14170 Granger Pointe Ln · Grangerland, TX 77302

$227,940

3 bd · 2.0 ba · 1,426 sqft · SingleFamily · 70 Days on market

Built 2026 Excellent condition $160/sqft · at area comps Est $233k · at est. $42/mo HOA · 2% of rent ↓ 9% since listing

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Why this score? — see what drove the C- 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 +16.2/30.0
• ARV discount +8.6/15.0
• Schools +5.1/10.0
• DSCR +5.0/10.0
• Condition / age +5.0/5.0
• 1% rule +4.6/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new, energy-efficient home available by Apr 2026! Prepare dinner in the Mesa Verde's kitchen with an open concept layout. White cabinets with white quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet. Zoned to Conroe ISD, Granger Pointe offers the charming town feel with premier access to the endless shopping, dining and entertainment that Conroe has to offer. Enjoy the local convenience and innovative energy-efficient homes that help lower utility bills. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

Key facts

• White cabinets
• Multi tone carpet
• Open concept layout

Tags

• ENERGY EFFICIENT HOME
• OPEN CONCEPT LAYOUT
• WHITE CABINETS
• WHITE QUARTZ COUNTERTOPS
• LIGHT BROWN EVP FLOORING
• MULTI TONE CARPET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $228k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $120 ($1k/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 $220k (3.5% below list).
• Recommended offer: $214k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 5.1% in Grangerland — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents rising (+3.3%/yr); 1116 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).
• This rent runs 31% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 70 days — a 6% lower offer ($214k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $214,263 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.96% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 8.6

CMA / ARV

• ARV (median comp): $233,440
• List price: $227,940
• Delta: -2.36%
• 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
14170 Granger Pointe Ln	0.00mi	3/2.0	1,426 (0%)	0mo	$227,940	$160	100
14162 Granger Pointe Ln	0.02mi	3/2.0	1,426 (0%)	1mo	$214,590	$150	99
14150 Granger Pointe	0.04mi	3/2.0	1,440 (+1%)	0mo	$213,790	$148	96
14171 Granger Pointe Ln	0.03mi	3/2.0	1,405 (-2%)	0mo	$239,540	$170	96
14304 Grey Pointe	0.09mi	3/2.0	1,426 (0%)	2mo	$221,590	$155	94
14312 Grey Pointe Ct	0.08mi	3/2.0	1,440 (+1%)	2mo	$236,940	$165	93
14166 Granger Pointe Ln	0.01mi	4/2.0 (+1)	1,557 (+9%)	2mo	$260,040	$167	78
14158 Granger Pointe Ln	0.02mi	4/2.0 (+1)	1,557 (+9%)	2mo	$254,040	$163	77
16785 Lonely Pines Dr	0.56mi	3/2.0	1,410 (-1%)	3mo	$184,900	$131	70
15427 Woody Haven Dr	0.61mi	3/2.0	1,516 (+6%)	1mo	$249,990	$165	60
16916 Rich Pines Dr	0.44mi	3/2.0	1,575 (+10%)	2mo	$202,995	$129	60
17104 Coulter Pine Ct	0.73mi	4/2.0 (+1)	1,583 (+11%)	2mo	$234,600	$148	41

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-28,563
• Equity at exit: $33,987

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-12,036
• Equity at exit: $19,708

Cash invested: $63,823 (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 77302

• Rents YoY: 3.3%
• Active inventory: 1116
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,199 medium
• Mortgage (P&I): −$1,195
• Tax est. 1.5%: −$285 /mo · $3,419/yr
• Insurance: −$95
• HOA: −$42
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $120

Break-even live

Break-even rent $2,047

Max offer price $227,940

Occupancy floor 90%

Sensitivity live

Price	-10% $278	-5% $199	+0% $120	+5% $41	+10% $-37
Rent	-10% $-54	-5% $33	+0% $120	+5% $207	+10% $294
Rate	-1.0pp $235	-0.5pp $178	base $120	+0.5pp $61	+1.0pp $1

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: $56,985
• Closing costs: $6,838
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16703 Twisted Pine Dr Conroe, TX	3.0–4.0	2.0–3.0	1671	$1,900	$1.14	0d	13	0.73mi
17892 Brown Rd Conroe, TX	2.0	2.0	1500	$1,300	$0.87	21d	1	1.44mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 13 events

1. 2026-06-09
   days on market $227,940 Active 70 DOM
2. 2026-06-08
   days on market $227,940 Active 69 DOM
3. 2026-06-07
   days on market $227,940 Active 68 DOM
4. 2026-06-04
   days on market $227,940 Active 65 DOM
5. 2026-06-03
   days on market $227,940 Active 64 DOM
6. 2026-06-02
   days on market $227,940 Active 63 DOM
7. 2026-06-01
   days on market $227,940 Active 62 DOM
8. 2026-05-31
   days on market $227,940 Active 61 DOM
9. 2026-05-04
   price $227,940 661-char remark

   Show marketing remark (661 chars)

   Brand new, energy-efficient home available by Apr 2026! Prepare dinner in the Mesa Verde's kitchen with an open concept layout. White cabinets with white quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet. Zoned to Conroe ISD, Granger Pointe offers the charming town feel with premier access to the endless shopping, dining and entertainment that Conroe has to offer. Enjoy the local convenience and innovative energy-efficient homes that help lower utility bills. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

10. 2026-05-01
    price $232,940 661-char remark

    Show marketing remark (661 chars)

    Brand new, energy-efficient home available by Apr 2026! Prepare dinner in the Mesa Verde's kitchen with an open concept layout. White cabinets with white quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet. Zoned to Conroe ISD, Granger Pointe offers the charming town feel with premier access to the endless shopping, dining and entertainment that Conroe has to offer. Enjoy the local convenience and innovative energy-efficient homes that help lower utility bills. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

11. 2026-04-28
    price $229,940 661-char remark

    Show marketing remark (661 chars)

    Brand new, energy-efficient home available by Apr 2026! Prepare dinner in the Mesa Verde's kitchen with an open concept layout. White cabinets with white quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet. Zoned to Conroe ISD, Granger Pointe offers the charming town feel with premier access to the endless shopping, dining and entertainment that Conroe has to offer. Enjoy the local convenience and innovative energy-efficient homes that help lower utility bills. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

12. 2026-04-10
    price $235,940 661-char remark

    Show marketing remark (661 chars)

    Brand new, energy-efficient home available by Apr 2026! Prepare dinner in the Mesa Verde's kitchen with an open concept layout. White cabinets with white quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet. Zoned to Conroe ISD, Granger Pointe offers the charming town feel with premier access to the endless shopping, dining and entertainment that Conroe has to offer. Enjoy the local convenience and innovative energy-efficient homes that help lower utility bills. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

13. 2026-03-31
    listed $250,940 Active 661-char remark

    Show marketing remark (661 chars)

    Brand new, energy-efficient home available by Apr 2026! Prepare dinner in the Mesa Verde's kitchen with an open concept layout. White cabinets with white quartz countertops and white backsplash, light brown EVP flooring and multi-tone carpet. Zoned to Conroe ISD, Granger Pointe offers the charming town feel with premier access to the endless shopping, dining and entertainment that Conroe has to offer. Enjoy the local convenience and innovative energy-efficient homes that help lower utility bills. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 24 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,390
• − Mortgage interest: −$12,768
• − Property taxes: −$3,419
• − Insurance: −$1,140
• − Repairs & maintenance: −$2,111
• − Management: −$2,111
• − HOA: −$504
• − Depreciation: −$6,631
• Taxable loss: −$2,295
• Est. tax savings @ 24.0%: +$551
• After-tax cash flow: $1,992/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 · 7 photos

Excellent 100/100 None rehab

This brand new, energy-efficient home is move-in ready with excellent condition and no repairs needed. It offers a good ROI with updates that can further increase its value.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping front yard — Improves curb appeal and value
• Both Add smart home features — Enhances convenience and value
• Both Install smart thermostat — Saves energy and lowers utility bills

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping front yard — Improves curb appeal and value ↑
• Both Add smart home features — Enhances convenience and value ↑
• Both Install smart thermostat — Saves energy and lowers utility bills ↑

ⓘ 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: 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 — Grangerland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Montgomery County · 663,713 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 21,546
• Household income: $84,673
• Rent vs Own: 17.1% rent · 82.9% own
• Severe rent burden: 205.0

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: Majority White (63%)
• Race & ethnicity: White 63% Hispanic / Latino 29% Two or more races 19% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 26% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 2%
• Foreign-born: 13% · Canada, Vietnam, China
• Languages at home: 78% English-only · Spanish 20% Russian/Polish/Slavic 1% Other Indo-European 0%

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: ▼ -187.56%
• Current HPI: 262.1879
• Rent YoY: ▲ 3.30%
• 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

-9.2% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $227,940 HARMLS
• 2026-05-01 Price Changed $232,940 HARMLS
• 2026-04-28 Price Changed $229,940 HARMLS
• 2026-04-10 Price Changed $235,940 HARMLS
• 2026-03-31 Listed $250,940 HARMLS