2402 Forshire Rd · Deerwood, TX 77306

$269,900

4 bd · 2.5 ba · 1,882 sqft · Land · 160 Days on market

Built 2026 6,402 sqft lot $143/sqft · 10% above area Est $245k · 10% over $50/mo HOA · 2% of rent ↓ 6% since listing

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Why this score? — see what drove the F 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 +7.5/30.0
• Schools +5.1/10.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meet the Gannet! This two-story plan boasts an open-concept layout on the main floor, with an airy great room overlooking a dining area and a kitchen. Rounding out the main floor is the spacious primary suite, featuring a walk-in closet and a luxurious private bath with a walk-in shower. The upper floor features three additional roomy bedrooms and a shared bath.  Completing the home, a delightful covered patio provides a great place to relax in the fresh outdoor air. The Gannett is filled with natural light, elegant finishes, and thoughtful details throughout.

Key facts

• Kitchen
• Walk-in closet
• Primary suite

Tags

• OPEN-CONCEPT LAYOUT
• GREAT ROOM
• DINING AREA
• KITCHEN
• PRIMARY SUITE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-334 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (25.9% below list).
• Recommended offer: $200k (25.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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: 414 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 31% of the median local income ($76k/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 160 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $200,093 (25.9% 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 160 days. Have you received any prior offers? Is the seller open to a 26% 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. 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?
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: 0.74% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.31%
• DSCR: 0.76
• GRM: 11.2

CMA / ARV

• ARV (median comp): $244,625
• List price: $269,900
• Delta: 10.33%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -25.3%
• Equity multiple: 0.14×
• Total profit: $-64,978
• Equity at exit: $40,243

10-year hold

• IRR: -21.4%
• Equity multiple: -0.11×
• Total profit: $-83,766
• Equity at exit: $23,336

Cash invested: $75,572 (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 77306

• Home prices YoY: -4.1%
• Active inventory: 414
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,001 medium
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$50
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-334

Break-even live

Break-even rent $2,424

Max offer price $221,500

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2221 Cedar Valley Dr Conroe, TX	3.0	2.0	1920	$1,695	$0.88	43d	1	0.53mi
2140 Cedar Bend Dr Conroe, TX	4.0	3.0	1871	$1,995	$1.07	10d	1	0.55mi
308 Kinsman Rd Cleveland, TX	3.0	1.5	1400	$1,650	$1.18	7d	1	1.03mi
308 Kinsman Rd Cleveland, TX	3.0	1.5	1400	$1,650	$1.18	43d	1	1.03mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 19 events

1. 2026-06-18
   days on market $269,900 Active 160 DOM
2. 2026-06-17
   days on market $269,900 Active 159 DOM
3. 2026-06-16
   days on market $269,900 Active 158 DOM
4. 2026-06-15
   days on market $269,900 Active 157 DOM
5. 2026-06-13
   days on market $269,900 Active 155 DOM
6. 2026-06-09
   days on market $269,900 Active 151 DOM
7. 2026-06-08
   days on market $269,900 Active 150 DOM
8. 2026-06-07
   days on market $269,900 Active 149 DOM
9. 2026-06-04
   days on market $269,900 Active 146 DOM
10. 2026-06-03
    days on market $269,900 Active 145 DOM
11. 2026-06-02
    days on market $269,900 Active 144 DOM
12. 2026-06-01
    days on market $269,900 Active 143 DOM
13. 2026-05-31
    days on market $269,900 Active 142 DOM
14. 2026-05-07
    price $269,900 571-char remark

    Show marketing remark (571 chars)

    Meet the Gannet! This two-story plan boasts an open-concept layout on the main floor, with an airy great room overlooking a dining area and a kitchen. Rounding out the main floor is the spacious primary suite, featuring a walk-in closet and a luxurious private bath with a walk-in shower. The upper floor features three additional roomy bedrooms and a shared bath.  Completing the home, a delightful covered patio provides a great place to relax in the fresh outdoor air. The Gannett is filled with natural light, elegant finishes, and thoughtful details throughout.

15. 2026-05-06
    price $269,900 564-char remark

    Show marketing remark (564 chars)

    Meet the Gannet! This two-story plan boasts an open-concept layout on the main floor, with an airy great room overlooking a dining area and a kitchen. Rounding out the main floor is the spacious primary suite, featuring a walk-in closet and a luxurious private bath with a walk-in shower. The upper floor features three additional roomy bedrooms and a shared bath. Completing the home, a delightful covered patio provides a great place to relax in the fresh outdoor air. The Gannet is filled with natural light, elegant finishes, and thoughtful details throughout.

16. 2026-04-02
    price $274,900 564-char remark

    Show marketing remark (571 chars)

    Meet the Gannet! This two-story plan boasts an open-concept layout on the main floor, with an airy great room overlooking a dining area and a kitchen. Rounding out the main floor is the spacious primary suite, featuring a walk-in closet and a luxurious private bath with a walk-in shower. The upper floor features three additional roomy bedrooms and a shared bath.  Completing the home, a delightful covered patio provides a great place to relax in the fresh outdoor air. The Gannett is filled with natural light, elegant finishes, and thoughtful details throughout.

17. 2026-04-02
    price $274,900 571-char remark

    Show marketing remark (571 chars)

    Meet the Gannet! This two-story plan boasts an open-concept layout on the main floor, with an airy great room overlooking a dining area and a kitchen. Rounding out the main floor is the spacious primary suite, featuring a walk-in closet and a luxurious private bath with a walk-in shower. The upper floor features three additional roomy bedrooms and a shared bath.  Completing the home, a delightful covered patio provides a great place to relax in the fresh outdoor air. The Gannett is filled with natural light, elegant finishes, and thoughtful details throughout.

18. 2026-01-09
    listed $285,900 Active 571-char remark

    Show marketing remark (571 chars)

    Meet the Gannet! This two-story plan boasts an open-concept layout on the main floor, with an airy great room overlooking a dining area and a kitchen. Rounding out the main floor is the spacious primary suite, featuring a walk-in closet and a luxurious private bath with a walk-in shower. The upper floor features three additional roomy bedrooms and a shared bath.  Completing the home, a delightful covered patio provides a great place to relax in the fresh outdoor air. The Gannett is filled with natural light, elegant finishes, and thoughtful details throughout.

19. 2026-01-01
    listed $285,900 Active 564-char remark

    Show marketing remark (564 chars)

    Meet the Gannet! This two-story plan boasts an open-concept layout on the main floor, with an airy great room overlooking a dining area and a kitchen. Rounding out the main floor is the spacious primary suite, featuring a walk-in closet and a luxurious private bath with a walk-in shower. The upper floor features three additional roomy bedrooms and a shared bath. Completing the home, a delightful covered patio provides a great place to relax in the fresh outdoor air. The Gannet is filled with natural light, elegant finishes, and thoughtful details throughout.

ⓘ 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: $24,011
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − HOA: −$600
• − Depreciation: −$7,852
• Taxable loss: −$8,799
• Est. tax savings @ 24.0%: +$2,112
• After-tax cash flow: $-1,902/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 — Deerwood

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): 18,086
• Household income: $76,257
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 231.0

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 Hispanic (55%)
• Race & ethnicity: Hispanic / Latino 55% White 41% Two or more races 11% Black 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Iranian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 21% · Canada
• Languages at home: 53% English-only · Spanish 45% 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: ▼ -13.02%
• Current HPI: 306.3801
• Rent YoY: —
• 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

-5.6% since first listed

6 events — show timeline

• 2026-05-07 Price Changed $269,900 HARMLS
• 2026-05-06 Price Changed $269,900 Zillow
• 2026-04-02 Price Changed $274,900 Zillow
• 2026-04-02 Price Changed $274,900 HARMLS
• 2026-01-09 Listed $285,900 HARMLS
• 2026-01-01 Listed $285,900 Zillow

Property tax history

-0.4%/yr

Latest (2025): $470 · -0.4% YoY. Source: county tax records.