29530 Legends Glen Dr · Houston, TX 77386

$244,500

3 bd · 2.0 ba · 1,575 sqft · SingleFamily public records · 18 Days on market

Built 2006 5,741 sqft lot $155/sqft · at area comps Est $255k · at est. $42/mo HOA · 2% of rent ↓ 2% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +9.3/15.0
• Cash flow +8.5/30.0
• Schools +5.1/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the perfect home on a desirable corner lot! This charming 3-bedroom residence offers fresh updates and a bright, comfortable layout ideal for everyday living. Enjoy brand-new carpet in all bedrooms and a spacious living room filled with natural light. The kitchen and dining combo features a stylish tile backsplash, ample cabinet storage, and a convenient breakfast bar, creating a functional space for cooking, gathering, and entertaining. The primary suite includes a walk-in closet, while the secondary bedrooms offer generous space for family, guests, or a home office. Step outside to a covered patio overlooking a large backyard—perfect for relaxing, playtime, or hosting out

Key facts

• Walk-in closet
• Natural light
• Covered patio

Tags

• CORNER LOT
• NATURAL LIGHT
• TILE BACKSPLASH
• BREAKFAST BAR
• WALK-IN CLOSET
• COVERED PATIO

Property features AI

Finance

• Other: Municipal utility district disclosure; Seller disclosure
• HOA & community: HOA managed by RealManage; HOA fee $500 annually

Exterior

• Parking: Attached garage; 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential property; Slab foundation; Composition roof; Built in 2006
• Construction: Brick construction
• Exterior features: Deck; Patio; Fenced backyard; Subdivision lot

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range
• Bedrooms: 5 total rooms
• Flooring: Carpet; Plank; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (gas); Central air (electric); Programmable thermostat
• Interior features: Breakfast bar; Pantry; Tub with shower; Kitchen/dining combo; Programmable thermostat
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (11.9% below list).
• Recommended offer: $207k (15.5% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 3.2% in Houston — 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 (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime 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.
• Zoned schools: Snyder El (math 70% / reading 73%, grade A-, #117 of 4,322 statewide, top 3%, 1,324 students, 11% FRL); York J H (math 71% / reading 65%, grade A-, #73 of 1,662 statewide, top 5%, 2,015 students, 22% FRL); Conroe H S (math 32% / reading 51%, grade F, #767 of 1,632 statewide, top 47%, 4,915 students, 61% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 747 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 18 days — a 2% lower offer ($241k) 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,665 (15.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.88% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.75%
• DSCR: 0.83
• GRM: 9.5

CMA / ARV

• ARV (median comp): $254,520
• List price: $244,500
• Delta: -1.97%
• 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
3315 Legends Landing Dr	0.14mi	3/2.0	1,563 (-1%)	5mo	$267,000	$171	88
3314 Legends Shadow Dr	0.13mi	3/2.0	1,563 (-1%)	8mo	$249,000	$159	86
3310 Legends Wild Dr	0.30mi	4/2.0 (+1)	1,575 (0%)	1mo	$244,900	$155	80
29703 Meridian Hill Dr	0.41mi	3/2.0	1,618 (+3%)	2mo	$262,500	$162	75
3522 Fuller Bluff Dr	0.24mi	3/2.5	1,631 (+4%)	7mo	$249,900	$153	75
29507 Evergreen Hills Dr	0.13mi	3/2.5	1,431 (-9%)	4mo	$176,000	$123	73
29257 Legends Worth Dr	0.39mi	3/2.0	1,659 (+5%)	2mo	$229,000	$138	71
29551 N Legends Bend Dr	0.33mi	3/2.5	1,723 (+9%)	0mo	$269,000	$156	66
3118 Dunsmore Manor Ct	0.75mi	3/2.0	1,604 (+2%)	1mo	$295,000	$184	61
30318 Mesa Valley Dr	0.65mi	3/2.0	1,799 (+14%)	2mo	$292,000	$162	45
29887 Woodsons Edge Way	0.73mi	3/2.0	1,749 (+11%)	5mo	$320,000	$183	44
29511 Water Willow Trace Dr	0.69mi	3/2.0	1,807 (+15%)	1mo	$345,000	$191	43

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 · 1.35% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.17×
• Total profit: $-56,608
• Equity at exit: $36,456

10-year hold

• IRR: -26.7%
• Equity multiple: -0.17×
• Total profit: $-80,132
• Equity at exit: $21,140

Cash invested: $68,460 (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 77386

• Home prices YoY: -13.6%
• Rents YoY: 1.4%
• Active inventory: 747
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,155 high
• Mortgage (P&I): −$1,282
• Tax from tax record: −$491 /mo · $5,887/yr
• Insurance: −$102
• HOA: −$42
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-214

Break-even live

Break-even rent $2,426

Max offer price $206,665

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-145	+0% $-214	+5% $-283	+10% $-353
Rent	-10% $-384	-5% $-299	+0% $-214	+5% $-129	+10% $-44
Rate	-1.0pp $-91	-0.5pp $-152	base $-214	+0.5pp $-278	+1.0pp $-342

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: $61,125
• Closing costs: $7,335
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29735 Legends Green Dr Spring, TX	3.0	2.0	2180	$3,300	$1.51	27d	1	0.13mi
29635 Evergreen Hills Dr Spring, TX	3.0	2.5	1433	$1,836	$1.28	1d	1	0.14mi
29311 Legends Hill Dr Spring, TX	3.0	2.0	1768	$1,901	$1.08	1d	1	0.20mi
3543 Garrison Run Dr Spring, TX	3.0	2.0	1400	$1,636	$1.17	27d	1	0.22mi
29726 Sullivan Oaks Dr Spring, TX	3.0	3.0	1410	$1,725	$1.22	46d	1	0.42mi
3506 Cactus Creek Dr Spring, TX	3.0	3.0	2000	$1,950	$0.97	46d	1	0.44mi
29418 Fox River Dr Spring, TX	3.0	2.0	1907	$1,779	$0.93	5d	1	0.53mi
2815 Fox Mountain Dr Spring, TX	3.0	2.0	1556	$1,875	$1.21	6d	1	0.57mi
29307 Atherstone St Spring, TX	3.0	2.0	1764	$1,745	$0.99	24d	1	0.70mi
2625 Harmony Park Xing Unit 2658 Spring, TX	3.0	2.0	1408	$1,949	$1.38	13d	1	1.02mi
2625 Harmony Park Xing Unit 3228 Spring, TX	3.0	2.0	1408	$1,960	$1.39	0d	1	1.02mi
4506 Nueces River Loop Spring, TX	3.0	2.0	1110	$1,601	$1.44	21d	1	1.06mi
2530 Fox River Ln Spring, TX	3.0	2.0	1556	$1,900	$1.22	46d	1	1.06mi
3640 Harmony Commons Dr Spring, TX	1.0–2.0	1.0–2.0	843	$2,824	$3.35	1d	23	1.07mi
3559 Discovery Creek Blvd Spring, TX	2.0	2.0	1086	$1,305	$1.20	46d	1	1.11mi
3536 Discovery Creek Blvd Spring, TX	2.0	2.0	1086	$1,570	$1.45	46d	1	1.12mi
3530 Discovery Creek Blvd Spring, TX	1.0–3.0	1.0–2.0	1048	$2,018	$1.92	1d	22	1.16mi
2237 Riley Fuzzel Rd Spring, TX	1.0–3.0	1.0–2.0	1084	$2,435	$2.25	1d	34	1.16mi
3323 Orchid Trace Dr Spring, TX	3.0	2.0	2180	$1,200	$0.55	1d	1	1.17mi
28325 Birnham Woods Dr Spring, TX	2.0–4.0	2.5–3.5	1397	$2,566	$1.84	1d	14	1.36mi
28328 Birnham Woods Dr Spring, TX	4.0	4.0	1554	$2,495	$1.61	46d	1	1.40mi
2011 Rycroft Dr Spring, TX	3.0	3.0	1700	$1,949	$1.15	22d	1	1.41mi
3122 Crescent Oaks Park Ln Spring, TX	3.0	2.0	1745	$2,100	$1.20	24d	1	1.43mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 17 events

1. 2026-06-22
   days on market $244,500 Active 18 DOM
2. 2026-06-21
   days on market $244,500 Active 17 DOM
3. 2026-06-18
   days on market $244,500 Active 14 DOM
4. 2026-06-17
   remarks 693-char remark
5. 2026-06-17
   days on market $244,500 Active 13 DOM
6. 2026-06-16
   days on market $244,500 Active 12 DOM
7. 2026-06-15
   days on market $244,500 Active 11 DOM
8. 2026-06-13
   days on market $244,500 Active 9 DOM
9. 2026-06-09
   days on market $244,500 Active 5 DOM
10. 2026-06-08
    days on market $244,500 Active 4 DOM
11. 2026-06-07
    pricedays on marketlisting id $244,500 Active 3 DOM
12. 2026-06-04
    days on market $249,500 Active 35 DOM
13. 2026-06-03
    days on market $249,500 Active 34 DOM
14. 2026-06-02
    days on market $249,500 Active 33 DOM
15. 2026-06-01
    days on market $249,500 Active 32 DOM
16. 2026-05-31
    days on market $249,500 Active 31 DOM
17. 2026-04-30
    listed $249,500 Active 639-char remark

ⓘ 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: $5,887 · $491/mo
• Projected year-2 tax: $5,887 · $491/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 25 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,860
• − Mortgage interest: −$13,696
• − Property taxes: −$5,887
• − Insurance: −$1,222
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − HOA: −$504
• − Depreciation: −$7,113
• Taxable loss: −$6,699
• Est. tax savings @ 24.0%: +$1,608
• After-tax cash flow: $-962/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 — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

Amenities A+ Commute A Cost of living A+ Crime F Employment C Housing A+ Health & safety A- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 69,980
• Household income: $132,469
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 1115.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 58% Hispanic / Latino 22% Two or more races 14% Black 9% Asian 6%
• Hispanic origin (detail): Mexican 11% Cuban 1%
• Common ancestry: Lithuanian 4% Romanian 2% Slovak 2%
• Foreign-born: 15% · Canada, China, South Korea
• Languages at home: 79% English-only · Spanish 12% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -35.74%
• Current HPI: 226.3729
• Rent YoY: ▲ 1.35%
• 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

-2.0% since first listed

3 events — show timeline

• 2026-06-04 Listed $244,500 HARMLS
• 2026-06-04 Listing Removed — HARMLS
• 2026-04-30 Listed $249,500 HARMLS

Property tax history

+3.5%/yr

Latest (2025): $5,887 · -0.4% YoY. Source: county tax records.