109 Springs Edge Dr · Conroe, TX 77356

$207,000

4 bd · 2.5 ba · 2,024 sqft · SingleFamily public records · 72 Days on market

Built 1975 0.37 ac lot $102/sqft · 27% below area Est $283k · 27% under $91/mo HOA · 4% of rent

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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 +19.7/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +6.2/10.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this 4-bedroom home in April Sound on Lake Conroe! Situated on an oversized lot at the end of a cul-de-sac. This property offers an open floor plan with Spanish style tile flooring, a large kitchen, double-sided fireplace, spacious secondary bedrooms, a flex space, front patio/deck, and more. The primary bedroom boasts an en-suite with dual sinks and walk-in shower. Here you'll be walking distance to Lake Conroe and surrounded by trees, this home is perfect for lake living. With tons of potential, this one-of-a-kind property won't last long!

Key facts

• Open floor plan
• Large kitchen
• Oversized lot

Tags

• OVERSIZED LOT
• CUL-DE-SAC
• OPEN FLOOR PLAN
• SPANISH STYLE TILE FLOORING
• LARGE KITCHEN
• DOUBLE-SIDED FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $207k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $207k).
• Recommended offer: $195k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: commute F, health & safety F.
• Montgomery ISD (rural): math 63% / reading 57% proficiency, ranked #49 of 826 in TX (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Stewart Creek El (math 49% / reading 58%, grade C, #686 of 4,322 statewide, top 16%, 738 students, 46% FRL); Montgomery J H (math 68% / reading 54%, grade B+, #145 of 1,662 statewide, top 9%, 1,045 students, 30% FRL); Montgomery H S (math 53% / reading 62%, grade C, #327 of 1,632 statewide, top 20%, 1,556 students, 25% FRL).
• Market conditions: Rents falling (-3.3%/yr); 1069 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 13,259 units permitted in Montgomery County in 2024 (1,402 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 72 days — a 6% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.
• Current owner paid $89k; list at $207k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: major flood risk; 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 $194,580 (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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.25% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 6.6

CMA / ARV

• ARV (median comp): $283,284
• List price: $207,000
• Delta: -26.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
537 Mohawk Bnd	0.23mi	3/2.5 (-1)	1,920 (-5%)	5mo	$300,000	$156	71
101 Fairway View Ct	0.28mi	3/2.5 (-1)	1,905 (-6%)	1mo	$379,500	$199	71
82 April Wind Dr S	0.22mi	4/3.5	2,205 (+9%)	3mo	$199,900	$91	68
286 Carriage Trl	0.41mi	3/2.5 (-1)	2,127 (+5%)	1mo	$399,900	$188	67
106 Golfview Dr	0.51mi	3/2.5 (-1)	1,975 (-2%)	2mo	$365,000	$185	66
268 Springs Edge Dr	0.26mi	3/2.5 (-1)	2,263 (+12%)	4mo	$375,000	$166	60
126 April Wind Ct	0.32mi	3/3.5 (-1)	2,168 (+7%)	6mo	$299,900	$138	59
16350 Eastchase St	0.55mi	4/2.0	1,842 (-9%)	2mo	$165,000	$90	56
106 Harbour Town Ct	0.67mi	3/2.0 (-1)	1,944 (-4%)	1mo	$310,000	$159	54
132 Golfview Dr	0.50mi	3/2.0 (-1)	1,792 (-12%)	4mo	$299,000	$167	47
1608 Mohawk Dr	0.74mi	3/2.0 (-1)	1,896 (-6%)	2mo	$500,000	$264	47
145 Dawns Edge Dr	0.61mi	3/2.0 (-1)	2,290 (+13%)	1mo	$366,000	$160	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.56×
• Total profit: $-25,336
• Equity at exit: $30,864

10-year hold

• IRR: -10.3%
• Equity multiple: 0.48×
• Total profit: $-30,354
• Equity at exit: $17,898

Cash invested: $57,960 (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 77356

• Home prices YoY: -30.3%
• Rents YoY: -3.3%
• Active inventory: 1069
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,597 high
• Mortgage (P&I): −$1,086
• Tax from tax record: −$545 /mo · $6,536/yr
• Insurance: −$86
• HOA: −$91
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $244

Break-even live

Break-even rent $2,288

Max offer price $207,000

Occupancy floor 86%

Sensitivity live

Price	-10% $361	-5% $303	+0% $244	+5% $186	+10% $127
Rent	-10% $39	-5% $142	+0% $244	+5% $347	+10% $449
Rate	-1.0pp $348	-0.5pp $297	base $244	+0.5pp $190	+1.0pp $136

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: $51,750
• Closing costs: $6,210
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 April Point Dr N Montgomery, TX	3.0	3.0	1624	$1,900	$1.17	45d	1	0.76mi
130 April Point Dr N Montgomery, TX	3.0	3.0	1680	$2,250	$1.34	45d	1	0.80mi
116 Lake View Cir Montgomery, TX	3.0	2.5	1751	$2,250	$1.28	45d	1	0.82mi
16913 Glenheath Montgomery, TX	4.0	2.5	1700	$1,571	$0.92	45d	1	0.83mi
124 April Point Dr N Montgomery, TX	4.0	3.0	1624	$2,900	$1.79	45d	1	0.83mi
702 Crystal River Rd Montgomery, TX	4.0	2.5	1820	$4,000	$2.20	45d	1	0.87mi
16984 W Juneau Montgomery, TX	3.0	3.0	1530	$2,900	$1.90	45d	1	0.91mi
35 Lakeview Vlg Montgomery, TX	3.0	2.0	2100	$3,000	$1.43	20d	1	1.26mi
15310 Abella Dr Montgomery, TX	3.0	2.0	1412	$1,720	$1.22	3d	1	1.46mi

HOA detail

• Monthly dues: $91 · $1,092/yr

Listing history 37 events

1. 2026-06-21
   days on market $207,000 Active 72 DOM
2. 2026-06-18
   days on market $207,000 Active 69 DOM
3. 2026-06-17
   days on market $207,000 Active 68 DOM
4. 2026-06-16
   days on market $207,000 Active 67 DOM
5. 2026-06-15
   days on market $207,000 Active 66 DOM
6. 2026-06-13
   days on market $207,000 Active 64 DOM
7. 2026-06-13
   days on market $207,000 Active 63 DOM
8. 2026-06-09
   days on market $207,000 Active 60 DOM
9. 2026-06-08
   days on market $207,000 Active 59 DOM
10. 2026-06-07
    days on market $207,000 Active 58 DOM
11. 2026-06-04
    days on market $207,000 Active 55 DOM
12. 2026-06-03
    days on market $207,000 Active 54 DOM
13. 2026-06-02
    days on market $207,000 Active 53 DOM
14. 2026-06-01
    days on market $207,000 Active 52 DOM
15. 2026-05-31
    days on market $207,000 Active 51 DOM
16. 2026-04-10
    listed $207,000 Active 565-char remark

    Show marketing remark (565 chars)

    Don't miss out on this 4-bedroom home in April Sound on Lake Conroe! Situated on an oversized lot at the end of a cul-de-sac. This property offers an open floor plan with Spanish style tile flooring, a large kitchen, double-sided fireplace, spacious secondary bedrooms, a flex space, front patio/deck, and more. The primary bedroom boasts an en-suite with dual sinks and walk-in shower. Here you'll be walking distance to Lake Conroe and surrounded by trees, this home is perfect for lake living. With tons of potential, this one-of-a-kind property won't last long!

17. 2023-11-19
    historical
18. 2023-09-16
    price $250,000
19. 2023-08-12
    price $269,000
20. 2023-07-31
    price $275,000
21. 2023-06-19
    price $285,000
22. 2023-06-19
    price $279,000
23. 2023-05-18
    listed $305,000 Active
24. 2021-07-27
    soldstatus
25. 2021-07-26
    soldstatus Sold
26. 2021-06-16
    status Pending
27. 2021-06-10
    status Option Pending
28. 2021-06-06
    listed $220,000 Active
29. 2018-05-31
    soldstatus
30. 2018-05-30
    soldstatus Sold
31. 2018-05-06
    status Pending
32. 2018-04-25
    status Option Pending
33. 2018-04-18
    price $179,000
34. 2018-02-21
    price $185,000
35. 2017-11-15
    listed $196,500 Active
36. 2001-02-05
    soldstatus
37. 1991-09-23
    soldstatus $88,790

ⓘ 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: $6,536 · $545/mo
• Projected year-2 tax: $6,536 · $545/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,163
• − Mortgage interest: −$11,595
• − Property taxes: −$6,536
• − Insurance: −$1,035
• − Repairs & maintenance: −$2,493
• − Management: −$2,493
• − HOA: −$1,092
• − Depreciation: −$6,022
• Taxable loss: −$103
• Est. tax savings @ 24.0%: +$25
• After-tax cash flow: $2,954/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: Montgomery ISD
• NCES district ID: 4831260
• Math proficiency: 63% ▼ -3.00%
• Reading proficiency: 57% ▼ -3.00%
• Median HH income: $75,596
• Composite: 53.55/100
• National rank: #1445
• State rank: #49 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

• Census place: Conroe, TX
• County: Montgomery County · 663,713 people
• City population: 205,417
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 32,583
• Household income: $106,804
• Rent vs Own: 18.5% rent · 81.5% own
• Severe rent burden: 414.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 5% Black 4%
• Common ancestry: Lithuanian 8% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -101.28%
• Current HPI: 233.0032
• 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

+133.1% since first listed

22 events — show timeline

• 2026-04-10 Listed $207,000 HARMLS
• 2023-11-19 Listing Removed — HARMLS
• 2023-09-16 Price Changed $250,000 HARMLS
• 2023-08-12 Price Changed $269,000 HARMLS
• 2023-07-31 Price Changed $275,000 HARMLS
• 2023-06-19 Price Changed $285,000 HARMLS
• 2023-06-19 Price Changed $279,000 HARMLS
• 2023-05-18 Listed $305,000 HARMLS
• 2021-07-27 Sold (Public Records) — Public Records
• 2021-07-26 Sold (MLS) — HARMLS
• 2021-06-16 Pending — HARMLS
• 2021-06-10 Pending — HARMLS
• 2021-06-06 Listed $220,000 HARMLS
• 2018-05-31 Sold (Public Records) — Public Records
• 2018-05-30 Sold (MLS) — HARMLS
• 2018-05-06 Pending — HARMLS
• 2018-04-25 Pending — HARMLS
• 2018-04-18 Price Changed $179,000 HARMLS
• 2018-02-21 Price Changed $185,000 HARMLS
• 2017-11-15 Listed $196,500 HARMLS
• 2001-02-05 Sold (Public Records) — Public Records
• 1991-09-23 Sold (Public Records) $88,790 Public Records

Property tax history

+4.5%/yr

Latest (2025): $6,536 · +7.0% YoY. Source: county tax records.