16677 Heritage Pines Ln · Grangerland, TX 77302

$249,990

4 bd · 2.5 ba · 1,745 sqft · SingleFamily · 189 Days on market

Built 2026 Excellent condition 6,380 sqft lot $143/sqft · 9% below area Est $274k · 9% under $54/mo HOA · 2% of rent ↓ 6% 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 +16.4/30.0
• ARV discount +11.4/15.0
• DSCR +5.1/10.0
• Schools +5.1/10.0
• Condition / age +4.8/5.0
• 1% rule +4.7/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Woodland plan is a 2-story home with 4 bedrooms, 2.5 baths, a downstairs primary suite, and an upstairs game room. All bedrooms come equipped with walk-in closets.

Key facts

• Gourmet kitchen
• Granite countertops
• Vinyl plank flooring

Tags

• VINYL PLANK FLOORING
• GOURMET KITCHEN
• 42 INCH WHITE CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FIRST FLOOR OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $250k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $142 ($2k/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 $243k (2.6% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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); 1111 active listings in the ZIP; 1 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 35% 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 ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $219,991 (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. 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: 0.97% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 8.6

CMA / ARV

• ARV (median comp): $273,610
• List price: $249,990
• Delta: -8.63%
• 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
15557 Granger Green Way	0.14mi	4/2.0	1,750 (+0%)	1mo	$266,990	$153	90
15623 Tranquil Pines St	0.04mi	3/2.0 (-1)	1,697 (-3%)	1mo	$254,990	$150	86
16787 Country Roots Ave	0.26mi	4/2.0	1,750 (+0%)	1mo	$274,990	$157	85
16771 Country Roots Ave	0.27mi	4/2.0	1,750 (+0%)	0mo	$279,990	$160	85
16807 Country Roots Ave	0.25mi	4/2.0	1,796 (+3%)	2mo	$277,990	$155	80
15427 Woody Haven Dr	0.07mi	3/2.0 (-1)	1,516 (-13%)	1mo	$249,990	$165	67
14158 Granger Pointe Ln	0.55mi	4/2.0	1,557 (-11%)	2mo	$254,040	$163	53
14166 Granger Pointe Ln	0.55mi	4/2.0	1,557 (-11%)	2mo	$260,040	$167	53
14143 Granger Pointe Ln	0.58mi	4/2.5	1,981 (+14%)	2mo	$252,790	$128	49
14305 Grey Pointe	0.62mi	4/2.5	1,981 (+14%)	0mo	$269,790	$136	48
14308 Grey Pointe Ct	0.63mi	4/2.5	1,981 (+14%)	1mo	$264,640	$134	47
16916 Rich Pines Dr	0.70mi	3/2.0 (-1)	1,575 (-10%)	2mo	$202,995	$129	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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-30,657
• Equity at exit: $37,274

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-11,722
• Equity at exit: $21,615

Cash invested: $69,997 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,435 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$54
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $142

Break-even live

Break-even rent $2,255

Max offer price $249,990

Occupancy floor 89%

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: $62,498
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	$2,230	$1.33	1d	13	0.76mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 23 events

1. 2026-06-18
   days on market $249,990 Active 189 DOM
2. 2026-06-17
   price $249,990 Active 188 DOM
3. 2026-06-17
   days on market $254,990 Active 188 DOM
4. 2026-06-16
   days on market $254,990 Active 187 DOM
5. 2026-06-15
   days on market $254,990 Active 186 DOM
6. 2026-06-13
   days on market $254,990 Active 184 DOM
7. 2026-06-09
   days on market $254,990 Active 180 DOM
8. 2026-06-08
   days on market $254,990 Active 179 DOM
9. 2026-06-07
   days on market $254,990 Active 178 DOM
10. 2026-06-04
    days on market $254,990 Active 175 DOM
11. 2026-06-03
    days on market $254,990 Active 174 DOM
12. 2026-06-02
    days on market $254,990 Active 173 DOM
13. 2026-06-01
    days on market $254,990 Active 172 DOM
14. 2026-05-31
    days on market $254,990 Active 171 DOM
15. 2026-05-19
    price $254,990 167-char remark

    Show marketing remark (167 chars)

    The Woodland plan is a 2-story home with 4 bedrooms, 2.5 baths, a downstairs primary suite, and an upstairs game room. All bedrooms come equipped with walk-in closets.

16. 2026-05-18
    price $254,990 781-char remark

    Show marketing remark (781 chars)

    * New Section Now Open! * Love where you live in Granger Pines in Conroe, TX! The Woodland floor plan is a spacious 2-story home featuring 4 bedrooms, 2.5 bathrooms, a game room, and a 2.5-car garage. This home has it all, including privacy blinds and vinyl plank flooring throughout the common areas! The gourmet kitchen is sure to please with 42-inch white cabinetry, granite countertops, and stainless-steel appliances! Washer, dryer, and refrigerator are included, too! Retreat to the first-floor Owner's Suite featuring granite countertops, a sizable shower, and a walk-in closet! Secondary bedrooms have walk-in closets, too! Enjoy the great outdoors with a sprinkler system and a covered patio! Don't miss your opportunity to call Granger Pines home, schedule a visit today!

17. 2026-03-25
    price $259,990 167-char remark

    Show marketing remark (167 chars)

    The Woodland plan is a 2-story home with 4 bedrooms, 2.5 baths, a downstairs primary suite, and an upstairs game room. All bedrooms come equipped with walk-in closets.

18. 2026-03-23
    price $259,990 781-char remark

    Show marketing remark (781 chars)

    * New Section Now Open! * Love where you live in Granger Pines in Conroe, TX! The Woodland floor plan is a spacious 2-story home featuring 4 bedrooms, 2.5 bathrooms, a game room, and a 2.5-car garage. This home has it all, including privacy blinds and vinyl plank flooring throughout the common areas! The gourmet kitchen is sure to please with 42-inch white cabinetry, granite countertops, and stainless-steel appliances! Washer, dryer, and refrigerator are included, too! Retreat to the first-floor Owner's Suite featuring granite countertops, a sizable shower, and a walk-in closet! Secondary bedrooms have walk-in closets, too! Enjoy the great outdoors with a sprinkler system and a covered patio! Don't miss your opportunity to call Granger Pines home, schedule a visit today!

19. 2026-01-12
    price $264,990 781-char remark

    Show marketing remark (781 chars)

    * New Section Now Open! * Love where you live in Granger Pines in Conroe, TX! The Woodland floor plan is a spacious 2-story home featuring 4 bedrooms, 2.5 bathrooms, a game room, and a 2.5-car garage. This home has it all, including privacy blinds and vinyl plank flooring throughout the common areas! The gourmet kitchen is sure to please with 42-inch white cabinetry, granite countertops, and stainless-steel appliances! Washer, dryer, and refrigerator are included, too! Retreat to the first-floor Owner's Suite featuring granite countertops, a sizable shower, and a walk-in closet! Secondary bedrooms have walk-in closets, too! Enjoy the great outdoors with a sprinkler system and a covered patio! Don't miss your opportunity to call Granger Pines home, schedule a visit today!

20. 2026-01-03
    price $264,990 167-char remark

    Show marketing remark (167 chars)

    The Woodland plan is a 2-story home with 4 bedrooms, 2.5 baths, a downstairs primary suite, and an upstairs game room. All bedrooms come equipped with walk-in closets.

21. 2025-12-11
    listed $270,610 Active 781-char remark

    Show marketing remark (781 chars)

    * New Section Now Open! * Love where you live in Granger Pines in Conroe, TX! The Woodland floor plan is a spacious 2-story home featuring 4 bedrooms, 2.5 bathrooms, a game room, and a 2.5-car garage. This home has it all, including privacy blinds and vinyl plank flooring throughout the common areas! The gourmet kitchen is sure to please with 42-inch white cabinetry, granite countertops, and stainless-steel appliances! Washer, dryer, and refrigerator are included, too! Retreat to the first-floor Owner's Suite featuring granite countertops, a sizable shower, and a walk-in closet! Secondary bedrooms have walk-in closets, too! Enjoy the great outdoors with a sprinkler system and a covered patio! Don't miss your opportunity to call Granger Pines home, schedule a visit today!

22. 2025-11-26
    price $270,610 167-char remark

    Show marketing remark (167 chars)

    The Woodland plan is a 2-story home with 4 bedrooms, 2.5 baths, a downstairs primary suite, and an upstairs game room. All bedrooms come equipped with walk-in closets.

23. 2025-11-25
    listed $271,227 Active 167-char remark

    Show marketing remark (167 chars)

    The Woodland plan is a 2-story home with 4 bedrooms, 2.5 baths, a downstairs primary suite, and an upstairs game room. All bedrooms come equipped with walk-in closets.

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

Taxation est. · year 1

• Rental income: $29,220
• − Mortgage interest: −$14,003
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − HOA: −$648
• − Depreciation: −$7,272
• Taxable loss: −$2,379
• Est. tax savings @ 24.0%: +$571
• After-tax cash flow: $2,275/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 · 12 photos

Excellent 95/100 None rehab

This home is in excellent condition with new finishes and a well-maintained exterior. It's move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior — Fresh paint can improve curb appeal and value
• Both Add smart home features — Enhances convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint can improve curb appeal and value ↑
• Both Add smart home features — Enhances convenience and adds value ↑

ⓘ 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

-6.0% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $254,990 Zillow
• 2026-05-18 Price Changed $254,990 HARMLS
• 2026-03-25 Price Changed $259,990 Zillow
• 2026-03-23 Price Changed $259,990 HARMLS
• 2026-01-12 Price Changed $264,990 HARMLS
• 2026-01-03 Price Changed $264,990 Zillow
• 2025-12-11 Listed $270,610 HARMLS
• 2025-11-26 Price Changed $270,610 Zillow
• 2025-11-25 Listed $271,227 Zillow