115 Hillandale Ct · Magnolia, TX 77354

$295,000

3 bd · 2.0 ba · 1,779 sqft · SingleFamily public records · 67 Days on market

Built 2013 0.28 ac lot $166/sqft · at area comps Est $297k · at est. $38/mo HOA · 2% of rent

---

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 +7.8/15.0
• Cash flow +6.0/30.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.4/10.0

Listing remarks MLS

Welcome to this exceptional, well cared-for home on one of the largest lots in Magnolia Ridge! Featuring an open bright floor plan, this property offers incredible sight lines from the kitchen through the living area to the backyard. The seller has added thoughtful upgrades, including expanded living room square footage, an extended concrete patio, and a stylish master bath with a new vanity and quartz countertop. Enjoy modern comforts with zero carpet, a water softener, granite kitchen counters, barn door in master bedroom, wall accents and a large utility room with a custom laundry door. You can see additional features listed under pictures. The spacious backyard is a true oasis, featuring side-yard cross fencing, a large raised garden bed, and a covered patio perfect for entertaining. Situated minutes from 249/Aggie Expressway, this home offers easy access to The Woodlands and Magnolia amenities.

Key facts

• Quartz countertop
• New vanity
• Water softener

Tags

• EXPANDED LIVING ROOM
• EXTENDED CONCRETE PATIO
• NEW VANITY
• QUARTZ COUNTERTOP
• ZERO CARPET
• WATER SOFTENER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-562 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (33.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (33.6% below list).
• Recommended offer: $196k (33.7% below list) — sets the bar for cash-flow.

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; 1604 active listings in the ZIP; 11 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 67 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,717 (33.7% 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 67 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.16%
• DSCR: 0.64
• GRM: 12.6

CMA / ARV

• ARV (median comp): $297,072
• List price: $295,000
• Delta: -0.70%
• 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
236 Country Crossing Cir	0.23mi	3/2.0	1,871 (+5%)	1mo	$264,999	$142	80
309 Cumberland Forest Dr	0.34mi	4/2.0 (+1)	1,788 (+0%)	1mo	$265,000	$148	77
705 Autumn Lake Ln	0.10mi	4/2.0 (+1)	1,920 (+8%)	1mo	$350,000	$182	76
232 Ashley Branch St	0.61mi	3/2.0	1,780 (+0%)	1mo	$291,990	$164	70
31814 Oak Xing	0.69mi	3/2.0	1,790 (+1%)	0mo	$264,900	$148	66
706 Umbrella Tree Dr	0.44mi	4/2.0 (+1)	1,607 (-10%)	0mo	$258,990	$161	58
574 Bluebell Maiden Ct	0.58mi	3/2.0	1,619 (-9%)	1mo	$269,990	$167	57
707 Hackberry Branch Ct	0.70mi	4/2.0 (+1)	1,732 (-3%)	1mo	$274,990	$159	57
582 Bluebell Maiden Ct	0.58mi	4/2.0 (+1)	1,914 (+8%)	2mo	$297,990	$156	54
928 Gentle Moss Dr	0.55mi	3/2.0	1,548 (-13%)	1mo	$239,000	$154	52
715 Michelia St	0.65mi	3/2.0	1,588 (-11%)	2mo	$285,990	$180	50
919 Songbird Ln	0.64mi	4/2.5 (+1)	1,979 (+11%)	1mo	$272,990	$138	44

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: 17.9%
• Equity multiple: 2.45×
• Total profit: $119,800
• Equity at exit: $265,759

10-year hold

• IRR: 16.3%
• Equity multiple: 5.50×
• Total profit: $371,754
• Equity at exit: $573,120

Cash invested: $82,600 (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: 12.6×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$401 /mo · $4,808/yr
• Insurance: −$123
• HOA: −$38
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-562

Break-even live

Break-even rent $2,669

Max offer price $195,717

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Piney Pathway Magnolia, TX	3.0	2.0	2329	$2,016	$0.87	5d	1	0.11mi
139 Piney Pathway Magnolia, TX	4.0	2.0	2332	$1,971	$0.85	24d	1	0.15mi
202 Alder Laurels Cv Magnolia, TX	4.0	2.5	2229	$2,036	$0.91	22d	1	0.32mi
764 Autumn Cherry Trl Magnolia, TX	4.0	3.0	2196	$1,665	$0.76	43d	1	0.32mi
423 Jewett Meadow Dr Magnolia, TX	3.0	2.0	1311	$1,781	$1.36	22d	1	0.37mi
273 Douglas Hills Dr Magnolia, TX	4.0	3.0	1922	$1,895	$0.99	43d	1	0.38mi
359 Cumberland Forest Dr Magnolia, TX	4.0	2.0	1459	$1,725	$1.18	24d	1	0.41mi
408 Cumberland Forest Dr Magnolia, TX	3.0	2.0	1402	$1,795	$1.28	43d	1	0.51mi
937 Gentle Moss Dr Magnolia, TX	3.0	2.0	1252	$1,635	$1.31	5d	1	0.58mi
948 Oak Mist Ln Magnolia, TX	3.0	2.0	1470	$2,000	$1.36	24d	1	0.73mi
30906 Sweetwater Cir Magnolia, TX	4.0	2.5	2154	$1,949	$0.90	22d	1	1.42mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-07
   days on market $295,000 Pending 67 DOM
2. 2026-06-04
   days on market $295,000 Pending 66 DOM
3. 2026-06-03
   days on market $295,000 Pending 65 DOM
4. 2026-06-02
   days on market $295,000 Pending 64 DOM
5. 2026-06-01
   days on market $295,000 Pending 63 DOM
6. 2026-05-31
   days on market $295,000 Pending 62 DOM
7. 2026-04-29
   price $295,000 913-char remark

   Show marketing remark (913 chars)

   Welcome to this exceptional, well cared-for home on one of the largest lots in Magnolia Ridge! Featuring an open bright floor plan, this property offers incredible sight lines from the kitchen through the living area to the backyard. The seller has added thoughtful upgrades, including expanded living room square footage, an extended concrete patio, and a stylish master bath with a new vanity and quartz countertop. Enjoy modern comforts with zero carpet, a water softener, granite kitchen counters, barn door in master bedroom, wall accents and a large utility room with a custom laundry door. You can see additional features listed under pictures. The spacious backyard is a true oasis, featuring side-yard cross fencing, a large raised garden bed, and a covered patio perfect for entertaining. Situated minutes from 249/Aggie Expressway, this home offers easy access to The Woodlands and Magnolia amenities.

8. 2026-03-30
   listed $299,850 Active 913-char remark

   Show marketing remark (913 chars)

   Welcome to this exceptional, well cared-for home on one of the largest lots in Magnolia Ridge! Featuring an open bright floor plan, this property offers incredible sight lines from the kitchen through the living area to the backyard. The seller has added thoughtful upgrades, including expanded living room square footage, an extended concrete patio, and a stylish master bath with a new vanity and quartz countertop. Enjoy modern comforts with zero carpet, a water softener, granite kitchen counters, barn door in master bedroom, wall accents and a large utility room with a custom laundry door. You can see additional features listed under pictures. The spacious backyard is a true oasis, featuring side-yard cross fencing, a large raised garden bed, and a covered patio perfect for entertaining. Situated minutes from 249/Aggie Expressway, this home offers easy access to The Woodlands and Magnolia amenities.

9. 2021-09-03
   soldstatus
10. 2021-09-01
    soldstatus Sold 829-char remark

    Show marketing remark (829 chars)

    This charming 3 bedroom 2 bathroom one story home is situated on an over-sized cul-de-sac lot! With over a quarter of an acre you have plenty of outdoor space to play with! Upon entering the home you are greeted with a spacious, open floor plan with a long list of upgrades. The kitchen has ample cabinet and counter space and overlooks the living room making entertaining a breeze! Through out the home you will notice upgraded light fixtures, flooring, mirrors, doors, accent walls and more! The home also include a Rain Soft water softener that services the entire home. The enjoyable backyard space is HUGE and features a covered patio and extended deck with a green belt behind the home. Located in the highly accredited Magnolia ISD school district and just minutes away from SH 249 access road. This home truly has it all!

11. 2021-08-09
    status Pending 829-char remark

    Show marketing remark (829 chars)

    This charming 3 bedroom 2 bathroom one story home is situated on an over-sized cul-de-sac lot! With over a quarter of an acre you have plenty of outdoor space to play with! Upon entering the home you are greeted with a spacious, open floor plan with a long list of upgrades. The kitchen has ample cabinet and counter space and overlooks the living room making entertaining a breeze! Through out the home you will notice upgraded light fixtures, flooring, mirrors, doors, accent walls and more! The home also include a Rain Soft water softener that services the entire home. The enjoyable backyard space is HUGE and features a covered patio and extended deck with a green belt behind the home. Located in the highly accredited Magnolia ISD school district and just minutes away from SH 249 access road. This home truly has it all!

12. 2021-08-01
    status Option Pending 829-char remark

    Show marketing remark (829 chars)

    This charming 3 bedroom 2 bathroom one story home is situated on an over-sized cul-de-sac lot! With over a quarter of an acre you have plenty of outdoor space to play with! Upon entering the home you are greeted with a spacious, open floor plan with a long list of upgrades. The kitchen has ample cabinet and counter space and overlooks the living room making entertaining a breeze! Through out the home you will notice upgraded light fixtures, flooring, mirrors, doors, accent walls and more! The home also include a Rain Soft water softener that services the entire home. The enjoyable backyard space is HUGE and features a covered patio and extended deck with a green belt behind the home. Located in the highly accredited Magnolia ISD school district and just minutes away from SH 249 access road. This home truly has it all!

13. 2021-07-29
    listed $280,000 Active 829-char remark

    Show marketing remark (829 chars)

    This charming 3 bedroom 2 bathroom one story home is situated on an over-sized cul-de-sac lot! With over a quarter of an acre you have plenty of outdoor space to play with! Upon entering the home you are greeted with a spacious, open floor plan with a long list of upgrades. The kitchen has ample cabinet and counter space and overlooks the living room making entertaining a breeze! Through out the home you will notice upgraded light fixtures, flooring, mirrors, doors, accent walls and more! The home also include a Rain Soft water softener that services the entire home. The enjoyable backyard space is HUGE and features a covered patio and extended deck with a green belt behind the home. Located in the highly accredited Magnolia ISD school district and just minutes away from SH 249 access road. This home truly has it all!

14. 2018-05-07
    soldstatus
15. 2018-05-04
    soldstatus Sold
16. 2018-04-11
    status Pending
17. 2018-04-08
    status Pending, Continue to Show
18. 2018-04-03
    status Option Pending
19. 2018-03-23
    listed $196,000 Active
20. 2013-08-16
    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: $4,808 · $401/mo
• Projected year-2 tax: $5,398 · $450/mo
• Expected delta: +$590/yr (+$49/mo · 12.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 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: $23,492
• − Mortgage interest: −$16,525
• − Property taxes: −$4,808
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − HOA: −$456
• − Depreciation: −$8,582
• Taxable loss: −$12,112
• Est. tax savings @ 24.0%: +$2,907
• After-tax cash flow: $-3,837/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

• Census place: Magnolia, TX
• 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

+50.5% since first listed

14 events — show timeline

• 2026-04-29 Price Changed $295,000 HARMLS
• 2026-03-30 Listed $299,850 HARMLS
• 2021-09-03 Sold (Public Records) — Public Records
• 2021-09-01 Sold (MLS) — HARMLS
• 2021-08-09 Pending — HARMLS
• 2021-08-01 Pending — HARMLS
• 2021-07-29 Listed $280,000 HARMLS
• 2018-05-07 Sold (Public Records) — Public Records
• 2018-05-04 Sold (MLS) — HARMLS
• 2018-04-11 Pending — HARMLS
• 2018-04-08 Pending — HARMLS
• 2018-04-03 Pending — HARMLS
• 2018-03-23 Listed $196,000 HARMLS
• 2013-08-16 Sold (Public Records) — Public Records

Property tax history

+18.7%/yr

Latest (2025): $4,808 · -8.0% YoY. Source: county tax records.