45% / reading 50%, grade C-, #408 of 1,662 statewide, top 25%, 1,289 students, 58% FRL); Conroe H S (math 32% / reading 51%, grade F, #767 of 1,632 statewide, top 47%, 4,915 students, 61% FRL) — zoned schools average 56% FRL vs 34% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.6%/yr); 756 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,977 (20.9% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $227,760
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Camelot Place Ct	0.64mi	3/2.0	1,564 (+0%)	13mo	$218,252	$140	58
109 Camelot Place Ct	0.62mi	3/2.5	1,450 (-7%)	2mo	$209,950	$145	56
2016 Oaklawn Dr	0.60mi	3/2.0	1,532 (-2%)	17mo	$229,500	$150	55
160 Camelot Place Ct	0.69mi	3/2.0	1,564 (+0%)	20mo	$225,000	$144	51
227 Oak Hollow St	0.58mi	3/3.0	1,658 (+6%)	10mo	$225,000	$136	50
2014 Oaklawn Dr	0.61mi	3/2.0	1,480 (-5%)	18mo	$224,500	$152	48
125 Camelot Place Ct	0.63mi	3/2.5	1,433 (-8%)	11mo	$218,500	$152	46
908 Elm St	0.48mi	3/2.0	1,369 (-12%)	14mo	$199,900	$146	46
132 Camelot Place Ct	0.66mi	3/2.5	1,597 (+2%)	21mo	$255,000	$160	46
165 Camelot Place Ct	0.66mi	3/2.5	1,774 (+14%)	10mo	$250,000	$141	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.37×
• Total profit: $-38,274
• Equity at exit: $32,430

10-year hold

• IRR: -17.1%
• Equity multiple: 0.17×
• Total profit: $-50,448
• Equity at exit: $18,805

Cash invested: $60,900 (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 77304

• Home prices YoY: -29.3%
• Rents YoY: -1.6%
• Active inventory: 756
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,720 high
• Mortgage (P&I): −$1,141
• Tax from tax record: −$95 /mo · $1,134/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $33

Break-even live

Break-even rent $1,678

Max offer price $217,500

Occupancy floor 93%

Sensitivity live

Price	-10% $156	-5% $94	+0% $33	+5% $-29	+10% $-90
Rent	-10% $-103	-5% $-35	+0% $33	+5% $101	+10% $169
Rate	-1.0pp $142	-0.5pp $88	base $33	+0.5pp $-23	+1.0pp $-81

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: $54,375
• Closing costs: $6,525
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
650 Sgt Ed Holcomb Blvd N Conroe, TX	1.0–3.0	1.0–3.0	1151	$2,245	$1.95	0d	107	0.26mi
217 Oakcrest Conroe, TX	3.0	2.5	1663	$1,675	$1.01	45d	1	0.74mi
701 N Frazier St Conroe, TX	2.0	2.0	1159	$1,399	$1.21	0d	1	0.79mi
707 N Frazier St Conroe, TX	2.0	2.0	1159	$1,245	$1.07	45d	1	0.80mi
1515 Wilson Rd Conroe, TX	1.0–3.0	1.0–2.0	828	$1,330	$1.61	17d	31	0.95mi
800 N San Jacinto St Conroe, TX	3.0	2.0	2000	$1,450	$0.72	45d	1	1.06mi
500 Hickerson St Conroe, TX	2.0–4.0	2.0	1165	$1,456	$1.25	7d	3	1.11mi
901 Wilson Rd Unit 3047 Conroe, TX	3.0	2.0	1295	$1,524	$1.18	13d	1	1.12mi
650 Everett St Conroe, TX	3.0	3.0	1550	$1,800	$1.16	45d	1	1.13mi
901 Wilson Rd Unit 934 Conroe, TX	3.0	2.0	1295	$1,513	$1.17	12d	1	1.14mi
901 Wilson Rd Unit 3228 Conroe, TX	3.0	2.0	1295	$1,473	$1.14	0d	1	1.14mi
1900 Westview Blvd Unit 3047 Conroe, TX	3.0	2.0	1182	$1,825	$1.54	13d	1	1.15mi
907 Wilson Rd Conroe, TX	3.0	2.0	1295	$1,760	$1.36	45d	1	1.17mi
1900 Westview Blvd Unit 1933 Conroe, TX	3.0	2.0	1182	$1,814	$1.53	12d	1	1.20mi
1900 Westview Blvd Unit 3228 Conroe, TX	3.0	2.0	1182	$1,774	$1.50	0d	1	1.21mi
1945 Westview Blvd Conroe, TX	1.0–3.0	1.0–2.0	961	$1,925	$2.00	0d	15	1.34mi
511 N 3rd St Conroe, TX	3.0	1.0	1100	$1,695	$1.54	5d	1	1.35mi
1111 Swinford Ct Conroe, TX	3.0	2.0	2064	$2,350	$1.14	45d	1	1.36mi
407 Gladstell St Conroe, TX	1.0–2.0	1.0–1.5	940	$1,050	$1.12	7d	3	1.42mi
311 Gladstell St Conroe, TX	3.0	2.0	1330	$1,299	$0.98	3d	1	1.43mi

Listing history 18 events

1. 2026-06-21
   days on market $217,500 Active 31 DOM
2. 2026-06-18
   days on market $217,500 Active 28 DOM
3. 2026-06-17
   days on market $217,500 Active 27 DOM
4. 2026-06-16
   days on market $217,500 Active 26 DOM
5. 2026-06-15
   days on market $217,500 Active 25 DOM
6. 2026-06-13
   pricedays on market $217,500 Active 23 DOM
7. 2026-06-09
   days on market $224,000 Active 19 DOM
8. 2026-06-08
   days on market $224,000 Active 18 DOM
9. 2026-06-07
   days on market $224,000 Active 17 DOM
10. 2026-06-04
    days on market $224,000 Active 14 DOM
11. 2026-06-03
    days on market $224,000 Active 13 DOM
12. 2026-06-02
    days on market $224,000 Active 12 DOM
13. 2026-06-01
    days on market $224,000 Active 11 DOM
14. 2026-05-31
    days on market $224,000 Active 10 DOM
15. 2026-05-21
    listed $224,000 Active
16. 2025-04-28
    soldstatus
17. 2023-10-04
    listed $129,000 Active
18. 2023-10-04
    historical

ⓘ 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: $1,134 · $95/mo
• Projected year-2 tax: $3,980 · $332/mo
• Expected delta: +$2,846/yr (+$237/mo · 250.9%)

ⓘ 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 8/10 Severe 7 d/yr ≥111°F today · 24 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: $20,637
• − Mortgage interest: −$12,183
• − Property taxes: −$1,134
• − Insurance: −$1,088
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$6,327
• Taxable loss: −$3,397
• Est. tax savings @ 24.0%: +$815
• After-tax cash flow: $1,210/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: Conroe ISD
• NCES district ID: 4815000
• Math proficiency: 57% ▼ -6.00%
• Reading proficiency: 57% ▼ -1.00%
• Median HH income: $71,541
• Composite: 50.65/100
• National rank: #1833
• State rank: #69 of 826 in TX

Livability — Conroe

• Score: 74/100
• State rank: #169
• US rank: #4447

Category grades

Amenities B Commute F Cost of living A+ Crime B- Employment B- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Conroe, TX
• County: Montgomery County · 663,713 people
• City population: 205,417
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 44,225
• Household income: $80,425
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 2233.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 16% Black 11% Two or more races 8% Asian 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Lithuanian 4% Italian 2% Romanian 2%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 10% Other Indo-European 1% Tagalog/Filipino 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: ▼ -87.02%
• Current HPI: 209.516
• Rent YoY: ▼ -1.65%
• 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

+73.6% since first listed

4 events — show timeline

• 2026-05-21 Listed $224,000 HARMLS
• 2025-04-28 Sold (Public Records) — Public Records
• 2023-10-04 Listing Removed — HARMLS
• 2023-10-04 Listed $129,000 HARMLS

Property tax history

+2.1%/yr

Latest (2025): $1,134 · +9.7% YoY. Source: county tax records.