29606 Wichita Falls St · The Woodlands, TX 77354

$240,000

4 bd · 2.0 ba · 2,016 sqft · Manufactured public records · 72 Days on market

Built 2020 0.34 ac lot Est $206k · 17% over

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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 +19.8/30.0
• Appreciation +10.0/10.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Livability +4.5/5.0
• Schools +3.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Beautiful 4-bedroom, 2-bath double-wide manufactured home on a 0.34-acre lot with no HOA. Home is in excellent condition with a split floor plan, spacious bedrooms, and an open living area. Fully fenced backyard perfect for outdoor activities. Refrigerator included. Conveniently located steps from the park and minutes from shopping, dining, and The Woodlands. Low tax rate and no MUD tax!

Key facts

• Steps from the park
• 0.34-acre lot
• Minutes from dining

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• 0.34-ACRE LOT
• FULLY FENCED BACKYARD
• STEPS FROM THE PARK
• MINUTES FROM SHOPPING
• MINUTES FROM DINING

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Residential property; Full ownership; Single-story layout (all bedrooms on first floor); Entry level: First floor
• Construction: Built in 2020; Pillar/post/pier foundation; Composition roof; Construction materials: Unknown
• Exterior features: Fully fenced private yard; Back-yard fencing; Cleared lot; Subdivision setting

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Free‑standing range
• Bedrooms: Three first-floor bedrooms (each about 8 x 10); First-floor primary bedroom (about 12 x 15)
• Flooring: Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Breakfast bar; Kitchen/family room combo
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.3% in The Woodlands — 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 91/100 on livability (#1 in TX, #47 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living D-.
• 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.
• Zoned schools: Magnolia Parkway El (math 38% / reading 46%, grade F, #1,335 of 4,322 statewide, top 33%, 776 students, 45% FRL); Bear Branch J H (math 44% / reading 46%, grade D, #479 of 1,662 statewide, top 29%, 1,076 students, 37% FRL); Magnolia H S (math 47% / reading 62%, grade C-, #379 of 1,632 statewide, top 26%, 2,248 students, 31% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: Rents flat; 1622 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Montgomery County population projected at +65% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.3% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $225,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.03% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $205,632
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29603 Temple St	0.04mi	3/2.0 (-1)	1,856 (-8%)	12mo	$190,000	$102	70

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: 26.9%
• Equity multiple: 3.12×
• Total profit: $142,350
• Equity at exit: $216,211

10-year hold

• IRR: 22.8%
• Equity multiple: 6.85×
• Total profit: $393,325
• Equity at exit: $466,267

Cash invested: $67,200 (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: 1622
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,463 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$304 /mo · $3,643/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $284

Break-even live

Break-even rent $2,104

Max offer price $240,000

Occupancy floor 83%

Sensitivity live

Price	-10% $420	-5% $352	+0% $284	+5% $216	+10% $148
Rent	-10% $89	-5% $186	+0% $284	+5% $381	+10% $478
Rate	-1.0pp $405	-0.5pp $345	base $284	+0.5pp $222	+1.0pp $158

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30314 Ruby Forest Ct Magnolia, TX	3.0	2.0	1650	$2,595	$1.57	45d	1	0.86mi
28618 Hidden Cove Dr Magnolia, TX	4.0	2.5	2430	$2,046	$0.84	14d	1	1.43mi
28603 Hidden Lk W Magnolia, TX	5.0	2.5	2478	$2,446	$0.99	26d	1	1.46mi

Listing history 25 events

1. 2026-06-21
   days on market $240,000 Active 72 DOM
2. 2026-06-18
   days on market $240,000 Active 69 DOM
3. 2026-06-17
   days on market $240,000 Active 68 DOM
4. 2026-06-16
   days on market $240,000 Active 67 DOM
5. 2026-06-15
   days on market $240,000 Active 66 DOM
6. 2026-06-13
   days on market $240,000 Active 64 DOM
7. 2026-06-09
   days on market $240,000 Active 60 DOM
8. 2026-06-08
   days on market $240,000 Active 59 DOM
9. 2026-06-07
   days on market $240,000 Active 58 DOM
10. 2026-06-04
    days on market $240,000 Active 55 DOM
11. 2026-06-03
    days on market $240,000 Active 54 DOM
12. 2026-06-02
    days on market $240,000 Active 53 DOM
13. 2026-06-01
    days on market $240,000 Active 52 DOM
14. 2026-05-31
    days on market $240,000 Active 51 DOM
15. 2026-05-12
    historical Active Under Contract
16. 2026-04-12
    status Pending
17. 2026-04-07
    status Pending
18. 2026-03-11
    listed $240,000 Active
19. 2026-02-14
    historical
20. 2025-10-16
    listed $240,000 Active
21. 2025-09-11
    soldstatus
22. 2020-09-18
    soldstatus
23. 2020-09-18
    soldstatus
24. 2020-09-18
    soldstatus
25. 1993-12-01
    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: $3,643 · $304/mo
• Projected year-2 tax: $4,392 · $366/mo
• Expected delta: +$749/yr (+$62/mo · 20.5%)

ⓘ 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 · 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: $29,558
• − Mortgage interest: −$13,444
• − Property taxes: −$3,643
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,365
• − Management: −$2,365
• − Depreciation: −$6,982
• Taxable loss: −$440
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $3,510/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 — The Woodlands

• Score: 91/100
• State rank: #1
• US rank: #47

Category grades

Amenities A+ Commute A+ Cost of living D- Crime A- Employment A+ Housing A+ Health & safety A- 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

+0.0% since first listed

11 events — show timeline

• 2026-05-12 Contingent — HARMLS
• 2026-04-12 Pending — HARMLS
• 2026-04-07 Pending — HARMLS
• 2026-03-11 Listed $240,000 HARMLS
• 2026-02-14 Listing Removed — HARMLS
• 2025-10-16 Listed $240,000 HARMLS
• 2025-09-11 Sold (Public Records) — Public Records
• 2020-09-18 Sold (Public Records) — Public Records
• 2020-09-18 Sold (Public Records) — Public Records
• 2020-09-18 Sold (Public Records) — Public Records
• 1993-12-01 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,643 · +19.8% YoY. Source: county tax records.