Rio Grande Plan · Cut and Shoot, TX 77303

$277,990

4 bd · 2.5 ba · 2,507 sqft · SingleFamily · 446 Days on market

Poor condition

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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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Schools +5.1/10.0
• Livability +2.8/5.0
• Rent growth +2.4/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The wonderful, two-story Rio Grande home features an open-concept layout that is ideal for most any lifestyle. Upon entry, you are met with a private study room, a walk-in utility room, a closet, and access to your two-car garage. If you need extra storage space to store holiday decorations, tools, or even another car, opt to tack on an additional five feet for a two-and a half car garage or a full three-car garage! You are soon met with the soul of the home - the massive family room with two-story ceilings serving as the perfect place for entertaining, as well as the conjoined kitchen and breakfast area providing optimal convenience. The kitchen is fully equipped with sleek granite countertops, flat-panel birch cabinets, and industry-leading appliances. If you desire more counterspace, you have the option of including a kitchen island or extra cabinets! The high bar in the kitchen is ideal for the kids to eat breakfast in the mornings, and opens up to the family room, full embracing the open-concept feel. For the outdoor enthusiast, this home has the option of a spacious extended covered patio in the backyard. Head across the kitchen where you will discover the convenient downstairs powder room, and the secluded master suite. Your master bathroom is complete with cultured marble countertops, the option for dual vanities, and a large walk-in closet. Upgrade the master bathroom by opting for a luxury bathtub with stand alone shower or a master super shower instead! Follow. ..

Key facts

• Massive family room
• Private study room
• Walk-in utility room

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE STUDY ROOM
• WALK-IN UTILITY ROOM
• MASSIVE FAMILY ROOM
• FULLY EQUIPPED KITCHEN
• GRANITE COUNTERTOPS

🏗️ New construction. The $277,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $329,452.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $278k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-492 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (18.7% below list).
• Recommended offer: $226k (18.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#1,326 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute 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: Austin El (math 39% / reading 29%, grade F, #2,149 of 4,322 statewide, top 50%, 950 students, 81% FRL); Moorhead J H (math 35% / reading 42%, grade F, #704 of 1,662 statewide, top 43%, 1,391 students, 82% FRL); Conroe H S (math 32% / reading 51%, grade F, #767 of 1,632 statewide, top 47%, 4,915 students, 61% FRL) — zoned schools average 75% FRL vs 34% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 38% at this address vs 57% district-wide (-19 pts) — the specific schools serving this property underperform the Conroe ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.3%/yr); 721 active listings in the ZIP; 2 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 36% of the median local income ($75k/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 $10k 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 446 days — a 12% lower offer ($245k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,892 (18.7% 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 446 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.69% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.40%
• DSCR: 0.72
• GRM: 12.2

CMA / ARV

• ARV (median comp): $329,452
• List price: $277,990
• Delta: -15.62%
• 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
9171 Whitetail Dr	0.49mi	4/3.0	2,444 (-2%)	4mo	$459,900	$188	68
4618 Axis Trl	0.47mi	4/3.0	2,396 (-4%)	3mo	$515,000	$215	66
9222 White Tail Dr	0.64mi	4/3.0	2,564 (+2%)	6mo	$449,000	$175	59
14431 Elmfield Ln	0.65mi	3/2.5 (-1)	2,447 (-2%)	3mo	$299,900	$123	58
4626 Axis Trl	0.43mi	4/3.0	2,810 (+12%)	0mo	$515,000	$183	58
9774 Caney Bend Rd	0.75mi	4/2.5	2,472 (-1%)	8mo	$284,900	$115	56
14219 Spring Valley Dr	0.65mi	3/2.5 (-1)	2,447 (-2%)	7mo	$284,900	$116	55
9203 White Tail Dr	0.60mi	4/2.0	2,287 (-9%)	3mo	$469,000	$205	53
14212 Spring Valley Dr	0.68mi	4/2.5	2,641 (+5%)	9mo	$289,900	$110	52
9530 Shady Trail Dr	0.74mi	5/3.0 (+1)	2,439 (-3%)	6mo	$288,900	$118	49
9184 White Tail Dr	0.56mi	4/3.0	2,810 (+12%)	9mo	$485,000	$173	44
9340 Shady Creek Dr	0.66mi	4/2.5	2,178 (-13%)	9mo	$274,900	$126	40

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: -30.7%
• Equity multiple: 0.01×
• Total profit: $-91,321
• Equity at exit: $49,122

10-year hold

• IRR: -53.2%
• Equity multiple: -0.58×
• Total profit: $-145,333
• Equity at exit: $28,485

Cash invested: $92,246 (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 77303

• Home prices YoY: -22.4%
• Rents YoY: -0.3%
• Active inventory: 721
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,259 medium
• Mortgage (P&I): −$1,728
• Tax est. 1.5%: −$412 /mo · $4,942/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-492

Break-even live

Break-even rent $2,882

Max offer price $258,228

Occupancy floor —

Sensitivity live

Price	-10% $-265	-5% $-378	+0% $-492	+5% $-606	+10% $-720
Rent	-10% $-671	-5% $-581	+0% $-492	+5% $-403	+10% $-314
Rate	-1.0pp $-326	-0.5pp $-408	base $-492	+0.5pp $-578	+1.0pp $-664

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: $82,363
• Closing costs: $9,884
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9262 Laiden Creek Trl Conroe, TX	3.0–4.0	2.0–2.5	1601	$2,135	$1.33	1d	14	0.12mi
9248 Laiden Creek Trl Unit 510 Conroe, TX	3.0	2.0	1788	$1,984	$1.11	1d	1	0.13mi

Listing history 15 events

1. 2026-06-21
   days on market $277,990 Active 446 DOM
2. 2026-06-18
   days on market $277,990 Active 443 DOM
3. 2026-06-17
   days on market $277,990 Active 442 DOM
4. 2026-06-16
   days on market $277,990 Active 441 DOM
5. 2026-06-15
   days on market $277,990 Active 440 DOM
6. 2026-06-13
   days on market $277,990 Active 438 DOM
7. 2026-06-09
   days on market $277,990 Active 434 DOM
8. 2026-06-08
   days on market $277,990 Active 433 DOM
9. 2026-06-07
   days on market $277,990 Active 432 DOM
10. 2026-06-04
    days on market $277,990 Active 429 DOM
11. 2026-06-03
    days on market $277,990 Active 428 DOM
12. 2026-06-02
    days on market $277,990 Active 427 DOM
13. 2026-06-01
    days on market $277,990 Active 426 DOM
14. 2026-05-31
    days on market $277,990 Active 425 DOM
15. 2025-04-01
    listed $277,990 Active 1499-char remark

    Show marketing remark (1499 chars)

    The wonderful, two-story Rio Grande home features an open-concept layout that is ideal for most any lifestyle. Upon entry, you are met with a private study room, a walk-in utility room, a closet, and access to your two-car garage. If you need extra storage space to store holiday decorations, tools, or even another car, opt to tack on an additional five feet for a two-and a half car garage or a full three-car garage! You are soon met with the soul of the home - the massive family room with two-story ceilings serving as the perfect place for entertaining, as well as the conjoined kitchen and breakfast area providing optimal convenience. The kitchen is fully equipped with sleek granite countertops, flat-panel birch cabinets, and industry-leading appliances. If you desire more counterspace, you have the option of including a kitchen island or extra cabinets! The high bar in the kitchen is ideal for the kids to eat breakfast in the mornings, and opens up to the family room, full embracing the open-concept feel. For the outdoor enthusiast, this home has the option of a spacious extended covered patio in the backyard. Head across the kitchen where you will discover the convenient downstairs powder room, and the secluded master suite. Your master bathroom is complete with cultured marble countertops, the option for dual vanities, and a large walk-in closet. Upgrade the master bathroom by opting for a luxury bathtub with stand alone shower or a master super shower instead! Follow. ..

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 23 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: $27,107
• − Mortgage interest: −$18,454
• − Property taxes: −$4,942
• − Insurance: −$1,647
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$9,584
• Taxable loss: −$11,857
• Est. tax savings @ 24.0%: +$2,846
• After-tax cash flow: $-3,061/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 · 0 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and renovations, including kitchen and bathroom updates, structural repairs, and landscaping improvements. Significant investment is needed to bring it up to a move-in-ready condition.

Repairs flagged

• Major Kitchen cabinets — Severe wear and tear, indicating structural damage.
• Major Bathroom fixtures — Signs of rust and corrosion, indicating severe wear.
• Major Flooring — Worn and damaged, requiring replacement.
• Major Paint — Peeling and discoloration, indicating severe deterioration.
• Major Roof — Visible damage, potential leaks, and deterioration.
• Major Exterior siding — Peeling and deterioration, requiring repainting or replacement.
• Major Windows — Old and possibly leaking, requiring replacement or caulking.
• Major Foundation — Signs of settling and potential structural issues.
• Major HVAC system — Old and possibly inoperable, requiring replacement or repair.

Value-add opportunities

• Resale Kitchen renovation — A new kitchen will attract buyers and increase the home's value.
• Resale Bathroom renovation — Renovated bathrooms will appeal to potential buyers and increase the home's value.
• Both Landscaping and curb appeal — A well-maintained exterior will improve the home's curb appeal and attract more buyers.
• Both HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, attracting buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Severe wear and tear, indicating structural damage.	Major	$15,000–50,000
Bathroom fixtures · Signs of rust and corrosion, indicating severe wear.	Major	$15,000–50,000
Flooring · Worn and damaged, requiring replacement.	Major	$15,000–50,000
Paint · Peeling and discoloration, indicating severe deterioration.	Major	$15,000–50,000
Roof · Visible damage, potential leaks, and deterioration.	Major	$15,000–50,000
Exterior siding · Peeling and deterioration, requiring repainting or replacement.	Major	$15,000–50,000
Windows · Old and possibly leaking, requiring replacement or caulking.	Major	$15,000–50,000
Foundation · Signs of settling and potential structural issues.	Major	$15,000–50,000
HVAC system · Old and possibly inoperable, requiring replacement or repair.	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Resale Kitchen renovation — A new kitchen will attract buyers and increase the home's value. ↑
• Resale Bathroom renovation — Renovated bathrooms will appeal to potential buyers and increase the home's value. ↑
• Both Landscaping and curb appeal — A well-maintained exterior will improve the home's curb appeal and attract more buyers. ↑
• Both HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, attracting buyers and renters. ↑

ⓘ 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 — Cut and Shoot

• Score: 56/100
• State rank: #1326
• US rank: #22835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 663,713 people
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 28,854
• Household income: $75,348
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 464.0

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 0.56)
• Race & ethnicity: White 54% Hispanic / Latino 38% Two or more races 17% Black 4%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Lithuanian 1% Romanian 1% Slovak 1%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 69% English-only · Spanish 31%

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: ▼ -77.71%
• Current HPI: 269.5367
• Rent YoY: ▼ -0.31%
• 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

1 event — show timeline

• 2025-04-01 Listed $277,990 Zillow