635 Mosswood Dr · Conroe, TX 77302

$269,999

4 bd · 2.5 ba · 2,387 sqft · SingleFamily public records · 189 Days on market

Built 1973 9,901 sqft lot $113/sqft · 7% below area Est $290k · 7% under

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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 +24.2/30.0
• ARV discount +10.6/15.0
• DSCR +7.8/10.0
• 1% rule +6.0/10.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home! This beautiful 4-bedroom, 2.5-bath residence offers the perfect blend of comfort, style, and convenience. From the moment you arrive, the large front porch invites you to relax and enjoy peaceful mornings or sunset evenings. Step inside to an open-style floor plan designed for modern living—ideal for entertaining or spending quality time with family. The spacious living area flows seamlessly into the dining room and kitchen, creating a warm, inviting atmosphere. Upstairs, you’ll find a generous game room, perfect for movie nights, playtime, or a home office setup. Each bedroom offers plenty of space and natural light, while the primary suite features its own private bath for a true retreat. The big backyard is ready for gatherings, gardening, or your dream outdoor setup. With no HOA restrictions, you’ll have the freedom to truly make the space your own. Plus, enjoy the added benefit of low taxes, making this home as affordable as it is charming.

Key facts

• Big backyard
• Generous game room
• Large front porch

Tags

• LARGE FRONT PORCH
• OPEN-STYLE FLOOR PLAN
• SPACIOUS LIVING AREA
• GENEROUS GAME ROOM
• BIG BACKYARD
• NO HOA RESTRICTIONS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: schools D+, 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.
• Market conditions: Rents rising (+3.3%/yr); 1111 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).
• This rent runs 42% 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 $8k 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 189 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $237,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.10% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.52%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (median comp): $289,719
• List price: $269,999
• Delta: -6.81%
• 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
530 Bull Run Ct	0.12mi	4/2.5	2,665 (+12%)	1mo	$299,900	$113	74
614 Orangewood Dr	0.06mi	4/2.5	2,688 (+13%)	3mo	$289,900	$108	74
528 Robert E Lee Dr	0.21mi	5/2.5 (+1)	2,670 (+12%)	4mo	$250,000	$94	62
606 Orangewood Dr	0.12mi	5/4.0 (+1)	2,668 (+12%)	6mo	$350,000	$131	59
541 Natchez Park	0.45mi	4/2.0	2,136 (-10%)	3mo	$315,000	$147	57
502 Monitor Park	0.51mi	3/2.5 (-1)	2,580 (+8%)	1mo	$425,000	$165	57
526 Marymont Park	0.60mi	4/3.0	2,503 (+5%)	6mo	$365,000	$146	56
543 Roanoke Dr	0.44mi	4/3.5	2,615 (+10%)	6mo	$200,000	$76	54
557 Hermitage Ct	0.35mi	3/2.0 (-1)	2,145 (-10%)	10mo	$399,999	$186	52
702 Fairway Oaks	0.52mi	3/3.0 (-1)	2,702 (+13%)	3mo	$554,000	$205	44
602 Mobile Ct	0.67mi	4/2.5	2,717 (+14%)	4mo	$259,000	$95	42
738 Stone Mountain Dr	0.70mi	4/3.0	2,627 (+10%)	8mo	$335,000	$128	42

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-35,550
• Equity at exit: $40,258

10-year hold

• IRR: -3.3%
• Equity multiple: 0.77×
• Total profit: $-17,055
• Equity at exit: $23,345

Cash invested: $75,600 (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 77302

• Rents YoY: 3.3%
• Active inventory: 1111
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,983 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$292 /mo · $3,498/yr
• Insurance: −$112
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $110

Break-even live

Break-even rent $2,844

Max offer price $269,999

Occupancy floor 91%

Sensitivity live

Price	-10% $263	-5% $187	+0% $110	+5% $34	+10% $-43
Rent	-10% $-125	-5% $-8	+0% $110	+5% $228	+10% $346
Rate	-1.0pp $246	-0.5pp $179	base $110	+0.5pp $40	+1.0pp $-31

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
493 Monticello Park Conroe, TX	5.0	3.5	2921	$3,400	$1.16	25d	1	0.83mi
461 Stephen F Austin Dr Conroe, TX	4.0	2.5	3023	$3,036	$1.00	6d	1	0.93mi
915 Longleaf Ln Conroe, TX	3.0	2.0	1767	$1,975	$1.12	44d	1	1.04mi

Listing history 28 events

1. 2026-06-18
   days on market $269,999 Active 189 DOM
2. 2026-06-17
   days on market $269,999 Active 188 DOM
3. 2026-06-16
   days on market $269,999 Active 187 DOM
4. 2026-06-15
   days on market $269,999 Active 186 DOM
5. 2026-06-13
   days on market $269,999 Active 184 DOM
6. 2026-06-09
   days on market $269,999 Active 180 DOM
7. 2026-06-08
   days on market $269,999 Active 179 DOM
8. 2026-06-07
   days on market $269,999 Active 178 DOM
9. 2026-06-04
   days on market $269,999 Active 175 DOM
10. 2026-06-03
    days on market $269,999 Active 174 DOM
11. 2026-06-02
    days on market $269,999 Active 173 DOM
12. 2026-06-01
    days on market $269,999 Active 172 DOM
13. 2026-05-31
    days on market $269,999 Active 171 DOM
14. 2026-01-07
    price $269,999 1005-char remark

    Show marketing remark (1005 chars)

    Welcome to your dream home! This beautiful 4-bedroom, 2.5-bath residence offers the perfect blend of comfort, style, and convenience. From the moment you arrive, the large front porch invites you to relax and enjoy peaceful mornings or sunset evenings. Step inside to an open-style floor plan designed for modern living—ideal for entertaining or spending quality time with family. The spacious living area flows seamlessly into the dining room and kitchen, creating a warm, inviting atmosphere. Upstairs, you’ll find a generous game room, perfect for movie nights, playtime, or a home office setup. Each bedroom offers plenty of space and natural light, while the primary suite features its own private bath for a true retreat. The big backyard is ready for gatherings, gardening, or your dream outdoor setup. With no HOA restrictions, you’ll have the freedom to truly make the space your own. Plus, enjoy the added benefit of low taxes, making this home as affordable as it is charming.

15. 2025-12-11
    listed $299,990 Active 1005-char remark

    Show marketing remark (1005 chars)

    Welcome to your dream home! This beautiful 4-bedroom, 2.5-bath residence offers the perfect blend of comfort, style, and convenience. From the moment you arrive, the large front porch invites you to relax and enjoy peaceful mornings or sunset evenings. Step inside to an open-style floor plan designed for modern living—ideal for entertaining or spending quality time with family. The spacious living area flows seamlessly into the dining room and kitchen, creating a warm, inviting atmosphere. Upstairs, you’ll find a generous game room, perfect for movie nights, playtime, or a home office setup. Each bedroom offers plenty of space and natural light, while the primary suite features its own private bath for a true retreat. The big backyard is ready for gatherings, gardening, or your dream outdoor setup. With no HOA restrictions, you’ll have the freedom to truly make the space your own. Plus, enjoy the added benefit of low taxes, making this home as affordable as it is charming.

16. 2013-07-12
    soldstatus
17. 2013-07-11
    soldstatus Sold 518-char remark

    Show marketing remark (518 chars)

    Incredible home near River Plantation w NO restrictions! Beautiful wooded lot, no back neighbor, small creek behind is great for exploring, covered front porch, detached oversized garage, designer accent paints, upgraded carpets, large master 1st floor & 3 closets, study 1st floor is perfect as a mother-in-law suite, formal dining/living, huge den w fireplace & built-in cabites, huge utility rm, large kitchen w breakfast bar, bright breakfast rm, game rm up, large bedrooms & priced to sell fast!

18. 2013-06-18
    status Pending, Continue to Show 518-char remark

    Show marketing remark (518 chars)

    Incredible home near River Plantation w NO restrictions! Beautiful wooded lot, no back neighbor, small creek behind is great for exploring, covered front porch, detached oversized garage, designer accent paints, upgraded carpets, large master 1st floor & 3 closets, study 1st floor is perfect as a mother-in-law suite, formal dining/living, huge den w fireplace & built-in cabites, huge utility rm, large kitchen w breakfast bar, bright breakfast rm, game rm up, large bedrooms & priced to sell fast!

19. 2013-06-09
    status Option Pending 518-char remark

    Show marketing remark (518 chars)

    Incredible home near River Plantation w NO restrictions! Beautiful wooded lot, no back neighbor, small creek behind is great for exploring, covered front porch, detached oversized garage, designer accent paints, upgraded carpets, large master 1st floor & 3 closets, study 1st floor is perfect as a mother-in-law suite, formal dining/living, huge den w fireplace & built-in cabites, huge utility rm, large kitchen w breakfast bar, bright breakfast rm, game rm up, large bedrooms & priced to sell fast!

20. 2013-05-27
    status Active 518-char remark

    Show marketing remark (518 chars)

    Incredible home near River Plantation w NO restrictions! Beautiful wooded lot, no back neighbor, small creek behind is great for exploring, covered front porch, detached oversized garage, designer accent paints, upgraded carpets, large master 1st floor & 3 closets, study 1st floor is perfect as a mother-in-law suite, formal dining/living, huge den w fireplace & built-in cabites, huge utility rm, large kitchen w breakfast bar, bright breakfast rm, game rm up, large bedrooms & priced to sell fast!

21. 2013-05-20
    status Option Pending 518-char remark

    Show marketing remark (518 chars)

    Incredible home near River Plantation w NO restrictions! Beautiful wooded lot, no back neighbor, small creek behind is great for exploring, covered front porch, detached oversized garage, designer accent paints, upgraded carpets, large master 1st floor & 3 closets, study 1st floor is perfect as a mother-in-law suite, formal dining/living, huge den w fireplace & built-in cabites, huge utility rm, large kitchen w breakfast bar, bright breakfast rm, game rm up, large bedrooms & priced to sell fast!

22. 2013-05-04
    listed $120,000 Active 518-char remark

    Show marketing remark (518 chars)

    Incredible home near River Plantation w NO restrictions! Beautiful wooded lot, no back neighbor, small creek behind is great for exploring, covered front porch, detached oversized garage, designer accent paints, upgraded carpets, large master 1st floor & 3 closets, study 1st floor is perfect as a mother-in-law suite, formal dining/living, huge den w fireplace & built-in cabites, huge utility rm, large kitchen w breakfast bar, bright breakfast rm, game rm up, large bedrooms & priced to sell fast!

23. 2012-05-08
    soldstatus
24. 2012-04-30
    soldstatus
25. 2012-02-27
    historical
26. 2011-12-15
    listed $119,900
27. 2011-02-19
    historical
28. 2010-07-31
    listed $129,900

ⓘ 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: $3,498 · $292/mo
• Projected year-2 tax: $4,941 · $412/mo
• Expected delta: +$1,443/yr (+$120/mo · 41.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 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: $35,797
• − Mortgage interest: −$15,124
• − Property taxes: −$3,498
• − Insurance: −$6,468
• − Repairs & maintenance: −$2,864
• − Management: −$2,864
• − Depreciation: −$7,855
• Taxable loss: −$2,875
• Est. tax savings @ 24.0%: +$690
• After-tax cash flow: $2,013/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

• County: Montgomery County · 663,713 people
• City population: 205,417
• 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

+107.9% since first listed

15 events — show timeline

• 2026-01-07 Price Changed $269,999 HARMLS
• 2025-12-11 Listed $299,990 HARMLS
• 2013-07-12 Sold (Public Records) — Public Records
• 2013-07-11 Sold (MLS) — HARMLS
• 2013-06-18 Pending — HARMLS
• 2013-06-09 Pending — HARMLS
• 2013-05-27 Relisted — HARMLS
• 2013-05-20 Pending — HARMLS
• 2013-05-04 Listed $120,000 HARMLS
• 2012-05-08 Sold (Public Records) — Public Records
• 2012-04-30 Sold (MLS) — HARMLS
• 2012-02-27 Listing Removed — HARMLS
• 2011-12-15 Listed $119,900 HARMLS
• 2011-02-19 Listing Removed — HARMLS
• 2010-07-31 Listed $129,900 HARMLS

Property tax history

+3.4%/yr

Latest (2025): $3,498 · +9.6% YoY. Source: county tax records.