101 Yewleaf Dr · The Woodlands, TX 77381

$2,300

3 bd · 2.5 ba · 1,906 sqft · SingleFamily public records · 1 Days on market

Built 1993 10,336 sqft lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CARPET INSTALLED/PAINTING THROUGHOUT COMPLETED 4/10/13/FABULOUS RYLAND HOME IN THE HEART OF THE WOODLANDS/FORMAL LIVING/DINING/FAMILY ROOM WITH HARDWOODS/HUGE MASTER SUITE WITH GREAT MASTER BATHROOM/SEPARATE SHOWER AND TUB/GREAT KITCHEN WITH TONS OF CABINETS/CHECK OUT THE GREAT LAUNDRY ROOM/LARGE CUL DE SAC LOT BACKS TO A PERMANENT GREENBELT/DECK/SPRINKLERS/PROFESSIONALLY LANDSCAPED/AN AWESOME NEWER HOME IN LONG TIME PANTHER CREEK NEIGHBORHOOD/READY FOR QUICK POSSESSION!!!REDUCED $30,000

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1993

Property features AI

Finance

• Other: Municipal Utility District disclosure available
• Financial info: Lease considered
• HOA & community: Has an association (association listed as N/A for rental)

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Built in 1993; Slab foundation
• Construction: Brick, vinyl siding, and wood siding exterior; Shingle and wood roof
• Exterior features: Located on a cul-de-sac; Part of a subdivision; Has additional parcels

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Microwave; Garbage disposal
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (gas); Central electric air conditioning
• Interior features: Double vanity; Primary bedroom with a full bath; Separate shower; Kitchen/dining combo; 1 fireplace; 8 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup

🏷️ Possibly a rental listed for sale. The $2,300 price doesn't fit this home's estimated sale value (~$381,200) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Cap rate 907.9% vs local median 2.3% in The Woodlands — 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 91/100 on livability (#1 in TX, #47 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living D-.
• 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: Glen Loch El (math 52% / reading 47%, grade D, #865 of 4,322 statewide, top 21%, 535 students, 48% FRL); Mccullough J H (math 82% / reading 81%, grade A+, #9 of 1,662 statewide, top 1%, 2,178 students, 14% FRL); The Woodlands H S (math 71% / reading 86%, grade A-, #53 of 1,632 statewide, top 3%, 4,361 students, 12% FRL).
• Zoned-school proficiency averages 70% at this address vs 57% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Conroe ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.1%/yr); 252 active listings in the ZIP; 7 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 $16 of loan paydown is wiped out by about $69 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.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $644 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,300

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 95.98% ✓
• Cap rate: 907.91%
• Cash-on-cash: 3220.05%
• DSCR: 144.27
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $381,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
95 Yewleaf Dr	0.04mi	3/2.5	2,177 (+14%)	2mo	$434,999	$200	73
12 S Cypress Pine Dr	0.23mi	4/2.0 (+1)	2,001 (+5%)	4mo	$349,000	$174	71
23 S Tallowberry Dr	0.26mi	3/2.0	2,070 (+9%)	3mo	$349,900	$169	69
9 Pineash Ct	0.48mi	3/2.5	1,781 (-7%)	2mo	$449,000	$252	65
1 Fiddleleaf Ct	0.44mi	3/2.0	1,772 (-7%)	4mo	$359,000	$203	62
47 W Torch Pine Cir	0.38mi	3/2.5	2,089 (+10%)	5mo	$475,000	$227	62
3 Meadow Beauty	0.25mi	3/2.5	2,186 (+15%)	4mo	$419,000	$192	61
18 N Wilde Yaupon Cir	0.59mi	3/2.5	2,020 (+6%)	4mo	$525,000	$260	59
18 Still Glen Ct	0.40mi	3/2.5	2,156 (+13%)	3mo	$397,000	$184	57
20 Green Haven Dr	0.61mi	4/2.5 (+1)	1,790 (-6%)	1mo	$353,500	$197	56
10 Yewleaf Ct	0.36mi	3/3.0	1,636 (-14%)	6mo	$299,900	$183	52
62 S Woodstock Circle Dr	0.64mi	3/2.0	1,632 (-14%)	6mo	$379,990	$233	39

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 · 2.09% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 126.49×
• Total profit: $80,816
• Equity at exit: $343

10-year hold

• IRR: —
• Equity multiple: 265.36×
• Total profit: $170,245
• Equity at exit: $199

Cash invested: $644 (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 77381

• Home prices YoY: -31.0%
• Rents YoY: 2.1%
• Active inventory: 252
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,208 high
• Mortgage (P&I): −$12
• Tax est. 1.5%: −$3 /mo · $34/yr
• Insurance: −$1
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $1,302

Break-even live

Break-even rent $560

Max offer price $2,300

Occupancy floor 36%

Sensitivity live

Price	-10% $1,303	-5% $1,302	+0% $1,302	+5% $1,301	+10% $1,300
Rent	-10% $1,127	-5% $1,214	+0% $1,302	+5% $1,389	+10% $1,476
Rate	-1.0pp $1,303	-0.5pp $1,302	base $1,302	+0.5pp $1,301	+1.0pp $1,300

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: $575
• Closing costs: $69
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3500 Tangle Brush Dr Unit 1258 The Woodlands, TX	2.0	2.0	1408	$2,004	$1.42	44d	1	0.62mi
3500 Tangle Brush Dr Unit 1114 The Woodlands, TX	2.0	2.0	1248	$1,898	$1.52	44d	1	0.62mi
3607 Dawnwood Dr Spring, TX	3.0	2.0	1565	$1,846	$1.18	14d	1	0.68mi
3318 Kentwood Dr Spring, TX	3.0	2.0	1240	$1,800	$1.45	14d	1	1.06mi
3419 Shadowcrest Ln Spring, TX	3.0	2.0	1336	$1,775	$1.33	25d	1	1.07mi
3302 Long Shadows St Spring, TX	3.0	2.0	1662	$1,895	$1.14	4d	1	1.21mi
15 Thorn Berry Pl Spring, TX	4.0	2.5	2100	$2,595	$1.24	21d	1	1.31mi

Listing history 2 events

1. 2026-05-31
   remarks 198-char remark
2. 2026-05-31
   listed $2,300 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,491
• − Mortgage interest: −$129
• − Property taxes: −$34
• − Insurance: −$5,130
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$67
• Taxable income: $16,892
• Est. tax owed @ 24.0%: −$4,054
• After-tax cash flow: $11,565/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 — The Woodlands

• Score: 91/100
• State rank: #1
• US rank: #47

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: The Woodlands, TX
• County: Montgomery County · 663,713 people
• City population: 106,505
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 36,139
• Household income: $143,565
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 530.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 16% Two or more races 11% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Lithuanian 3% Serbian 3%
• Foreign-born: 18% · Canada, China, Dominican Republic
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 2% Chinese 2%

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: ▼ -122.06%
• Current HPI: 271.7165
• Rent YoY: ▲ 2.09%
• 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

-99.0% since first listed

18 events — show timeline

• 2026-05-31 Listed $2,300 HARMLS
• 2026-04-29 Listed for Rent $2,300 HARMLS
• 2025-05-18 Rental Removed $2,200 HARMLS
• 2025-05-05 Listed for Rent $2,200 HARMLS
• 2024-01-31 Rental Removed $2,100 HARMLS
• 2024-01-13 Listed for Rent $2,100 HARMLS
• 2016-12-14 Sold (Public Records) — Public Records
• 2016-12-14 Sold (Public Records) — Public Records
• 2013-08-06 Sold (Public Records) — Public Records
• 2013-08-06 Sold (Public Records) — Public Records
• 2013-07-31 Sold (MLS) — HARMLS
• 2013-07-08 Pending — HARMLS
• 2013-06-21 Pending — HARMLS
• 2013-06-13 Pending — HARMLS
• 2013-05-12 Price Changed $199,000 HARMLS
• 2013-04-14 Listed $229,000 HARMLS
• 2005-12-30 Sold (Public Records) — Public Records
• 1999-04-29 Sold (Public Records) — Public Records

Property tax history

+4.8%/yr

Latest (2025): $5,288 · +8.4% YoY. Source: county tax records.